Buy a Home in Cape Royal, 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

Buying in Cape Royal starts with one fact most listings skip: the community has a Cape Coral mailing address in ZIP 33991, but it sits in unincorporated Lee County, outside the City of Cape Coral. Your property tax district, your fire district, your police, your permits and your zoning are all Lee County's, and a 2023 agreement bars the city from initiating or approving annexation of Cape Royal. This is our buyer's guide to that purchase: what the address means, what the 25 recorded sales of the last 12 months say about price, what the homeowners' association bills (including the golf course it owns), the leasing limits, the flood file and the documents you receive. The history, sections and golf course are covered in full in our Cape Royal community guide. Owners can read our Cape Royal seller guide or check what a Cape Royal home is worth, and buyers weighing the wider city can read our guide to buying a home in Cape Coral. Call Marc at (239) 287-5873, or see how we represent buyers.

What Does a Cape Coral Address in Unincorporated Lee County Mean for a Cape Royal Buyer?

A Cape Royal buyer gets a Cape Coral mailing address in ZIP 33991 and Lee County government: county property taxes in district 007, the Matlacha/Pine Island Fire Control District, the Lee County Sheriff, county permits and county zoning, water from Greater Pine Island Water Association and septic on the record, with no City of Cape Coral charges.

Data updated: October 2026 (county and city map layers, association pages and the Lee County Property Appraiser's parcel records read October 15, 2026; Property Appraiser's 2026 millage book printed October 9, 2026; 2023 interlocal agreement read October 15, 2026).

The short answer

Cape Royal is not in the City of Cape Coral. Your mail, your ZIP code and the way buyers search say Cape Coral. Your tax bill, your fire district, your sheriff, your permit office and your zoning code say Lee County. Every government fact on this page is the county's fact, and where we compare Cape Royal with a home inside the city, we say so.

How the maps and the association agree

We tested the question four ways, and all four agree. None of the 463 parcel centroids we tested falls inside the City of Cape Coral's own boundary layer, and the same test run at City Hall returns the city, which shows the layer works (City of Cape Coral OpenData, City Boundary layer). The Property Appraiser's roll places 485 residential, golf and common parcels in Lee County taxing district 007 with county municipality codes. The appraiser's own parcel page for the golf course prints "Municipality: Lee County Unincorporated - 0". The homeowners' association says the same in its own words: "Cape Royal is in Lee County, not the City of Cape Coral" (Cape Royal HOA, Realtors, Rentals and Builders, read October 15, 2026), and its home page describes the community as "nestled between Cape Coral and Pine Island in unincorporated Lee County" (Cape Royal HOA, home page).

Your tax bill: district 007

Cape Royal sits in Lee County taxing district 007. The Property Appraiser's 2026 millage book, printed October 9, 2026, lists the district at 14.6123 mills, and the Matlacha/Pine Island Fire Control District adopted its final 2026 rate of 3.7500 mills by Resolution 2026-008 on September 23, 2026 (Resolution 2026-008). We label the 2026 total "adopted, as listed in the Property Appraiser's 2026 millage book." The 2025 total was 14.6625 mills. The tax section of this guide carries the line-by-line table and worked examples.

What is not on the bill

No City of Cape Coral tax, city fire service assessment, city stormwater fee, city utility charge or city Utilities Extension Project assessment reaches a Cape Royal parcel. For comparison, the same 2026 book lists district 057, the district for parcels inside the city, at 15.3250 mills, and city parcels also carry city charges for fire service, stormwater and solid waste. One number stays unknown: the Lee County residential solid waste assessment that appears on unincorporated bills. We could not read an actual Cape Royal bill, so we print no dollar figure for it, and the seller's current bill shows it.

Fire, EMS and the Sheriff

Fire and emergency medical service come from the Matlacha/Pine Island Fire Control District, which covers about 45 square miles and provides Basic and Advanced Life Support with Lee County EMS (fire district, About Us). Its Station 4 at 3500 SW Pine Island Road is about 1.1 route miles from the community gate. Police service is the Lee County Sheriff's Office, because Cape Royal is in the unincorporated area. The fire district is also a line on your tax bill: 3.7500 mills, which is $2,325.00 a year on a $620,000 taxable value with no homestead exemption.

Water, septic, power and trash

Water comes from Greater Pine Island Water Association, whose rate sheet lists a base charge, a ready-to-serve charge and a usage charge; we print no dollar figure, because the sheet is the source. Septic is the norm on the record: the association's builder rules refer to septic tanks and drain fields, and the county's wastewater franchise layer returns no franchise for 435 of the 463 locations tested. Twenty-eight parcels on the east edge fall inside a Cape Coral Utilities wastewater franchise polygon, and whether sewer lines serve them is not established. Electric service is Lee County Electric Cooperative, as the association's builder rules name it. Trash is county collection for unincorporated Lee County, and the association names Waste Pro as the hauler.

Permits, zoning and the county code

Building permits come from Lee County, and septic permits from the Florida Department of Health in Lee County. Lee County's zoning map shows RS-2 at every point tested, governed by the Lee County Land Development Code, and no planned development covers the community. The appraiser's record also lists RS-1 on the Cape Royal replat lots and an R1-G code on some parcels whose meaning is not published, so we do not interpret it. Lee County's own flood rules, including its 50 percent rule, apply to a Cape Royal renovation.

The 2023 annexation agreement

In September 2023 the City of Cape Coral and the Matlacha/Pine Island Fire Control District signed an interlocal agreement stating that the city shall not initiate, endorse or approve any annexation of Saddlewood, Cape Royal or Matlacha Isles during its term, which is 10 years with two automatic 5-year renewals. The district signed it August 23, 2023 and the city attested it September 8, 2023. Voluntary annexation by an individual owner stays possible after 45 days' notice to the fire district. We make no prediction about what any owner will do.

What the Cape Coral address still means

The address is real for mail, and the Southwest Florida MLS lists the city as Cape Coral. School placement follows the School District of Lee County's zones, not the city line, so the school pools described later apply to a Cape Royal address. The nearest hospital is Cape Coral Hospital, about 7.2 route miles from the gate with no bridge or toll. What the address does not bring is city government.

A buyer's jurisdiction checklist

Before you write an offer on a Cape Royal home, ask for the seller's most recent Lee County tax bill (it shows the district 007 lines and the solid waste assessment), the Greater Pine Island Water Association account history, the septic permit and service records from the Department of Health, and any Lee County permit history for the address. Those four documents replace the city utility and assessment searches a buyer would run inside Cape Coral proper.

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

McGreevy and Comisar are the Cape Royal buyer's agents who read the county tax district, the association's 2026 charges, the declaration's leasing rule and the FEMA file for the exact home before an offer is written. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the team is the #5 real estate team in Florida (RealTrends 2026).

What a buyer's agent is for in Cape Royal

In Cape Royal the expensive mistakes are rarely cosmetic. They are pricing a home off a Cape Coral median when Cape Royal's own recorded median is 1.53 times its ZIP code's, assuming city water and sewer at a septic address, reading a city tax bill as a guide to a county one, missing the $3,500 capital contribution at closing, counting on a short-term rental the declaration forbids, or buying a Zone AE home without its elevation certificate. Our job is to price those facts into the offer 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 Cape Royal add one more test: ask whether the agent can tell you, before the first tour, which tax district the home is in, who supplies its water and what the association charges this year.

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. Marc's direct line is (239) 287-5873, and you can call Jesse direct at (239) 898-6072. 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.

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

Cape Royal is a gated community of 439 single-family homes around a 27-hole public golf course that the homeowners' association owns, with a Cape Coral address and Lee County government. These eleven points shape every offer we write here, and each is sourced in full where it appears below.

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; association, county and FEMA pages read October 15, 2026; 2026 millage book printed October 9, 2026).

• A Cape Coral address, county government. Cape Royal is in unincorporated Lee County: tax district 007 at 14.6123 mills for 2026, the Matlacha/Pine Island Fire Control District, the Lee County Sheriff, county permits and county zoning, and no City of Cape Coral charges.
• One product. All 439 homes are single-family houses on their own lots, built from 1985 to 2025 with a median year built of 2004. There are no villas, townhomes or condominiums.
• 25 recorded sales, a $620,000 median. From September 26, 2025 to September 25, 2026 the county recorded 25 sales, all resales, from $525,000 to $1,950,000, at $274.46 per square foot of county heated area.
• The median fell while sales rose. 25 sales against 17 in the prior 12 months is up 47.1 percent, and $620,000 against $745,000 is down 16.8 percent; more of this year's sales were older homes.
• The MLS pace is quicker than the ZIP code's. A median of 39.5 days on market and 96.6 percent of list price on 26 MLS closings, with 10 active listings on October 10, 2026 and 4.6 months of supply.
• One association, one bill. The 2026 charges are $2,936 a year: $1,570 in dues, a $295 directed assessment for the golf course purchase debt and $1,071 for bulk Xfinity internet and TV, plus a $3,500 capital contribution at each transfer.
• Golf is in the bill; a membership is not. The association owns the public 27-hole course and leases it to Troon Golf. No membership is required, and residents may not walk or ride the course without a tee time.
• Leasing is limited. The declaration sets a 30-day minimum, no more than four leases a year, no transient tenants and Board approval of every lease.
• Most homes are in Zone AE. Of 420 homes we tested, 334 are in Zone AE with a base flood elevation of 7 feet and 86 in shaded Zone X; the whole community is in Lee County Evacuation Zone A.
• The county's flood rating applies. Unincorporated Lee County holds Community Rating System Class 5, worth 25 percent on every National Flood Insurance Program policy in the community.
• The documents run on clocks. The flood disclosure is due at or before signing, the homeowners association summary carries a 3-day right to cancel, and an estoppel certificate is due within 10 business days of the request.

Table of Contents

This Cape Royal buyer guide runs from what the unincorporated address means, through the market, the all-in cost of owning, golf and the rules, to the documents, closing costs, taxes, the flood file, 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.

• What Does a Cape Coral Address in Unincorporated Lee County Mean for a Cape Royal Buyer?
• Why McGreevy and Comisar Are the Best Realtor for Buying a Home in Cape Royal
• Key Takeaways: What Should a Cape Royal Buyer Know First?
• What Did We Measure Before Writing This Cape Royal Buyer Guide?
• What Can You Buy in Cape Royal?
• What Have Cape Royal Homes Sold For in the Last 12 Months?
• Which Cape Royal Streets Have Traded, and at What Prices?
• What Does It Cost to Own a Home in Cape Royal?
• Does Cape Royal Have a CDD, an MSBU or a City Assessment?
• How Does Golf Work for a Cape Royal Homeowner?
• What Rules Run With a Cape Royal Home?
• Cape Royal vs Sandoval: Which Gated ZIP 33991 Community Fits Your Purchase?
• How Does Cape Royal Compare With Other Cape Coral Communities?
• What Documents Does a Cape Royal 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 Royal Home?
• How Do Property Taxes Work After You Buy in Cape Royal?
• What Flood Zone Is a Cape Royal Home In?
• What Do Hurricanes and Insurance Mean for a Cape Royal Buyer?
• What Utilities and Services Come With a Cape Royal Home?
• How Far Is Cape Royal From Everything?
• Which Schools Serve a Cape Royal Address?
• What Is Being Built or Changed Near Cape Royal?
• How Do We Find You the Right Cape Royal Home?
• How Do We Negotiate for You in Cape Royal in 2026?
• How Does Buyer's Agent Compensation Work in Cape Royal in 2026?
• How Do You Finance a Cape Royal Home in 2026?
• What Are the Pros and Cons of Cape Royal for a Buyer?
• Selling a Florida Home to Buy in Cape Royal?
• Thinking of Selling Your Cape Royal Home? List With the #1 Team in Southwest Florida Since 2012
• Set Up Custom Cape Royal Listing Alerts
• Get Your Cape Royal 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

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

Before writing this Cape Royal guide we tracked every recorded sale on the Cape Royal and Royal Tee legal descriptions for the 12 months to September 25, 2026, 25 home sales at a $620,000 median, matched them to 26 MLS closings, tested 420 home sites against FEMA's flood map and read the association's 2026 declaration.

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; FEMA, county and association pages read October 15, 2026).

The sales we read

We tracked every recorded sale on the Cape Royal and Royal Tee legal descriptions for the 12 months to September 25, 2026: 25 home sales at a $620,000 median. Our match on those legal descriptions in ZIP 33991, excluding the Royale condominium name, returned 488 parcels (the community's own 485 parcels plus three commercial parcels named Royal Tee at Coral Shores, inside the City of Cape Coral, which recorded no sales). We sorted the sales by street, plat area, price band, year built and calendar year, and ran the same cuts for the prior 12 months and for the 24, 36 and 60-month windows. We matched them to 26 MLS closings and placed every sale in its section.

The roll we read

The Lee County roll dated October 4, 2026 gives us the 439 homes, their year built, county heated area and bedroom counts, the 40 vacant residential parcels, the five common tracts and the golf course parcel. The same roll is how we know every home is county use code 01, a single-family house.

The maps we tested

We tested 420 home sites against FEMA's flood map and 2018 lidar ground elevations, and we ran the same points against Lee County's evacuation layer, the School District of Lee County's proximity zones, the county's zoning map and the city's own boundary layer. Every route mile in this guide is a car route from the community gate on Royal Tee Boulevard, run October 15, 2026.

The documents we read

We read the 75-page declaration the association recorded on March 3, 2026, the association's public pages on dues, rentals, builders, golf and estoppel requests, the fire district's 2026 millage resolution, the Property Appraiser's 2026 millage book, and the 2026 text of the Florida statutes quoted in this guide.

What a Cape Royal purchase looks like when we run it

Before the first showing we pull five things for each home on your short list: the plat area and year built, because they move price; the recent recorded sales on the same street; the FEMA zone and any elevation certificate; the septic and water records; and the age thresholds that decide what an insurer will ask for. Those answers move price more than finishes do, and they take a day to assemble.

What Can You Buy in Cape Royal?

In Cape Royal you can buy one product: a single-family home on its own lot. The Lee County roll dated October 4, 2026 shows 439 homes on 483 platted lots in three plat areas, built from 1985 to 2025, plus 39 vacant lot parcels, all under one association and one fee schedule.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026, our analysis; recorded declaration read October 15, 2026; Lee County recorded sales through September 25, 2026).

Source: recorded declaration, section 1.33 and Exhibit A; Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, our analysis. 279 + 124 + 80 = 483; 250 + 118 + 71 = 439; 22 + 3 = 25.

One product: single-family homes

Every one of the 439 homes on the roll is a single-family house on its own lot, county use code 01, and the recorded declaration says the community consists "of single-family residential homes and common areas" (Cape Royal HOA, Second Amended and Restated Declaration). There are no villas, townhomes or condominiums in Cape Royal. If a listing description uses the word villa for a Cape Royal address, check it against the county record before you rely on it.

Three plat areas, one association

Cape Royal is one community on three plats: Royal-Tee Country Club Estates Blocks A and B, recorded in Plat Book 37, and the Cape Royal plat in Plat Book 78 with its 2006 replat, Lee County instrument 2006000235150. One association, Royal-Tee Homeowners' Association, Inc., governs all 483 lots under one declaration recorded March 3, 2026, so a buyer who crosses from Block A into the replat changes nothing about dues, rules or gate access. What changes is the house: the replat homes are newer and larger, and their recorded sales sit higher.

How big the homes are

County heated area for the 439 homes runs from 1,679 to 5,814 square feet, with a median of 2,415 square feet. On the roll, 304 homes have 3 bedrooms, 111 have 4, 11 have 5 and 7 have 2, with 6 blank. Median lot sizes are 0.287 acre in Block A, 0.292 in Block B and 0.312 on the replat, and the smallest lot is 0.257 acre. Heated area is the county's measure of the air-conditioned part of the home, and it is not the living area an MLS listing reports, so we never set the two side by side.

When the homes were built

Source: Lee County Property Appraiser roll dated October 4, 2026, our analysis. 14 + 119 + 187 + 81 + 38 = 439.

For a buyer the age line matters more than the decade table: 299 of the 439 homes, 68 percent, were finished in 2006 or earlier, so they are 20 years old or older in 2026, which is the age at which Citizens asks for a 4-point inspection. And 284 of the 439 were finished from 2002 on, after the first statewide Florida Building Code took effect on March 1, 2002. Year built on the roll is the finish year; the permit came earlier.

The newer homes on the replat

The 71 replat homes on Lady Diana Court, Prince Phillip Court, Princess Margaret Court and part of Royal Tee Circle were built from 2006 to 2024, with a median year built of 2016 and a median of 2,623 county heated square feet. The replat sells less often, so its price reads best over 36 months: 13 sales at a $900,000 median, from $622,500 to $1,250,000, in the 36 months to September 25, 2026, with 12 resales at an $887,500 median and $347.43 per square foot of county heated area.

Vacant lots

The roll shows 40 vacant residential parcels, which are 39 lot parcels plus Tract D, a 2.398-acre parcel labelled "Future Development" that is not a homesite. Three lot sales were recorded in the 12 months to September 25, 2026: $173,000 on Royal Tee Circle in October 2025, $120,000 on Royal Tee Circle in April 2026 and $155,500 on Princess Grace Court in July 2026. Over 60 months the county recorded 15 lot sales at a median of $173,000, from $120,000 to $250,000. Building on a lot means the association's architectural review, a $3,500 new-construction deposit and a Lee County permit, covered in the rules section below.

Names to keep straight

Three names describe one community. Cape Royal is the public name of the community and its association; Royal Tee and Royal-Tee Country Club Estates are the original and legal names on the plats and the county roll. Two other places share part of the name and are not Cape Royal: Cape Royale Condominium, a condominium association in ZIP 33904, and Royal Tee at Coral Shores, three vacant commercial parcels inside the City of Cape Coral across Pine Island Road. We keep both out of every number on this page.

What Have Cape Royal Homes Sold For in the Last 12 Months?

Cape Royal homes sold at a $620,000 median on 25 recorded sales in the 12 months to September 25, 2026, from $525,000 to $1,950,000, all resales of single-family homes. On the MLS the median Cape Royal closing took 39.5 days and sold at 96.6 percent of list price.

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, closings September 26, 2025 to September 25, 2026).

Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. 488 parcels matched on the Cape Royal and Royal Tee legal descriptions, excluding the Royale condominium name, in ZIP 33991: the community's own 485 parcels plus three commercial parcels named Royal Tee at Coral Shores, inside the City of Cape Coral, which recorded no sales. Builder-direct is our inference from the county record and is an estimate.

The 12-month record

The 25 sales are 5.7 percent of the 439 homes. Every sale was a single-family resale, and none was an estimated builder-direct sale, so the comparison set for an offer is other owners' houses, not a builder's price list. The Royal-Tee plat carried 22 of the 25 sales at $272.71 per square foot of county heated area.

Every sale, month by month

The 25 sales below are listed by month and street, with no house numbers. Year built, county heated area and bedrooms come from the roll.

Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026; Lee County Property Appraiser roll dated October 4, 2026; our analysis.

Read the table by year built and size, not by street name alone. Every sale at $835,000 or more was a home built in 2004 or later; every sale under $600,000 was a home built from 1987 to 2006 with between 2,095 and 2,747 heated square feet. The $1,950,000 sale is the largest home on the roll, 5,814 heated square feet, and it is an outlier rather than a benchmark.

Price bands

Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis. 0 + 18 + 4 + 3 = 25.

No recorded Cape Royal home sold under $500,000 in the window. A buyer with a ceiling below $525,000 is shopping below every recorded sale of the year; the MLS's one lower closing, $374,500 on Royal Tee Court in late September 2026, is not yet on the county's qualified list and is explained below.

Ready to Buy in Cape Royal This Year?

Buying in Cape Royal? Call Marc at (239) 287-5873 or book a Cape Royal buyer consultation. The first session sets your price against the 25 recorded sales by year built and size, prices the $2,936 association bill and the $3,500 capital contribution into your cash to close, and pulls the flood file for any address you like. Selling a home first? Get a free home valuation, or call Jesse direct at (239) 898-6072.

The two plat areas

In Royal-Tee Country Club Estates, Blocks A and B together, the county recorded 22 sales at a $618,250 median, from $525,000 to $1,950,000. Over longer windows that plat shows 33 sales at $625,000 over 24 months, 44 at $658,500 over 36 months and 92 at $682,000 over 60 months. On the Cape Royal replat the county recorded 3 sales in 12 months: $875,000 on Prince Phillip Court and $900,000 on Lady Diana Court, both in November 2025, and $1,050,000 on Royal Tee Circle in April 2026. Over 36 months the replat shows 13 sales at $900,000, including one estimated builder-direct sale at $1,250,000 in August 2024 on a home built in 2024. We do not claim the plat area causes the price gap, because age, size and condition move with it.

Longer windows

Source: Lee County recorded sales, our analysis. The windows overlap and are never added together.

Calendar years since 2019

Source: Lee County recorded sales, DOR-qualified improved sales, our analysis. The 2026 row's $622,500 is a county calendar-year median and is a different figure from the MLS's 12-month median of the same amount.

The highest calendar-year median was $771,362 in 2023. The 12-month median of $620,000 is down 19.6 percent from that high and up 44.2 percent from the 2019 median of $430,000. For a buyer, that means 2026 prices sit below the 2022 to 2024 band and well above the pre-2022 years.

This year against last year

In the prior 12 months, September 26, 2024 to September 25, 2025, the county recorded 17 sales at a $745,000 median, from $470,000 to $1,450,000, including one estimated builder-direct sale at $1,450,000; the 16 resales had a $710,000 median. The latest 12 months show 25 sales, up 47.1 percent, at $620,000, down 16.8 percent. Resales alone moved from $710,000 to $620,000, down 12.7 percent, and the median price per square foot of county heated area moved from $301.18 to $274.46, down 8.9 percent. The mix moved too: the median year built of the homes that sold was 2000 in the latest 12 months against 2007 in the prior 12 months, so more of this year's sales were older homes. A lower median in a year with more older sales is not the same as a lower price for the same house.

How Cape Royal sits against ZIP 33991 and the city

Cape Royal's 12-month median of $620,000 is 1.53 times the ZIP 33991 single-family median of $406,470 on 638 recorded sales, and 1.63 times the single-family median for the six Cape Coral ZIP codes, $380,000 on 5,269 recorded sales. Cape Royal's 25 sales are 3.9 percent of the single-family sales in its ZIP code. All homes in ZIP 33991 recorded 659 sales at a $400,000 median, and all homes in the six Cape Coral ZIP codes recorded 5,804 sales at $365,000 (Lee County recorded sales, the 12 months to September 25, 2026, our analysis). Those are comparison figures that include homes inside the city and other products.

What the MLS adds on pace and supply

Source: Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026. Months of supply is active listings divided by the monthly closing pace: 10 / (26 / 12) = 4.6.

Cape Royal's MLS median of 39.5 days is quicker than the 50 days for ZIP 33991 single-family homes, and its 96.6 percent of list price is below the ZIP's 97.3 percent. The median MLS closing ran 2,324 square feet of MLS living area, and, as entered by listing agents, 25 of the 26 closings carried a private pool, 7 were flagged waterfront and none carried a Gulf access flag. Sale-to-original-list ratio and cumulative days on market: Information not available at time of publishing (checked 2026-10-07).

Homes on the market on October 10, 2026

On October 10, 2026 the MLS showed 10 active Cape Royal listings priced from $625,000 to $1,125,000, with a median list price of $749,500 and a median of 51.5 days on market. Three more were pending, listed from $684,500 to $897,000. The active listings were on Princess Grace Ct (3), Prince Phillip Ct (2), King James Ct (2), Lady Diana Ct (1), Prince Charles Ct (1) and Princess Margaret Ct (1). These are asking prices, not sales; the recorded 12-month median is $620,000, and the gap between the two is where negotiation happens.

Why county and MLS figures differ

The county counts 25 sales and the MLS counts 26, and both are right. They share 24 sales. One sale on the county record did not pass through the MLS, a Royal Tee Circle home in November 2025 at $580,000. Two MLS closings in the last days of September 2026 are not yet on the county's qualified list, one at $374,500 on Royal Tee Court and one at $700,000 on Royal Tee Circle. That is why the lowest price differs: $525,000 on the county list and $374,500 on the MLS. The county uses the roll's heated area and the MLS uses the living area entered in the listing, so the two per-square-foot figures are never compared, and we never add or average the two counts.

Which Cape Royal Streets Have Traded, and at What Prices?

Cape Royal's 25 recorded sales in the 12 months to September 25, 2026 fell on eight of its nine residential streets. Royal Tee Circle and Lady Anne Circle each recorded 7 sales, at $625,000 and $585,000 medians, and the replat courts recorded the highest single-street figures.

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; MLS actives from the Southwest Florida MLS (Matrix), pulled October 10, 2026).

Source: Lee County recorded sales and roll, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026. 7 + 7 + 4 + 3 + 1 + 1 + 1 + 1 = 25 sales; 3 + 1 + 2 + 2 + 1 + 1 = 10 actives. No house numbers are printed.

Royal Tee Circle, the loop

Royal Tee Circle is the loop road all three plat areas share, and its address numbers run through Block A, then Block B, then the replat, then back into Block A. Its 7 sales ran from $580,000 for a 2005 home to $1,050,000 for a 2022 replat home, with a $950,000 sale on a 2007 home of 3,902 heated square feet. Two Royal Tee Circle homes with the same street name can sit in different plat areas and different decades, so we check the plat area, year built and heated area before we treat two sales as comparable.

Lady Anne Circle

Lady Anne Circle in Block B recorded 7 sales, from $525,000 for a 1995 home to $1,050,000 for a 2019 home with 2,973 heated square feet, with a $585,000 median. Five of the seven were homes built from 1995 to 2006 that sold between $525,000 and $618,000, which makes it the clearest read in the community on what an older Cape Royal home brings.

Princess Grace Court

Princess Grace Court in Block A recorded 4 sales: three between $610,000 and $620,000 on homes built from 1987 to 1998, and the community's highest sale, $1,950,000 in August 2026, on the 5,814-square-foot home built in 2004. Three Princess Grace Court homes were active on October 10, 2026, the most of any street.

Prince Charles, King James and Royal Tee Court

Prince Charles Court recorded 3 sales, $550,000, $589,000 and $705,000, on homes built in 1991, 1997 and 2002. King James Court recorded one at $575,000 on a 1987 home, and Royal Tee Court one at $679,000 on a 1999 home. Two King James Court homes were on the market on October 10, 2026.

The replat courts

Lady Diana Court and Prince Phillip Court on the Cape Royal replat each recorded one sale in 12 months, $900,000 on a 2021 home and $875,000 on a 2014 home, both in November 2025. Princess Margaret Court recorded none, and one Princess Margaret Court home was active on the MLS on October 10, 2026. Because the replat trades so rarely, we price a replat home on the 36-month record: 13 sales at a $900,000 median.

How to read thin counts

A street with one sale in a year has no median worth the name, and we print one-sale streets as the single sale they are. For an offer on a thin street, the comparables come from the nearest street with the same plat area, a similar year built and similar heated area, and from the longer windows above. That is also why we never price a Cape Royal home from the community median alone.

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

Owning a Cape Royal home costs $2,936 a year in 2026 homeowners' association charges, a $3,500 capital contribution once at purchase, and Lee County district 007 property tax at 14.6123 mills, with no City of Cape Coral charges. Water, septic upkeep, electric and insurance are separate bills the record does not price.

Data updated: October 2026 (association charges on its public page read October 15, 2026; Property Appraiser's 2026 millage book printed October 9, 2026; Matlacha/Pine Island Fire Control District Resolution 2026-008 adopted September 23, 2026; Citizens 2026 approved rates).

HOA lines are the association's 2026 charges, collected annually in January, as its public page stated them when read October 15, 2026.

The HOA bill and what it covers

The $2,936 total is $244.67 a month and 0.47 percent of the $620,000 median sale price. It is collected once a year, in January, so a closing statement prorates the year already paid. Cape Royal's association is self-managed, "a self-managed community with volunteer committees performing most of the same services as a property management company," with seven directors and twenty-one committees (Cape Royal HOA). For a buyer, self-managed means volunteers answer the questions a management company would otherwise answer, so ask early and ask in writing.

Is golf in the HOA bill?

Yes. Golf reaches the bill through the $295 directed assessment, which the association describes as "for the golf course purchase debt retirement." That is about 10 percent of the $2,936 total, or $24.58 a month, and every lot pays it whether or not its owner ever plays. Paying it does not make you a member of the club: the association says there is no community membership requirement, and the Southwest Florida MLS (Matrix), pulled October 10, 2026, shows the Mandatory Club Fee field at $0.00 on all 26 closings, all 10 active listings and all 3 pending sales. When the $295 ends is not on a current public document, and we print no end date.

The $3,500 capital contribution

The association collects a $3,500 capital contribution at each transfer of title. Section 6.1.4 of the declaration allows "any other greater or lesser amount," limits changes to 10 percent in any 365-day period, and excepts transfers between co-owners. Who pays it, buyer or seller, is set by the purchase contract and not by the declaration, so we write it into the offer either way. It is a different charge from the $3,500 damage deposit and impact fee the association takes on new construction, and from the estoppel fee.

The estoppel certificate fee

The association's request page lists a base fee of $250, plus $150 if the account is delinquent and $100 to expedite. The state caps in force since the 2022 adjustment are $299, $119 and $179, with the next adjustment scheduled for July 1, 2027. The title company files the request at least 14 days before closing, according to the association's page.

Bulk internet and TV

The $1,071 line is the association's bulk Xfinity internet and TV contract, billed with the dues, so a Cape Royal owner pays for that service whether or not they use it. Delivered speeds and the channel package are not on the association's public pages; ask the association for the current contract terms.

What is not in the stack

Three costs a buyer will pay are not priced on any record we can print: homeowners and flood insurance for the specific home, the water account and septic upkeep, and the Lee County solid waste assessment on the tax bill. We print no premium for any Cape Royal home and no estimate of an all-in monthly cost. The insurance section explains what drives a quote.

What to request at contract

Ask for the homeowners association disclosure summary before you sign, the estoppel certificate early in the inspection period, the seller's last two Lee County tax bills, the water association account history, the septic records, and the association's budget, reserves and minutes. The budget, reserves and minutes are members-only and we could not read them, so they come to you through the disclosure and estoppel process.

Does Cape Royal Have a CDD, an MSBU or a City Assessment?

No. Cape Royal has no community development district, no municipal service benefit unit, no neighborhood MSTU and no City of Cape Coral assessment on any record we searched. Its costs sit in the homeowners' association's $2,936 yearly bill, the $3,500 capital contribution and the Lee County district 007 tax bill.

Data updated: October 2026 (Property Appraiser's 2026 millage book printed October 9, 2026; recorded declaration and county records read October 15, 2026).

Why Cape Royal has no district

One association has governed the community since 1990, and the 2026 declaration covers all three plats. No sub-association, community development district, special assessment district or neighborhood MSTU appears on any record we searched, so every owner pays the same association charges.

The Unincorporated MSTU line

The district 007 tax bill does carry a "Lee County Unincorporated MSTU" line at 0.8398 mills for 2026. That line carries the name of the unincorporated area, not of Cape Royal, and appears on every district 007 bill. It is part of the 14.6123 mills, not an extra levy.

No Utilities Extension Project

The City of Cape Coral's Utilities Extension Project assessments, which reach many parcels inside the city, do not reach Cape Royal, because Cape Royal is outside the city and its water comes from Greater Pine Island Water Association. A buyer comparing a Cape Royal home with a city home should ask the city seller about extension assessments and should not expect one here.

What to ask for anyway

Ask the association in writing, through the estoppel certificate, whether any special assessment has been levied or approved, and read the disclosure summary for any assessment it names. A homeowners' association can levy a special assessment under its declaration, and the estoppel certificate is the document that states one.

How Does Golf Work for a Cape Royal Homeowner?

Cape Royal Golf Club is a 27-hole public course that the Cape Royal homeowners' association has owned since January 20, 2017 and leases to Troon Golf. A Cape Royal buyer pays $295 a year toward the course purchase debt through the HOA bill, needs no membership and may not walk or ride the course without a tee time.

Data updated: October 2026 (Cape Royal HOA and Cape Royal Golf Club pages and Lee County Property Appraiser records read October 15, 2026; MLS club-fee field from the Southwest Florida MLS (Matrix), pulled October 10, 2026).

A public 27-hole course

The association names three nines, the King, the Queen and the Prince, which make 27 holes, and the club's course page lists five sets of tees (Cape Royal Golf Club, The Course). The association calls it "a public 27 hole course"; public tee times can be booked up to 14 days ahead and member times up to 15 days ahead (Cape Royal Golf Club, Book a Tee Time). Anyone can play without owning in Cape Royal.

No membership requirement

In the association's words, "There is no community membership requirement for the Club, although there are special resident pricing arrangements for those who choose to purchase memberships" (Cape Royal HOA, Golf and Dining). Resident prices and the club's 12-month pass prices are not published, so we print none. A buyer who plans to play asks the club for current pricing before the inspection period ends.

Owned by the HOA, operated by Troon

The Lee County Property Appraiser lists the association as owner of record of the course, and the association says the course is owned by its members. The association leased the course to Troon Golf for the golf club and the Caloosa Club restaurant, its page says all rules, pricing and operations decisions are the responsibility of Troon, and a Golf Steering Committee oversees the lease. The lease term and rent are not published; they sit in board records that are members-only.

How the owners bought the course

The previous owner closed the course in August 2016. On January 20, 2017 the association bought it for $1,400,000 in one deed covering three parcels, and the Island Sun reported that Florida law required approval by 75 percent of homeowners, that 91 percent voted in favor and that the purchase is paid by $295 per lot per year (Island Sun, January 27, 2017). The course reopened as Cape Royal Golf Club in January 2018.

Rules for homes along the course

Section 3.2.4 of the declaration has every owner accept golf ball flight and noise and consent to irrigation of the course with treated effluent. The association's safety page says homeowners have no right to go onto the course except with a scheduled tee time, and residents may not walk, bike, jog, walk dogs, fish or ride golf carts on the course except with a scheduled tee time (Cape Royal HOA, Golf Course Safety). The records we read do not say which homes face the course, so ask for the lot's survey and photographs of the actual boundary.

The Caloosa Club and practice facility

The Caloosa Club restaurant at the clubhouse, 11460 Royal Tee Circle, is open to the public, with event space of 2,200 square feet seating up to 150 (Cape Royal Golf Club, The Caloosa Club). The practice facility has a driving range, a putting green and a short-game area with bunkers, and the association's site lists eleven golf leagues, with tee times needed for all.

Our Cape Royal Golf Club guide

The course, the clubhouse and public play have their own guide: read our Cape Royal Golf Club guide for the layout, the leagues and the club's history. This buyer's guide keeps to what golf means for your bill and your lot.

What Rules Run With a Cape Royal Home?

The rules that run with a Cape Royal home come from the declaration recorded March 3, 2026 and the association's public pages: leases of at least 30 days and no more than four a year with Board approval, pets in reasonable numbers, architectural review before work, and the golf covenants on every lot.

Data updated: October 2026 (Second Amended and Restated Declaration, Lee County instrument 2026000053727, and the association's public pages, read October 15, 2026).

Leasing: 30 days and four leases a year

Article 9 of the declaration requires a written lease of the entire lot with a minimum term of 30 days, allows no lot to be leased more than four times in a calendar year, bars transient tenants and subleasing, treats listing on a short-term rental site as evidence of a violation, and requires the Board's prior written approval of every lease and every renewal (Cape Royal HOA, Second Amended and Restated Declaration, Article 9). A buyer planning to lease plans around a 30-day minimum, four leases a year and a Board step.

The rental paperwork

The association's page adds the paperwork: a rental application, a signed lease, acknowledgement forms and a background check for tenants over 18, with a $250 non-refundable application fee. The Board approval step means a lease start date depends on the Board's schedule, so build time into any rental plan.

Pets

Section 5.5.1 of the declaration allows domesticated animals in reasonable numbers. A number that Lee County Domestic Animal Services or county ordinance considers excessive is unreasonable under the declaration. Pets must be on a leash or in a carrier outdoors, owners pick up waste, and animals kept for commercial purposes are not allowed. The declaration sets no fixed count.

Architectural review and renovation

Work on a home needs architectural review under the association's Policy 600 before it starts, and permits come from Lee County, with the Florida Department of Health handling septic permits (Cape Royal HOA, Realtors, Rentals and Builders). Contractor hours are 7 AM to 6 PM Monday to Friday and 7 AM to 4 PM on Saturday, with no work on Sundays or national holidays. If you plan a renovation, read Lee County's 50 percent rule in the flood section before you price it.

Two different $3,500 charges

The association's builder rules list a $3,500 damage deposit and impact fee for new construction, of which $2,500 is refundable after the final inspection and $1,000 is retained, plus a $500 mailbox perpetual maintenance fee. That is a separate charge from the $3,500 capital contribution paid at each transfer of title. A buyer of a vacant lot who builds can meet both.

Gates, visitors and moving in

The streets are private and gated, on association-owned common tracts, according to the plat legal "PRIVATE R/W (GATED) COMMON ELEMENTS." All non-residents enter and leave by the main gate on Pine Island Road, which the association describes as "directly across from Publix in the Coral Shores Shopping Center"; a West Gate on Veterans Parkway may not be used by non-residents. The association's page lists gate hours of "5 AM to 7PM Daily in Winter and 8PM in Summer" beside its contractor rules and does not say whether that is a guard schedule. New residents register on the association's site and receive gate credentials by service request, and a Block Captain contacts each new resident.

Signs and open houses when you sell later

The association's for-sale rules bar sign riders, limit signs to 12 by 12 inches with one in front and one in back, and allow at most three open houses a week, between 10 AM and 6 PM, with signs removed daily. They matter to a buyer because they will govern your own sale one day.

Cape Royal vs Sandoval: Which Gated ZIP 33991 Community Fits Your Purchase?

Cape Royal and Sandoval are separate gated communities in ZIP 33991, about 1.1 miles apart by straight line. Cape Royal is an unincorporated Lee County golf community with 25 recorded sales at a $620,000 median; Sandoval is a City of Cape Coral master-planned community with 92 sales at $359,500 in the same 12 months.

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; each association's public pages and the Property Appraiser's 2026 millage book, printed October 9, 2026, read October 15, 2026).

The decision table

Price and product

Cape Royal's 25 recorded sales are all single-family resales at a $620,000 median. Sandoval's 92 sales span detached homes, attached villas and condominiums at a $359,500 median; single-family lots alone recorded 77 sales at $385,000, and detached homes 70 at $392,500. Cape Royal's median is 1.72 times Sandoval's, but part of that gap is product mix, since Sandoval's figure includes attached homes and condominiums. Comparing detached homes only, Cape Royal's $620,000 still sits above Sandoval's $392,500.

Golf ownership against a clubhouse amenity set

Cape Royal's association owns a 27-hole public course, and the $295 directed assessment is how its purchase debt reaches the bill. Sandoval has no golf course; its association's public pages list Club Sandoval, with a lagoon pool, a fitness center and tennis and pickleball courts. Cape Royal's public pages list no pool or courts. The two associations answer different questions about what the dues buy.

County against city: taxes, utilities and services

A Cape Royal parcel is in district 007 at 14.6123 mills for 2026, with no city charges; a Sandoval parcel is in district 057 at 15.3250 mills and also carries city non-ad-valorem charges. At a $620,000 taxable value without homestead, district 057 comes to $9,501.50 against $9,059.63 in district 007, a $441.87 difference; with the same homestead arithmetic, $8,852.84 against $8,447.61, a $405.23 difference. These are illustrations at the Cape Royal sale median, not tax bills. Utilities differ as well: Sandoval has city water, sewer and irrigation, and Cape Royal has Greater Pine Island water and septic.

Pace of the resale market

On the MLS, Cape Royal's median closing took 39.5 days at 96.6 percent of list, with 4.6 months of supply on October 10, 2026. Sandoval's took 78 days at 96.1 percent, with 3.9 months of supply and 31 active listings. Cape Royal's figures rest on a far smaller base, 26 closings against 96, so one or two sales move them.

When the criteria point to Cape Royal

If your criteria are a single-family home on its own lot in the $525,000 to $1,050,000 band, a public golf course the homeowners own with no membership required, a county tax bill below the city district's rate, and an association bill that includes internet and TV, Cape Royal's record fits. Expect septic, Lee County permits and a 30-day minimum lease with four leases a year.

When the criteria point to Sandoval

If your criteria are a lower entry price, an attached villa or a condominium, a clubhouse with a pool and courts, city water and sewer, or homes built from 2005 on, Sandoval's record fits those. Our Sandoval buyer's guide covers its three products, and the Sandoval community guide covers the rest of its record.

Two communities, two gates

Cape Royal and Sandoval are about 1.1 miles apart by straight line, measured from Cape Royal's gate to the Sandoval association address. Each is a separate gated community with its own gates, its own association and its own rules, on different roads: Pine Island Road for Cape Royal and Veterans Memorial Parkway for Sandoval. They share a ZIP code and the same school pools, and nothing else in this table.

How Does Cape Royal Compare With Other Cape Coral Communities?

Cape Royal's 25 recorded sales at a $620,000 median sit between Tarpon Point's $720,000 and Cape Harbour's $487,500, and well above Sandoval's $359,500, all over the same 12 months to September 25, 2026. The communities differ in jurisdiction, product and water, so the table sets their records side by side.

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, closings September 26, 2025 to September 25, 2026).

The recorded-sales columns are Lee County's qualified improved sales; days on market, sale-to-list and months of supply come from the MLS pull of October 10, 2026. County counts and MLS counts are never added together.

Cape Royal and Tarpon Point

Tarpon Point is a marina community in ZIP 33914, inside the City of Cape Coral, with 19 recorded sales at a $720,000 median, from $412,310 to $1,220,000, on 402 parcels. Its product mix and its water access are different from Cape Royal's, so the two medians are not a like-for-like price comparison.

Cape Royal and Cape Harbour

Cape Harbour is a marina community in ZIP 33914, inside the city, with 31 recorded sales at a $487,500 median, from $330,000 to $3,150,000, on 476 parcels. Its range spans condominiums and single-family homes together, so its median sits below Cape Royal's even though its top price is higher.

Water against golf

Cape Coral's own canal-front medians show why the comparison needs care. In the same 12 months, saltwater canal-front single-family homes in the six ZIP codes recorded 1,094 sales at $698,000, freshwater canal-front 647 at $440,000, and homes with no canal frontage 3,526 at $337,500, a residual class that includes golf and lake frontage as well as interior lots. Cape Royal has no canal frontage on the record; its setting is lakes, preserves and the course, and its $620,000 median sits well above that class's $337,500.

How to read the benchmark

Read one row at a time and keep the source in mind. A median of 19 sales and a median of 92 sales carry very different weight, so the counts matter as much as the medians. Our guide to buying a home in Cape Coral sets the citywide market beside these communities.

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

A Cape Royal buyer is owed specific documents at specific times: the seller's flood disclosure at or before signing the contract, the homeowners association disclosure summary before signing with a 3-day right to cancel, an estoppel certificate within 10 business days of the request, and the property tax disclosure summary. The contract sets every other date.

Data updated: October 2026 (Florida Statutes 2026 edition, read October 7, 2026; association estoppel request page read October 15, 2026).

The flood disclosure

Under section 689.302, the seller of residential real property gives the buyer a 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 (Florida Statutes, s. 689.302). The statute text holds no right for the buyer to cancel. With 334 of 420 tested Cape Royal homes in Zone AE, read it before you sign, not after.

The homeowners association disclosure summary

Section 720.401 requires that a prospective buyer 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 (Florida Statutes, s. 720.401). Cape Royal is a Chapter 720 homeowners' association; the declaration cites section 720.302(2). There is no condominium resale package to expect, because Cape Royal has no condominiums.

The estoppel certificate and its clock

An estoppel certificate is due within 10 business days of the request and is good for 30 days if delivered by hand or electronically and 35 days if mailed, with the fee refunded if the closing does not happen (Florida Statutes, s. 720.30851). The association's page says the title company files the request at least 14 days before closing, and its fee is $250, plus $100 to expedite and $150 if the account is delinquent. A worked example: a certificate delivered electronically on day 0 stays effective through day 30, so a closing set for day 31 needs a refreshed certificate. The certificate is also where the $3,500 capital contribution and any balance due appear.

The property tax disclosure and the reset

Florida law requires that the buyer be given a property tax disclosure summary warning that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment. The practical consequence is in the tax section below: our worked examples assess the home at the sale price, not at the seller's capped value.

Open permits and unpermitted work

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 (section 553.79(16) and (17)). A Cape Royal home's permits are Lee County's, not the city's, so the permit search runs through Lee County's records, and septic permits through the Florida Department of Health in Lee County.

The documents we want in your hands

For every Cape Royal purchase: the recorded declaration and bylaws, the homeowners association disclosure summary, the estoppel certificate, the association's budget and the reserve figures it will share, the seller's flood disclosure, the elevation certificate if one exists, the wind mitigation form, a 4-point inspection for a home over 20 years old, the last two Lee County tax bills, the water account history, the septic permit and service records, and the Lee County permit history for the address.

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

A Cape Royal purchase in Lee County runs from a written buyer agreement before the first tour, through a contract, an inspection period, the association's documents and estoppel, to a closing where the closing agent the seller chooses records the deed. The contract sets the days; Florida statutes set only the disclosure, cancellation and certificate deadlines.

Data updated: October 2026 (Florida Statutes 2026 edition and the National Association of REALTORS written buyer agreement guidance, read October 7, 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 "prior to touring a home, including both in-person and live virtual tours", and it must state the amount or rate of the agent's compensation and that "broker commissions are not set by law and are fully negotiable" (National Association of REALTORS, written buyer agreements). That requirement comes from the industry settlement, not from Florida statute.

Step 2: the search

We search Cape Royal by plat area and year built first, because they move price, then by street, then by the home's flood zone. We read the recorded sales on the street before the first tour, so you hear the price range before you see the house.

Step 3: the offer and the contract

The offer sets price, deposit, financing terms and dates in the Florida Realtors and Florida Bar contract. Inspection, financing and closing periods are set in the contract, and we print no default day count. We write the estoppel certificate, the disclosure summary, the flood disclosure and who pays the $3,500 capital contribution into the contract as stated terms.

Step 4: inspections

A home inspection looks at the structure and systems. At a Cape Royal address it should include the septic system, because septic is the norm on the record. Insurers may ask for a 4-point inspection on a home over 20 years old, which is 299 of the 439 Cape Royal homes in 2026, and for a wind mitigation inspection on the state's Uniform Mitigation Verification Inspection Form, which insurers must accept from an authorized inspector. Ask the inspector to note the roof age, the water heater and the air-conditioning system.

Step 5: documents and estoppel

Order the estoppel certificate at the start of the inspection period, with the closing date in mind. The flood determination for the home and the elevation certificate, where one exists, are requested in the same week. Read the declaration's Article 9 now if you plan to lease.

Step 6: insurance and the loan

Binding insurance quotes for the exact home, with its wind mitigation form and elevation certificate, are obtained inside the inspection period, not after it, because the premium decides whether the monthly number works. The lender orders the appraisal and its own flood determination.

Step 7: closing

In Lee County the seller customarily pays the deed stamps and the owner's title policy and chooses the closing agent; the buyer customarily pays to record the deed and all costs of a new mortgage. Those are customs, not law, and the contract controls. Florida property taxes are for the calendar year and paid in arrears, so a closing prorates the year between seller and buyer, and the association's January bill is prorated the same way.

Step 8: after closing

File the homestead application with the Lee County Property Appraiser by March 1 of the year you qualify. Register on the association's site for gate credentials, open the Greater Pine Island Water Association account, and expect the tax reset: the assessment moves toward the price you paid. Keep the estoppel certificate and the closing statement with your records.

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

A Cape Royal buyer's cash to close at a 20 percent down payment on the $620,000 median is about $130,246.50: $124,000 down, $1,736.00 in mortgage documentary stamps, $992.00 in intangible tax, $18.50 to record a two-page deed and the association's $3,500 capital contribution if the contract assigns it to the buyer.

Data updated: October 2026 (Florida Statutes sections 201.02, 201.08, 199.133 and 28.24, 2026 edition, read October 7, 2026; association page read October 15, 2026; arithmetic shown).

The state taxes on your mortgage

A new mortgage carries documentary stamp tax of 35 cents per $100 of the debt (section 201.08) and a one-time intangible tax of 2 mills, $2 per $1,000 (section 199.133). Recording a deed costs $10.00 for the first page and $8.50 for each further page (section 28.24), so a two-page deed records for $18.50.

A worked example at three prices

The table assumes a loan of 80 percent of each price: the community's 12-month median, the Royal-Tee plat's median and the replat's 12-month median.

Arithmetic: loan = 80 percent of price; stamps = loan x 0.0035; intangible tax = loan x 0.002. Illustrations at recorded medians, not quotes.

The capital contribution

The $3,500 capital contribution is paid to the association at each transfer of title under section 6.1.4 of the declaration, and the contract decides whether the buyer or the seller pays it. Listing brokers entered a transfer fee on 17 of the 26 MLS closings of the last 12 months, and we print the dollar amount only from the association's own page. We write the allocation into the offer so neither side is surprised at the closing table.

What the seller customarily pays

Documentary stamp tax on a deed is 70 cents per $100 of the price (section 201.02), and in Lee County the seller customarily pays it along with the owner's title policy. At $620,000 that is $4,340.00 in deed stamps and an owner's title premium of about $3,175.00 on the state-set schedule of $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, an estimate before any credit a title company applies. The contract controls who pays what.

Down payments at the median

Arithmetic: price x the percentage.

Fees we do not print

We print no figure for a title search, a settlement or closing fee, a lien search, an inspection or a commission rate, because no dated public document sets one. Ask the closing agent for a written estimate, and ask your lender for a Loan Estimate that itemizes its own charges.

Prorations

Taxes are prorated for the calendar year. The association's charges are collected annually in January, so the closing statement credits the seller for the part of the year already paid and charges you for the days you own. The estoppel certificate states the account so the closing agent can prorate it.

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

A Cape Royal owner's yearly tax bill is Lee County district 007 ad valorem tax, 14.6123 mills for 2026 as adopted, plus any county non-ad-valorem assessments, with no City of Cape Coral lines. A homesteaded home taxed at $620,000 would carry about $8,447.61 in ad valorem tax, an illustration and not a bill.

Data updated: October 2026 (Lee County Property Appraiser 2026 Taxing District Millage Book printed October 9, 2026 and 2025 book, read October 15, 2026; Matlacha/Pine Island Fire Control District Resolution 2026-008; Lee County Property Appraiser exemption information for tax year 2026).

The 2026 district 007 lines

Source: Lee County Property Appraiser, 2026 Taxing District Millage Book, printed October 9, 2026; adopted, as listed in the book. No line belongs to the City of Cape Coral.

The 2025 rate

The 2025 final total for district 007 was 14.6625 mills (2025 Taxing District Millage Book). On a $620,000 value without a homestead exemption, that rate would have come to $9,090.75, against $9,059.63 at the 2026 rate.

Worked example: a homesteaded home at three values

For 2026 the homestead exemption removes the first $25,000 of assessed value from all taxes, and an additional exemption of up to $26,411 applies to non-school taxes. District 007's school millage is 5.2710 (2.2480 plus 3.0230) and its non-school millage is 9.3413.

Method: taxable value = assessed value less the exemptions; tax = taxable value x mills / 1,000. Illustrations at recorded sale prices; the Property Appraiser's assessed value usually differs, so these are not tax bills.

Without a homestead exemption

A home without a homestead exemption pays the full district 007 rate on its assessed value: $7,671.46 at $525,000, $9,059.63 at $620,000 and $13,151.07 at $900,000 for 2026. The Matlacha/Pine Island Fire Control District's 3.7500 mills is $2,325.00 of the $9,059.63 at $620,000.

Against a home inside the city

A parcel inside the City of Cape Coral sits in district 057, which the same book lists at 15.3250 mills for 2026. At $620,000 without a homestead exemption that is $9,501.50, which is $441.87 more than district 007's $9,059.63; with the same homestead arithmetic, $8,852.84 against $8,447.61, a $405.23 difference. City parcels also carry city charges for fire service, stormwater and solid waste that a Cape Royal bill does not. This is a comparison of rates, not a statement about which home is the better value.

Homestead and Save Our Homes

The homestead application is due by March 1 of the year you qualify (Lee County Property Appraiser, exemption information). 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. Non-homestead property has a 10 percent yearly assessment cap that does not apply to school taxes.

The reset

A change of ownership triggers reassessment, which is why the seller's bill is not a guide to yours. A seller who has held a Cape Royal home for years under Save Our Homes may carry an assessed value well below the price you pay, and your first full bill is computed on the new assessment. Budget from the worked examples above, not from the seller's bill.

Portability

A homestead owner may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead, which matters if you are selling a Florida home to buy in Cape Royal. The application is made to the Property Appraiser.

The early-payment discount

The bill goes out about November 1, and paying early earns a discount: 4 percent in November, 3 percent in December, 2 percent in January, 1 percent in February and none in March (Florida Statutes, s. 197.162). On the $8,447.61 homestead illustration at $620,000, the November discount of 4 percent would be $337.90.

What the bill also carries

Bills in unincorporated Lee County also carry non-ad-valorem assessments, including a Lee County residential solid waste assessment. We could not read an actual Cape Royal bill, because the Tax Collector's site refused our request, so we print no dollar figure for it; the seller's current bill from the Lee County Tax Collector shows it.

What Flood Zone Is a Cape Royal Home In?

Most Cape Royal homes are in FEMA Zone AE: 334 of the 420 single-family home sites we tested sit in Zone AE with a base flood elevation of 7 feet, and 86 sit in shaded Zone X, outside the special flood hazard area. Both map panels took effect November 17, 2022, and unincorporated Lee County's Class 5 rating gives 25 percent.

Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 15, 2026; USGS one-meter lidar acquired September 1, 2018; Lee County flood, CRS and map-change pages and FEMA Letter of Final Determination dated September 2, 2026, read October 15, 2026).

Source: FEMA National Flood Hazard Layer, queried October 15, 2026; a centroid test at each home, not a parcel determination. 334 + 86 = 420.

Zone AE and shaded Zone X

The 420 are the single-family homes with a usable centroid, out of 439 on the roll. No Coastal A, LiMWA or VE zone is mapped in the community. For a buyer financing with a federally backed mortgage, a home in Zone AE means flood insurance is required by the lender; a home in shaded Zone X can still be insured, and many owners choose to.

The two map panels

Two Flood Insurance Rate Map panels cover Cape Royal: 12071C0243G, which covers 203 of the tested homes, and 12071C0381G, which covers 217. Both are effective November 17, 2022, and no Letter of Map Revision intersects the community. The panel number tells you which map a lender or surveyor is reading; the determination for a house is made on its building.

Ground elevation, and why the floor matters more

The median ground elevation at the 420 home sites is 6.93 feet on the NAVD88 datum, from USGS one-meter lidar acquired September 1, 2018 (USGS Elevation Point Query Service). Ground is not floor. A home's lowest floor height, which is what insurers and the county look at, is on that home's elevation certificate, and no public layer holds it.

The Community Rating System discount: 25 percent

Unincorporated Lee County, National Flood Insurance Program community 125124, has held Community Rating System Class 5 since 2007. That class is worth 25 percent on the full-risk premium, and under FEMA's Risk Rating 2.0 the discount applies to every National Flood Insurance Program policy in the community, including policies on homes in Zone X (Lee County, CRS and FEMA letters). The figure for a Cape Royal home is 25 percent; this is the county's class, not the City of Cape Coral's.

What happened with FEMA in 2024

On July 19, 2024, FEMA Region 4 warned Lee County that it could be placed on probation and dropped to Class 10 effective April 1, 2025 unless violations were corrected. On November 21, 2024, FEMA found the county's documents sufficient and said the county would not be placed on probation, and the county announced on November 22, 2024 that the discount was maintained (FEMA Region 4 letter, November 21, 2024). A buyer should know the rating has been tested once and held.

The March 2, 2027 map

A new Flood Insurance Study and Flood Insurance Rate Map for unincorporated Lee County take effect March 2, 2027, under a FEMA Letter of Final Determination dated September 2, 2026 (FEMA Letter of Final Determination). Lee County's list of changed panels does not include Cape Royal's two panels; confirm on the FEMA Map Service Center before you rely on it.

Lee County's 50 percent rule

Under Lee County's substantial improvement rule, an improvement or repair costing 50 percent or more of the structure's market value triggers current flood rules for the whole building (Lee County, 50% Rule). At permit application the county uses the Property Appraiser's assessed value of the structure, land excluded, and an owner may submit an appraisal instead. A building that crosses the line must meet current flood rules, with the lowest floor at the base flood elevation plus 1 foot, which is 8 feet NAVD88 where the base flood elevation is 7 (Lee County Ordinance 22-30). If you are buying an older Cape Royal home to renovate heavily, price the renovation against this rule before you write the offer.

Elevation certificates and what to do before you buy

Elevation certificates are required in the special flood hazard area during and after construction, and Lee County keeps a searchable elevation certificate database (Lee County Floodplain Management). Before you buy, look the address up on the FEMA Map Service Center, ask the seller for the elevation certificate and the flood disclosure, and ask the lender for its own flood determination. We state no flood zone for any single address, because FEMA's determination belongs to the building.

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

For a Cape Royal buyer, hurricanes mean Lee County Evacuation Zone A, the first area the county orders to evacuate, and insurance turns on the home's age, roof, wind mitigation and flood zone. Citizens' Lee County homeowners policies averaged $3,039 after a 2026 rate cut, a county average and not a quote.

Data updated: October 2026 (Lee County Emergency Management evacuation layer and pages read October 15, 2026; NOAA National Hurricane Center report AL092022; Citizens Property Insurance 2026 approved rates and its March 4, 2026 release; Florida Building Commission code dates).

Evacuation Zone A

Every home site we tested falls in Lee County Evacuation Zone A, also called surge zone 1, on the county's Emergency Management layer. The county says Zone A will be the first area ordered to evacuate, and that evacuation is often required for any named storm coming from the Gulf (Lee County, Zone A fact sheet). The layer carries no date, so confirm the address on the county's evacuation zone lookup before each season.

What the record says about Hurricane Ian in the area

Hurricane Ian made landfall on Cayo Costa on September 28, 2022 at 130 knots. The National Hurricane Center reports that "maximum inundation levels of 6 to 9 ft AGL occurred in Pine Island, Cape Coral, and other communities" near the mouth of the Caloosahatchee, and that in Lee County at least 52,514 structures were affected, 5,369 destroyed and 14,245 with major damage (NOAA National Hurricane Center, Hurricane Ian report). Those are area and county figures. No record we read states a surge depth, wind speed or damage count for Cape Royal, so we print none; a seller's flood disclosure is where one home's history appears.

Building codes by year built

Lee County enforces the Florida Building Code, 8th Edition (2023), effective December 31, 2023, and the 9th Edition (2026) takes effect December 31, 2026. The first statewide code took effect March 1, 2002; before it, Lee County enforced a local Standard Building Code. Of the 439 Cape Royal homes, 284 were finished in 2002 or later and 155 earlier. Because the roll's year built is the finish year, a home's code can be one edition older than its year suggests.

The wind-borne debris region

Lee County Ordinance 12-16 maps the whole county as a wind-borne debris region (Lee County Ordinance 12-16). We print no design wind speed for Cape Royal, because we did not read a site-specific figure; a builder or engineer fixes it for a given lot.

What Citizens publishes for Lee County

For 2026, Citizens' approved rates in Lee County show 5,586 homeowners multiperil (HO3) policies with an average premium of $3,322 before and $3,039 after a change of minus 8.5 percent; wind-only (HW2) coverage had 1,219 policies averaging $4,550 before and $4,279 after, minus 5.9 percent; all personal lines had 21,124 policies averaging $2,923 before and $2,797 after. Statewide, Citizens' March 4, 2026 release says homeowners multiperil rates fall an average of 8.8 percent and wind-only rates 5.5 percent in 2026 (Citizens, March 4, 2026). These are county book averages, not a quote for a Cape Royal home.

Four-point inspections and roofs

Citizens requires a 4-point inspection for homes over 20 years old, and its roof rule asks for documentation of at least five years of remaining useful life once a roof passes 25 years, or 50 years for the roof types Citizens treats as longer-lived (Citizens, inspections). Other insurers set their own rules. In Cape Royal, 299 of 439 homes were finished in 2006 or earlier, so most buyers should expect the 4-point request.

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 (Florida Statutes section 627.711). We state no discount for it, because credits differ by insurer and by home. Ask the seller for an existing form, or order one inside the inspection period.

Flood insurance

Flood insurance is a separate policy from homeowners insurance. The 25 percent Class 5 discount applies to every National Flood Insurance Program policy in unincorporated Lee County, Zone X included. We print no flood premium; the inputs to a quote are the elevation certificate, the building's lowest floor and the coverage chosen.

Get binding quotes inside the inspection period

The premium decides whether the monthly number works, so binding quotes for the exact home, with its wind mitigation form, 4-point report and elevation certificate, belong inside the inspection period, not after it. The association keeps a 2026 Emergency and Hurricane Preparedness page for owners (Cape Royal HOA), and Lee County's lookup confirms the evacuation zone for the address.

What Utilities and Services Come With a Cape Royal Home?

A Cape Royal home comes with county-side utilities: water from Greater Pine Island Water Association, septic on the record, electric from Lee County Electric Cooperative, county trash collection with the hauler the association names, and bulk Xfinity internet and TV billed in the association's $2,936 yearly charges. No City of Cape Coral utility serves the community.

Data updated: October 2026 (Lee County Property Appraiser district and franchise layers, Greater Pine Island Water Association pages and the Cape Royal HOA builder and resident pages, all read October 15, 2026).

Water from Greater Pine Island Water Association

Greater Pine Island Water Association supplies water to Cape Royal, according to the county's water-franchise layer and the association's franchise map. Its rate sheet lists a base charge, a ready-to-serve charge and a usage charge; we print no dollar figures because the rate sheet is the source. Ask the seller for one recent bill.

Septic, and the east-edge question

Septic is the norm on the record: the association's builder rules refer to a septic tank and drain field, and the county's wastewater-franchise layer returns no franchise for 435 of the 463 locations tested. The other 28 parcels sit on the east edge, inside a Cape Coral Utilities wastewater franchise polygon, and whether sewer lines serve them is not established on any record we read. Septic permits and inspections go through the Florida Department of Health in Lee County. For any home you like, ask which system it uses, read the permit history and include a septic inspection.

Electric, trash and internet

Electric service is from Lee County Electric Cooperative, named in the association's builder rules, which is the one source we have. Trash is the county's collection for unincorporated Lee County, and the association names Waste Pro as the hauler. Internet and TV come through the association's bulk Xfinity contract at $1,071 a year in 2026, billed with the dues.

Mail and the address

Mail goes to a Cape Coral address in ZIP 33991, and the Southwest Florida MLS lists the city as Cape Coral. That is a postal convention: for permits, zoning and taxes a Cape Royal owner deals with Lee County, and for the gate and the private streets with the association.

How Far Is Cape Royal From Everything?

From the Cape Royal gate, Cape Coral City Hall is about 6.2 route miles, Cape Coral Hospital about 7.2, downtown Fort Myers about 13.0 and Southwest Florida International Airport about 27.4. Fort Myers Beach is about 21.4, Sanibel City Hall about 27.3, Punta Gorda about 22.7 and Naples City Hall about 54.5. We print no drive times.

Data updated: October 2026 (OSRM car routes from the community gate on Royal Tee Boulevard, run October 15, 2026; toll rules from Lee County's Standard Toll Fares page, read October 15, 2026).

Bridge tolls

Lee County's toll page says: "Toll trips are only charged for trips from Fort Myers to Cape Coral or Sanibel." The Cape Coral Bridge and the Midpoint Bridge cost $2.00 with a transponder and $5.00 pay-by-plate, the Sanibel Causeway $6.00 or $9.00, and an unlimited program for the Midpoint and Cape Coral bridges costs $330 a year (Lee County, Standard Toll Fares). A driver paying one $2.00 toll on 250 return trips a year pays $500, against $330 for the unlimited program. The routes to Cape Coral Hospital, downtown Fort Myers by US 41, Matlacha and Punta Gorda cross no toll plaza.

Hospitals

Cape Coral Hospital, a Lee Health hospital at 636 Del Prado Blvd with an emergency department open 24 hours a day, is about 7.2 route miles from the gate with no bridge or toll (Lee Health, Cape Coral Hospital). Gulf Coast Medical Center at 13681 Doctors Way in Fort Myers, the Level II trauma center on the Florida Department of Health's list updated July 23, 2026, is about 18.2 route miles over the Midpoint Bridge. Lee Health Convenient Care on Pine Island Road, open 7 a.m. to 7 p.m. daily, is about 6.8 miles; Lee Memorial Hospital is about 13.7 by the US 41 bridge, and HealthPark Medical Center and Golisano Children's Hospital about 19.9. We print no bed counts.

Boat ramps and the water nearby

Cape Royal has no marina, dock or canal frontage on any record we read; the records show lakes and preserves, not canals. The nearest public ramps are Burnt Store Boat Ramp, a City of Cape Coral ramp at 230 Burnt Store Road with access to Matlacha Pass and the Gulf through the North West Spreader system and $15 a day trailer parking, about 3.3 miles by road from the golf course, and Matlacha Boat Ramp, a Lee County ramp at 4577 Pine Island Road NW with two launch slips, 30 trailer spaces and a $10 daily fee, about 4.6 miles. Whether a Cape Royal owner qualifies for the city's $75 resident ramp decal is not published, so we make no claim either way.

Parks, libraries and preserves

The Matlacha Pass Aquatic Preserve, a 14,600-acre state preserve established in 1972, is the open water those ramps reach, while the Matlacha Pass National Wildlife Refuge is closed to the public. Sirenia Vista Park, a city park at 3916 Ceitus Parkway, offers manatee viewing and a kayak launch onto the 190-mile Calusa Blueway. The Northwest Regional Library, a Lee County branch at 519 Chiquita Boulevard North, opened in 2009, and Pine Island Flatwoods Preserve and Galt Preserve on Stringfellow Road are about 10 to 13 road miles away.

Which Schools Serve a Cape Royal Address?

Cape Royal students are placed through School District of Lee County choice pools, not one assigned school. The 2026 to 2027 enrollment plan puts Cape Royal in Elementary Proximity Zone A, Middle Proximity Zone BB and High School West Zone, sub-zone 3, and the nearest campuses sit about 2.9 to 3.9 route miles from the gate. We print no school grades or ratings.

Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026-2027, approved December 1, 2025, and the district's School Proximity Zones feature service, read October 15, 2026; route miles from our OSRM car routes from the community gate, run October 15, 2026).

How placement works

Lee County does not give a Cape Royal address one zoned school. The district sorts every address into proximity zones for each level, families rank the schools in their pool, and a lottery places students, so the zone tells you which schools are in the pool, not which one a child will attend (Student Enrollment Plan 2026-2027). The pools came back identical at all ten sample points we tested inside Cape Royal; confirm a specific address on the district's own lookup, because zone lines can move when the board approves a new plan.

Elementary, middle and high pools

Elementary Proximity Zone A holds Trafalgar Elementary, Hector A. Cafferata Jr. K-8, Patriot Elementary and Skyline Elementary. Middle Proximity Zone BB holds Trafalgar Middle and Gulf Middle. High School West Zone, sub-zone 3, holds Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High and North Fort Myers High. The route miles in the table are distances from the gate, not a ranking.

Pine Island Elementary by request

Any student may request Pine Island Elementary in Bokeelia under the enrollment plan, without district transportation, and its fifth graders are pre-placed at Trafalgar Middle. The school is about 6.1 route miles from the gate.

The city's Oasis charter schools

Oasis Charter Schools is the City of Cape Coral's municipal charter system, with four campuses. Cape Royal is outside the city, and that does not by itself close the door: 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 (Oasis High, prospective students). A charter seat is an application, not an assignment.

What Is Being Built or Changed Near Cape Royal?

Near Cape Royal, the county record shows road and cart-path work inside the community, a small commercial rezoning on Pine Island Road about 1.2 miles away, the city's Cape Coral Grove mixed-use project to the north, and two state road studies. No residential rezoning case turned up within about 3 miles on the county's zoning-case layer.

Data updated: October 2026 (LeeGIS development orders and zoning cases, the City of Cape Coral's Coral Grove page, FDOT project pages and the 2023 interlocal agreement, all read October 15, 2026).

Inside Cape Royal

Lee County development order LDO2026-00282, issued September 4, 2026, covers repair and replacement of concrete golf cart paths and milling and overlay of the community's roadways, with no added impervious area. Earlier county orders covered golf cart bridge replacement, the last finaled December 9, 2021. These are maintenance projects on the community's own private streets and course paths, which the association pays for.

Pine Island Road and Coral Shores

The Ted Allen planned development rezones 1.4 acres from AG-2 to a commercial planned development for contractors and builders, with buildings up to 3,000 square feet; the Board of County Commissioners approved it with conditions on February 18, 2026. Across Pine Island Road, the three Royal Tee at Coral Shores parcels sit inside the city with commercial zoning, and their planned use is not on any record we could read.

Cape Coral Grove

Cape Coral Grove is a City of Cape Coral project on 131 acres on the north side of SW Pine Island Road between Chiquita Boulevard and Burnt Store Road. As the city lists it, the plan includes about 1,200 apartments, a 125-room hotel and more than 350,000 square feet of retail and entertainment, approved by City Council on August 7, 2024 under Ordinance 64-24 (City of Cape Coral, Coral Grove).

The road studies

FDOT is studying State Road 78 (Pine Island Road) from Veterans Parkway to west of US 41, a 9.2-mile corridor, for widening from 4 to 6 lanes, from late 2024 to mid 2027 (FDOT, SR 78 PD&E study). Lee County's transportation list for fiscal years 2025/26 to 2029/30 shows no Pine Island Road widening. A study is not a funded construction schedule, and we make no prediction.

How Do We Find You the Right Cape Royal Home?

We find you the right Cape Royal home by setting your price against the recorded sales by plat area, year built and size, reading the home's flood, septic and insurance file before a tour, and touring only homes that pass those checks. In a community with 25 sales a year and 10 homes on the market, preparation decides who writes the first good offer.

Step one: the carrying-cost picture

We start with the full cost of the home, not the price: the mortgage, the association's $2,936 a year, district 007 taxes at the reset assessment, insurance for a home of that age and flood zone, water and septic upkeep. The worked examples in this guide show the arithmetic we can print; insurance comes from binding quotes on the exact home.

Step two: the plat area and the age

A 1990s home in Block A and a 2016 home on the replat are both Cape Royal homes, and they sit at different points in the price table. We say which part of the community fits your list of requirements, using home features and not anything about who you are.

Step three: the file on each home

For each home on the shortlist we pull the year built and heated area from the roll, the street's recorded sales, the FEMA zone and any elevation certificate, the septic records and the Lee County permit history.

Step four: tours that answer questions

We tour with the file in hand, and we watch the Southwest Florida MLS for Cape Royal homes that match your criteria and tell you the day one reaches the market.

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

We negotiate for you in Cape Royal from the county record: what homes of the same plat area, year built and size sold for in the 12 months to September 25, 2026, how that compares with the asking price, and which terms protect you. The median active listing on October 10, 2026 asked $749,500 against a $620,000 recorded median.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026).

Price from the county record

We start with the sales of comparable homes, not the community median. The month-by-month table shows how far apart they sit: apart from the 5,814-square-foot outlier, every home built from 1987 to 2006 sold between $525,000 and $705,000, while every home built from 2012 on sold between $835,000 and $1,050,000. We adjust for heated area, year built, lot, a private pool, the flood zone and condition.

Reading the asking prices

On October 10, 2026, the 10 active Cape Royal listings asked from $625,000 to $1,125,000, with a median of $749,500, and the 3 pending sales had been listed from $684,500 to $897,000. Asking prices above the recorded sales of comparable homes are where we bring the county record to the table.

Reading time on market

The median Cape Royal closing took 39.5 days on market and sold at 96.6 percent of list in the 12 months to September 25, 2026, against 104 days in the prior 12 months. Sale-to-original-list ratio and cumulative days on market: Information not available at time of publishing (checked 2026-10-07). A listing well past the median is one where we ask the listing agent what has changed, and we tell you which source each number came from.

Terms that protect you

We ask for the estoppel certificate, the disclosure summary and the flood disclosure as written conditions of the contract; an inspection period long enough for the septic, 4-point and wind mitigation inspections and binding insurance quotes; a clear allocation of the $3,500 capital contribution; and a deposit schedule that fits the dates. The contract sets every day count.

Using what the inspection and the documents find

If the inspection finds a roof near the end of its life, a septic system that needs work, or a home in Zone AE without an elevation certificate, we use it to ask for a price change, a credit or a repair. Where a document is missing, we ask 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 homeowners association summary window, and put each one on the calendar.

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

In Cape Royal, as everywhere a REALTOR-affiliated multiple listing service operates, a buyer working with a participating agent has signed a written agreement before touring since August 17, 2024, 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 (National Association of REALTORS, what the settlement means).

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 (Florida Statutes, 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 we print no rate on this page.

What it means for a Cape Royal purchase

Because every recorded Cape Royal sale of the last 12 months was a resale by an individual owner, the compensation conversation is between you, your agent and the seller's offer in the contract. Ask the listing agent in writing what, if anything, the seller is offering, and we will put the answer into the offer.

How Do You Finance a Cape Royal Home in 2026?

Financing a Cape Royal purchase turns on four inputs: the down payment, the lender's treatment of the $2,936 association bill, the flood zone of the home and the insurance an older home can get. There is no district assessment to add to the debt-to-income ratio. A 20 percent down payment at the $620,000 median is $124,000.

The down payment arithmetic

Arithmetic: price x the percentage, at the lowest 12-month sale, the 12-month median and the replat median.

Dues in the debt-to-income ratio

A lender counts the association's $2,936 a year, which is $244.67 a month, along with property taxes and insurance. The bulk internet and TV contract and the golf-purchase assessment are already inside that figure, and no club fee is added.

Flood insurance

If the home is in Zone AE, as 334 of the 420 we tested are, flood insurance is required for a federally backed mortgage, and the premium belongs in the monthly number before you commit. The 25 percent Class 5 discount applies to every National Flood Insurance Program policy in the community.

Insurance on an older home

Your lender will ask for homeowners coverage on the home before closing. With 299 of 439 homes finished in 2006 or earlier, expect the insurer to ask for a 4-point inspection and roof documentation; a roof near the end of its life can change the quote or the insurer's answer.

Appraisal

An appraiser values a resale from comparable recorded sales. In a market where the 12-month median fell 16.8 percent year over year, an appraisal can come in below a contract price set from older sales or from asking prices. We bring the recent recorded sales of comparable homes to the appraiser.

Current rates

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

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

Cape Royal's pros for a buyer are a homeowner-owned public golf course with no membership requirement, a $2,936 all-in association bill, a county tax rate below the city district's and a quicker MLS pace than its ZIP code. Its cons are Zone AE for most homes, septic, no marina or listed pool, and leasing limits.

Pros

• An association-owned 27-hole public course with no membership required, bought on January 20, 2017 for $1,400,000.
• A $2,936 association bill in 2026 that includes bulk internet and TV, $244.67 a month.
• No CDD and no City of Cape Coral charges on the record; the 2026 district 007 rate of 14.6123 mills is below the city district's 15.3250.
• Single-family lots from 0.257 acre up, with median lots of 0.287 to 0.312 acre by section.
• A median of 39.5 days on market on the MLS, against 50 for ZIP 33991 single family.
• The Coral Shores Publix across Pine Island Road from the main entrance.

Cons

• Zone AE for 334 of 420 homes tested and Lee County Evacuation Zone A across the community.
• Septic on the record and no city utility network, with the east-edge question unresolved for 28 parcels.
• No marina or canal frontage on the record, and no pool or courts on the association's public pages.
• Residents may not walk, bike or ride a cart on the course without a tee time.
• Leases of at least 30 days, no more than four a year, with Board approval.
• Older homes face insurer inspection rules: 299 of 439 homes were finished in 2006 or earlier.

How the list lands for a buyer

Put each item beside a cost or a document. The association charges and the capital contribution are on the association's page and in the declaration. The flood zone is a FEMA reading for a specific home, and the number that matters is its lowest floor. The insurance inspections depend on the year built. The 16.8 percent fall in the median reflects a different mix of homes sold, not a measurement of any one home's value.

Selling a Florida Home to Buy in Cape Royal?

If you are also selling a Florida home to buy in Cape Royal, 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 Royal?

If you are moving within the community, start with a free Cape Royal home valuation built on the county's recorded sales in your plat area. When you are ready to list, our guide to selling your home in Cape Royal explains how we price a resale here. 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 homestead application deadline and the closing date on each side.

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. Our Cape Coral area guide sets the city picture beside Cape Royal.

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

If you own in Cape Royal and are thinking of selling, the most useful first step is a pricing read from the county's recorded sales in your plat area, matched by year built and size, set beside the 10 active listings. Call Jesse direct at (239) 898-6072. 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 Royal home valuation, read how we sell homes in Cape Royal, or call Jesse direct at (239) 898-6072. Top 1% Real Estate Agents Nationally Since 2008.

Set Up Custom Cape Royal Listing Alerts

A custom Cape Royal listing alert tells you about the right home the day it reaches the market. With 25 recorded sales a year and 10 homes active on October 10, 2026, the buyers who see a correctly priced Cape Royal home first are the ones who tour it and write the first offer.

Filters that matter here

Price and bedrooms are the least useful filters in Cape Royal. The ones that matter are the street or plat area, year built, heated size, a private pool, and whether the home is in Zone AE or shaded Zone X.

How to set one up

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

Get Your Cape Royal Buyer Consultation

The Cape Royal buyer consultation is a working session, not a sales meeting: we set your price against the recorded sales of comparable homes, explain the county tax line and the association bill, flag the flood and septic questions for the homes you like and give you the document list. There is no charge and no obligation.

What you get out of it

A cost model with the association charges, the district 007 tax illustration and the $3,500 capital contribution separated from the mortgage; the recorded sales for the plat area and street you are considering; the FEMA zone and any elevation certificate for an address you name; 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 plan to lease, and whether golf, a pool or a lot size matters to your search.

How to book it

Use the Cape Royal 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 Cape Royal buyer team on Google, and the quotes below are five-star Google reviews from buyers we represented in Southwest Florida, reproduced word for word. They are not Cape Royal transactions unless the client says so, and we display no aggregate rating.

On the whole process

★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review

On market knowledge

★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review

On buyer representation

★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review

What We Could Not Verify, and Where You Get It

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

• When the $295 golf-purchase assessment ends. Settled by the association's loan terms or its latest financial report, through the resale disclosure.
• The association's budget, reserves and minutes. Members-only; settled through the disclosure summary and the estoppel certificate.
• The lease term and rent of the golf course lease to Troon. Settled by the association's board records.
• Resident golf membership prices and the club's 12-month pass price. Settled by the club on inquiry.
• Whether the gate is staffed, and what the posted hours govern. Settled in writing by the association.
• The Lee County residential solid waste assessment on a Cape Royal bill. Settled by the seller's current tax bill.
• Whether sewer lines serve any of the 28 east-edge parcels. Settled by the seller and the utility for that address.
• Water rates in dollars. Settled by Greater Pine Island Water Association's current rate sheet.
• Which homes face the golf course. Settled by the lot's survey.
• The flood zone, base flood elevation and lowest floor of any particular home. Settled by the lender's determination and the elevation certificate.
• Whether the March 2, 2027 maps change anything for Cape Royal's two panels. Settled on the FEMA Map Service Center.
• A surge depth, wind speed or damage figure for Cape Royal in Hurricane Ian. No source states one.
• Insurance premiums for any Cape Royal home. Settled by binding quotes.
• The original list price and cumulative days on market of each Cape Royal closing. Settled by the listing history of the specific home.
• Whether a Cape Royal owner qualifies for the city's resident boat-ramp decal. Settled by the City of Cape Coral.
• The school an address is placed in. Settled by the district's lottery from the family's ranked pool.

Frequently Asked Questions, Buyer Edition

The questions below are the ones Cape Royal buyers ask most, from what the Cape Coral address means and what the association bills to how golf, leasing, flood and closing costs work. Each answer draws on a dated source, 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, 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; association, county and FEMA pages read October 15, 2026; 2026 millage book printed October 9, 2026; Florida Statutes, 2026).

Is Cape Royal in the City of Cape Coral?

No. Cape Royal has a Cape Coral mailing address in ZIP 33991, but it sits in unincorporated Lee County, outside the City of Cape Coral. None of the 463 parcel centroids we tested falls inside the city's boundary layer, the parcels are in Lee County taxing district 007, and the Property Appraiser's parcel page for the golf course prints "Municipality: Lee County Unincorporated." The association says the same: "Cape Royal is in Lee County, not the City of Cape Coral" (Cape Royal HOA).

What does buying in unincorporated Lee County mean for me?

It means Lee County, not the City of Cape Coral, is your local government. Property tax is billed in district 007 at 14.6123 mills for 2026, fire and EMS come from the Matlacha/Pine Island Fire Control District, police service is the Lee County Sheriff's Office, zoning is under the Lee County Land Development Code and building permits come from Lee County. Water is from Greater Pine Island Water Association and septic is the norm on the record. No City of Cape Coral tax, fire assessment, stormwater fee or utility charge reaches a Cape Royal parcel.

Why does Cape Royal have a Cape Coral address if it is outside the city?

The mailing address and the municipal boundary are two separate records. The mailing city on the county roll and in the MLS is Cape Coral and the ZIP code is 33991, while the municipality on the parcel is unincorporated Lee County. Your mail and the way buyers search say Cape Coral; your tax district, fire district, sheriff, permits and zoning are Lee County's.

Could Cape Royal be annexed by the City of Cape Coral?

A September 2023 interlocal agreement between the City of Cape Coral and the Matlacha/Pine Island Fire Control District says the city shall not initiate, endorse or approve any annexation of Saddlewood, Cape Royal or Matlacha Isles during its term, which is 10 years with two automatic 5-year renewals. Voluntary annexation by an individual owner stays possible after 45 days' notice to the fire district. We make no prediction (Interlocal agreement, 2023).

What is the median home price in Cape Royal?

In the 12 months to September 25, 2026, Cape Royal recorded 25 sales at a $620,000 median, from $525,000 to $1,950,000, all single-family resales (Lee County recorded sales, our analysis). The Southwest Florida MLS shows 26 closings in the same window at a $622,500 median, from $374,500 to $1,950,000; the two counts share 24 sales and are never combined. For scale, the single-family median in ZIP 33991 was $406,470.

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

The county recorded 25 sales in the 12 months to September 25, 2026, which is 5.7 percent of the 439 homes. Twenty-two were in Royal-Tee Country Club Estates and three on the Cape Royal replat. In the 12 months before that, the county recorded 17 sales.

Are Cape Royal prices going up or down?

Lower over the last 12 months, with a change in what sold. The median was $620,000 on 25 sales against $745,000 on 17 sales in the prior 12 months, down 16.8 percent; resales alone went from $710,000 to $620,000, down 12.7 percent. More of this year's sales were older homes, with a median year built of 2000 against 2007. The 12-month median is down 19.6 percent from the 2023 calendar-year high of $771,362 and up 44.2 percent from 2019's $430,000. We make no forecast.

How long do Cape Royal homes take to sell?

The MLS shows a median of 39.5 days on market for the 26 closings in the 12 months to September 25, 2026, at a median 96.6 percent of list price, against 104 days in the prior 12 months (Southwest Florida MLS, pulled October 10, 2026). Single-family homes in ZIP 33991 had a median of 50 days and 97.3 percent.

How many Cape Royal homes are for sale right now?

On October 10, 2026 the MLS showed 10 active Cape Royal listings, priced from $625,000 to $1,125,000 with a median list price of $749,500, and 3 pending sales. That is 4.6 months of supply: 10 active listings divided by 26 closings over 12 months.

What is the price per square foot in Cape Royal?

The median was $274.46 per square foot of county heated area across the 25 sales in the 12 months to September 25, 2026, down 8.9 percent from $301.18 in the prior 12 months. The Royal-Tee plat measured $272.71, and the replat $347.43 over the 36 months to September 25, 2026. County heated area is not MLS living area, so the two kinds of per-foot figure are not interchangeable.

Are there villas or condominiums in Cape Royal?

No. All 439 homes on the county roll are single-family homes on their own lots, and the declaration describes the community as single-family residential homes and common areas. A buyer who wants a villa or a condominium in ZIP 33991 looks at a different community, such as Sandoval.

How old are Cape Royal homes?

The 439 homes were finished from 1985 to 2025, with a median year built of 2004. By section, Block A has a median of 2001, Block B 2005 and the Cape Royal replat 2016. Of the 439, 299 were finished in 2006 or earlier, which is the age band where insurers ask for a 4-point inspection.

How big are Cape Royal homes?

County heated area runs from 1,679 to 5,814 square feet, with a median of 2,415. The roll shows 304 homes with 3 bedrooms, 111 with 4, 11 with 5 and 7 with 2, with 6 blank. Median lots run from 0.287 to 0.312 acre by section, and the smallest is 0.257 acre.

Is Cape Royal a gated community?

Yes. The plat legal for the common tracts reads "PRIVATE R/W (GATED) COMMON ELEMENTS," so the streets are private, gated and owned by the association. All non-residents enter and leave by the main gate on Pine Island Road; a West Gate on Veterans Parkway is for residents. Whether the gate is staffed is not published, so ask the association.

What are the HOA fees in Cape Royal?

The association's 2026 charges total $2,936 a year, collected annually in January: $1,570 in dues, a $295 directed assessment and $1,071 for bulk Xfinity internet and TV. That is $244.67 a month, or 0.47 percent of the $620,000 median sale price. A $3,500 capital contribution is due at each transfer of title on top of that (Cape Royal HOA).

Is golf included in the Cape Royal HOA fee?

Yes, through the $295 directed assessment, which the association says is "for the golf course purchase debt retirement." It is one line of the $2,936 yearly total. No golf membership is required, and the MLS mandatory club fee field reads $0.00 on all 26 closings, all 10 active listings and all 3 pending sales. When the debt is fully retired is not on a current public document.

Do I have to join the golf club to buy in Cape Royal?

No. The association says there is no community membership requirement for the club, although there are special resident pricing arrangements for those who choose to purchase memberships. Resident and pass prices are not published; the club gives them on inquiry (Cape Royal Golf Club, memberships).

Who owns the Cape Royal golf course?

The homeowners' association owns it. It bought the course on January 20, 2017 for $1,400,000 after the previous owner closed it in August 2016, and it leases the course and the Caloosa Club restaurant to Troon Golf. The lease term and rent are not published. Our Cape Royal Golf Club guide covers the course in full.

Can residents walk or bike on the Cape Royal golf course?

No. The association's golf course safety page says residents may not walk, bike, jog, walk dogs, fish or ride golf carts on the course except with a scheduled tee time, and the declaration says homeowners have no right to go onto the course except with one (Cape Royal HOA, golf course safety).

Is there a transfer fee when buying in Cape Royal?

Yes, a $3,500 capital contribution paid to the association at each transfer of title, except transfers between co-owners. Declaration section 6.1.4 allows another amount, with changes capped at 10 percent in a 365-day period. The contract decides whether the buyer or the seller pays it.

What does the estoppel certificate cost in Cape Royal?

The association's request page lists $250, plus $150 if the account is delinquent and $100 to expedite. The state caps in force since the 2022 adjustment are $299, $119 and $179. Florida law requires delivery within 10 business days of the request (Cape Royal HOA, estoppel request).

Does Cape Royal have a CDD?

No. The records we searched show no community development district, no sub-association, no municipal service benefit unit and no neighborhood MSTU for Cape Royal. The district 007 bill carries a Lee County Unincorporated MSTU line of 0.8398 mills, which appears on every district 007 bill and is not a neighborhood levy.

Does Cape Royal pay City of Cape Coral utility extension assessments?

No. No City of Cape Coral tax, fire assessment, stormwater fee, utility charge or Utilities Extension Project assessment reaches a Cape Royal parcel, because Cape Royal is outside the city and its water comes from Greater Pine Island Water Association.

Can I rent out a Cape Royal home?

Yes, within the declaration's limits. Leases must cover the entire lot in writing, with a minimum term of 30 days, no lot leased more than four times in a calendar year, no transient tenants and no subleasing; every lease and renewal needs prior written Board approval. The association's page adds an application, a background check for tenants over 18 and a $250 non-refundable fee.

Are short-term rentals allowed in Cape Royal?

No. The declaration bars transient tenants, sets a 30-day minimum, and treats listing a home on a short-term rental site as evidence of a violation (recorded declaration, Article 9).

Are pets allowed in Cape Royal?

Yes. Declaration section 5.5.1 allows domesticated animals in reasonable numbers, treats as unreasonable any number that Lee County Domestic Animal Services or ordinance deems excessive, requires a leash or carrier outdoors and has owners pick up waste. Commercial animals are not allowed, and there is no fixed count.

Does Cape Royal have a pool, tennis or pickleball?

Not on the association's public pages. The amenities those pages and the club's name are the 27-hole public course, the Caloosa Club restaurant and event space, a practice facility, eleven golf leagues and the Community Foundation; the Property Appraiser's record shows no recreation-center, pool or court parcel. As entered by listing agents, 25 of the 26 MLS closings carried a private pool.

Is there a marina or Gulf access in Cape Royal?

The records show lakes and preserves, not canals: no canal within 120 meters of ten interior points on the city's canal layer, no named or tidal waterway on the federal hydrography layer, no marina or dock use on any parcel, and no Gulf access flag on any of the 26 MLS closings. The nearest public ramps are about 3.3 and 4.6 miles by road.

Is Cape Royal in a flood zone?

Most homes are. Of the 420 single-family home sites we tested on FEMA's flood layer, 334 are in Zone AE with a base flood elevation of 7 feet and 86 in shaded Zone X, on panels 12071C0243G and 12071C0381G effective November 17, 2022. The test is a point in each home, not a parcel determination; the elevation certificate gives a home's lowest floor (FEMA flood hazard layer).

What flood insurance discount applies in Cape Royal?

Unincorporated Lee County has held Community Rating System Class 5 since 2007, worth 25 percent on the full-risk premium, and under Risk Rating 2.0 the discount applies to every National Flood Insurance Program policy in the community, shaded Zone X included. This is the county's class, not the City of Cape Coral's (Lee County, CRS).

What evacuation zone is Cape Royal in?

Lee County Evacuation Zone A, surge zone 1, at every home site we tested on the county's Emergency Management layer. The county says Zone A will be the first area ordered to evacuate and that evacuation is often required for any named storm coming from the Gulf. The layer is undated, so check the address each season.

How did Hurricane Ian affect Cape Royal?

No record we read gives a Cape Royal surge depth, wind speed or damage figure, so we print none. The National Hurricane Center reports that maximum inundation of 6 to 9 feet above ground occurred in Pine Island, Cape Coral and other communities near the mouth of the Caloosahatchee, and that in Lee County at least 52,514 structures were affected; those are area and county figures.

How much is homeowners insurance in Cape Royal?

We print no premium for any Cape Royal home. Citizens' 2026 approved rates show an average Lee County homeowners multiperil premium of $3,039 after an 8.5 percent cut, a county book average and not a quote. A Cape Royal quote depends on the home's age, roof, construction, wind mitigation and coverage, so get binding quotes inside the inspection period.

What are property taxes in Cape Royal?

Cape Royal is in Lee County taxing district 007, 14.6123 mills for 2026 as adopted. At a $620,000 taxable value with homestead, the ad valorem tax is $8,447.61: $568,589 times 9.3413 mills plus $595,000 times 5.2710 mills. Without homestead it is $9,059.63. These are illustrations at the sale median, not a tax bill (2026 millage book).

Does the homestead exemption apply in Cape Royal?

Yes, to an owner's permanent residence, as anywhere in Lee County. For 2026 the first $25,000 of assessed value is exempt from all taxes and an additional exemption of up to $26,411 applies to non-school taxes; applications are due by March 1. Save Our Homes then caps yearly increases at 3 percent or the change in the Consumer Price Index, 2.7 percent for 2026.

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

On a $620,000 purchase with 20 percent down, the state charges are $1,736.00 in mortgage documentary stamps and $992.00 in intangible tax on the $496,000 loan, plus $18.50 to record a two-page deed, and the $3,500 capital contribution if the contract assigns it to the buyer. Lender fees, inspections, insurance and prepaids are added from your Loan Estimate.

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

In Lee County the seller customarily pays the deed stamps and the owner's title policy and chooses the closing agent, and the buyer customarily pays to record the deed and the costs of a new mortgage. Those are customs, not law, and the contract controls.

Who provides water and sewer in Cape Royal?

Water comes from Greater Pine Island Water Association, whose rate sheet lists a base charge, a ready-to-serve charge and a usage charge. Sewer is septic on the record; 28 east-edge parcels fall inside a Cape Coral Utilities wastewater franchise polygon, and whether lines serve them is not established. Septic permits come from the Florida Department of Health in Lee County (Greater Pine Island Water Association).

Who provides fire and police service in Cape Royal?

Fire and EMS come from the Matlacha/Pine Island Fire Control District, whose Station 4 at 3500 SW Pine Island Road is about 1.1 route miles from the gate. Police service is the Lee County Sheriff's Office. The fire district's share of the 2026 tax rate is 3.7500 of the 14.6123 mills (fire district stations).

Which schools serve Cape Royal?

Cape Royal is in Elementary Proximity Zone A (Hector A. Cafferata Jr. K-8, Patriot, Skyline and Trafalgar), Middle Proximity Zone BB (Gulf Middle and Trafalgar Middle) and High School West Zone, sub-zone 3 (Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High and North Fort Myers High). Families rank the schools in the pool and a lottery places students. We print no school grades.

Can Cape Royal students attend the Cape Coral charter schools?

Possibly, subject to seats. The city's Oasis Charter Schools system has four campuses, and Oasis High's page says students residing in any Florida school district may seek enrollment under the state's open enrollment law, subject to seat capacity. A charter seat is an application, not an assignment.

How far is Cape Royal from the airport and the hospital?

From the community gate, Southwest Florida International Airport is about 27.4 route miles over the Midpoint Bridge, and Cape Coral Hospital about 7.2 route miles with no bridge or toll. Gulf Coast Medical Center, the Level II trauma center on the state list, is about 18.2 miles (our car routes, run October 15, 2026).

Do I pay a toll to get from Cape Royal to Fort Myers?

Not on the way out toward Fort Myers: Lee County's fare page says toll trips are only charged for trips from Fort Myers to Cape Coral or Sanibel. The Cape Coral and Midpoint bridges cost $2.00 with a transponder and $5.00 pay-by-plate, and the unlimited program is $330 a year. The routes to downtown Fort Myers by US 41 and to Cape Coral Hospital cross no toll plaza.

Can I build a new home on a vacant lot in Cape Royal?

The roll shows 39 vacant lot parcels plus Tract D, and three lot sales in the 12 months to September 25, 2026, from $120,000 to $173,000; over 60 months, 15 lot sales at a $173,000 median. Building needs the association's architectural review, a $3,500 damage deposit and impact fee ($2,500 refundable, $1,000 retained), a $500 mailbox fee and a Lee County permit, plus a Health Department septic permit.

How does Cape Royal compare with Sandoval?

On criteria only: both are gated communities in ZIP 33991, about 1.1 miles apart by straight line, with separate gates and associations. Cape Royal is in unincorporated Lee County with 25 sales at $620,000 and 439 single-family homes around an HOA-owned public course; Sandoval is inside the city with 92 sales at $359,500, detached homes, villas and condominiums, and a clubhouse with a pool and courts.

Do I need a buyer agreement before touring Cape Royal homes?

Since August 17, 2024, if you work with an agent who participates in a REALTOR-affiliated multiple listing service, you sign a written agreement before touring, including live virtual tours, stating the compensation and that commissions are negotiable. The requirement comes from the industry settlement, not from Florida statute (National Association of REALTORS).

How do I start buying in Cape Royal?

Call Marc at (239) 287-5873 or book a Cape Royal buyer consultation. The first conversation sets your price against the recorded sales of comparable homes, explains the county tax line and the association bill, and gives you the document list for any address you name. Selling first? Call Jesse direct at (239) 898-6072.

Downloadable Documents

Every Cape Royal 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. A Cape Royal buyer is handed several of these during a purchase, and reading them before the offer costs nothing.

Sources and Authoritative References

Every Cape Royal source below was read or checked on October 15, 2026 unless a line gives another date, and no competitor brokerage, listing portal or builder 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.

1. Lee County Property Appraiser roll dated October 4, 2026 and county recorded sales (DOR-qualified improved sales) through September 25, 2026, our analysis; public door at https://www.leepa.org/Search/PropertySearch.aspx.
2. Southwest Florida MLS (Matrix), Residential, Development field for Cape Royal, closings September 26, 2025 to September 25, 2026 and active listings on October 10, 2026, pulled October 10, 2026, our analysis.
3. Lee County Property Appraiser, parcel fabric (ParcelsWFS layer 0). https://gissvr.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0
4. Lee County Property Appraiser, parcel page for the Cape Royal golf course parcel. https://www.leepa.org/Display/DisplayParcel.aspx?FolioID=10073449
5. Lee County Property Appraiser, 2026 Taxing District Millage Book, printed October 9, 2026. https://ftp.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf
6. Lee County Property Appraiser, 2025 Taxing District Millage Book. https://ftp.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf
7. Lee County Property Appraiser, districts map service (fire, water and wastewater franchise layers). https://gissvr.leepa.org/gissvr/rest/services/Districts/MapServer
8. Lee County Property Appraiser, zoning map service. https://gissvr.leepa.org/gissvr/rest/services/Zoning/MapServer
9. Lee County Property Appraiser, general exemption information, tax year 2026. https://www.leepa.org/Exemption/GeneralExemptionInfo.aspx
10. City of Cape Coral OpenData, City Boundary layer. https://capeims.capecoral.gov/arcgis/rest/services/OpenData/OpenData/MapServer/0
11. City of Cape Coral OpenData, PublicWorks Canals layer. https://capeims.capecoral.gov/arcgis/rest/services/OpenData/PublicWorks/MapServer/11
12. Matlacha/Pine Island Fire Control District, district budget documents. https://mpifcd.specialdistrict.org/district-budget
13. Matlacha/Pine Island Fire Control District, Resolution 2026-008, final millage adopted September 23, 2026. https://mpifcd.specialdistrict.org/files/8e39ded9f/Resolution+2026-008.pdf
14. Matlacha/Pine Island Fire Control District, About Us. https://pineislandfire.org/about-us
15. Matlacha/Pine Island Fire Control District, Stations. https://pineislandfire.org/stations
16. Greater Pine Island Water Association, rates. https://pineislandwater.com/rates
17. Greater Pine Island Water Association, franchise map. https://pineislandwater.com/franchise-map
18. Cape Royal HOA, Realtors, Rentals and Builders (2026 dues and assessments, rentals, gate, utilities). https://www.caperoyalhoa.com/realtors-rentals-builders
19. Cape Royal HOA, Golf and Dining. https://www.caperoyalhoa.com/golf-dining
20. Cape Royal HOA, Golf Course Safety. https://www.caperoyalhoa.com/golf-course-safety
21. Cape Royal HOA, Golf Leagues. https://www.caperoyalhoa.com/golf-leagues
22. Cape Royal HOA, Cape Royal Community Foundation. https://www.caperoyalhoa.com/cape-royal-community-foundation-crcf
23. Cape Royal HOA, public governing documents. https://www.caperoyalhoa.com/governing-documents-public
24. Cape Royal HOA, Second Amended and Restated Declaration and Bylaws, Lee County instrument 2026000053727 (public copy). https://www.caperoyalhoa.com/File/View/a1e7aec2-c733-4dd8-8894-bb851f8aa635
25. Cape Royal HOA, estoppel certificate request. https://www.caperoyalhoa.com/cape-royal-estoppel-certificate-request-form
26. Cape Royal HOA, 2026 Emergency and Hurricane Preparedness. https://www.caperoyalhoa.com/2026-emergency-hurricane-preparedness
27. Cape Royal HOA, home page. https://www.caperoyalhoa.com/
28. Cape Royal Golf Club, home. https://www.caperoyalgolfclub.com/
29. Cape Royal Golf Club, The Course. https://www.caperoyalgolfclub.com/the-course/
30. Cape Royal Golf Club, Memberships. https://www.caperoyalgolfclub.com/memberships/
31. Cape Royal Golf Club, The Caloosa Club. https://www.caperoyalgolfclub.com/the-caloosa-club/
32. Cape Royal Golf Club, Golf Outings and Events. https://www.caperoyalgolfclub.com/golf-outings/
33. Cape Royal Golf Club, Book a Tee Time. https://www.caperoyalgolfclub.com/book-a-tee-time/
34. Cape Royal Golf Club, Privacy Policy (names Troon Golf, LLC). https://www.caperoyalgolfclub.com/privacy-policy/
35. Troon, Cape Royal Golf Club course page. https://troon.com/course/cape-royal-golf-club
36. Island Sun, Cape Royal homeowners purchase Royal Tee golf course, January 27, 2017. https://www.captivasanibel.com/news/swfl-news/2017/01/cape-royal-homeowners-purchase-royal-tee-golf-course/
37. WINK News, homeowners buy recently closed golf course near Cape Coral, January 23, 2017. https://winknews.com/2017/01/23/homeowners-buy-recently-closed-golf-course-near-cape-coral/
38. Florida Division of Corporations, Royal-Tee Homeowners Association search. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchNameOrder=ROYALTEECOUNTRY&searchTerm=royal%20tee%20country
39. Lee County, Floodplain Management. https://www.leegov.com/dcd/flood
40. Lee County, CRS and FEMA letters. https://www.leegov.com/femacrs
41. Lee County, FEMA map changes 2026/2027. https://leegov.com/dcd/flood/floodways/femamapchanges2026
42. FEMA via Lee County, Letter of Final Determination, community 125124, September 2, 2026. https://www.leegov.com/dcd/Documents/Flood/LFDLetterFMC2026.pdf
43. FEMA Region 4 letter to Lee County, July 19, 2024. https://www.leegov.com/Documents/FEMACRS/Lee%20County%20NFIP_Letter%2007192024.pdf
44. FEMA Region 4 letter to Lee County, November 21, 2024. https://www.leegov.com/Documents/FEMACRS/Lee%20County%20NFIP%20Letter-11-22-24.pdf
45. Lee County, 50% Rule (substantial improvement). https://www.leegov.com/dcd/flood/building/improvements
46. Lee County, Ordinance 22-30 (flood, freeboard). https://www.leegov.com/dcd/Documents/FloodMapping/22-30.pdf
47. Lee County, Building and Permitting Services. https://www.leegov.com/dcd/buildingpermitservice
48. Lee County, Residential Building Guide. https://www.leefl.gov/dcd/PermittingDocs/Residential%20Building%20Guide.pdf
49. Lee County Emergency Management, Do you know your evacuation zone? https://www.leefl.gov/publicsafety/emergencymanagement/knowyourzone
50. Lee County Emergency Management, Evacuation Zones layer. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Aware_Layers/FeatureServer/1
51. Lee County Emergency Management, Zone A fact sheet. http://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20A.pdf
52. FEMA, National Flood Hazard Layer map service. https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
53. FEMA, Flood Map Service Center. https://msc.fema.gov/portal/home
54. NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022). https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
55. USGS, Elevation Point Query Service. https://epqs.nationalmap.gov/v1/json?x=-82.0353&y=26.6230&units=Feet&wkid=4326
56. USGS, National Hydrography Dataset map service. https://hydro.nationalmap.gov/arcgis/rest/services/nhd/MapServer
57. Lee County, Ordinance 12-16 (wind-borne debris region). https://www.leegov.com/bocc/Ordinances/12-16.pdf
58. Florida Building Commission, 2023 Florida Building Code effective dates. https://www.floridabuilding.org/fbc/Publications/2023_Effective_Dates.pdf
59. Citizens Property Insurance Corporation, 2026 multiperil rates release, March 4, 2026. https://www.citizensfla.com/-/20260304-citizens-2026-multiperil-rates-to-drop-statewide
60. Citizens Property Insurance Corporation, 2026 approved rate changes by county, read October 7, 2026. https://www.citizensfla.com/documents/20702/39683240/2026+Approved+Rate+Changes+by+County.pdf/b50f8cfc-3ff4-8178-6e26-cb047ff7f0f7
61. Citizens Property Insurance Corporation, inspections (4-point and roof rules), read October 7, 2026. https://www.citizensfla.com/inspections
62. Citizens Property Insurance Corporation, your wind mitigation inspection, read October 7, 2026. https://www.citizensfla.com/-/content-your-wind-mitigation-inspection
63. School District of Lee County, Student Enrollment Plan 2026-2027. https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
64. School District of Lee County, School Proximity Zones feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/School_Proximity_Zones/FeatureServer
65. School District of Lee County, Trafalgar Elementary School. https://tfe.leeschools.net/
66. School District of Lee County, Trafalgar Middle School. https://tfm.leeschools.net/
67. School District of Lee County, Hector A. Cafferata Jr. K-8 School. https://hac.leeschools.net/our_school
68. School District of Lee County, Mariner High School. https://mrh.leeschools.net/
69. School District of Lee County, Pine Island Elementary School. https://pie.leeschools.net/
70. Oasis High, prospective students. https://www.oasishighschool.net/prospective-students
71. Lee Health, Cape Coral Hospital. https://www.leehealth.org/locations/find-a-location/cape-coral-hospital
72. Lee Health, Gulf Coast Medical Center. https://www.leehealth.org/locations/find-a-location/gulf-coast-medical-center
73. Lee Health, Convenient Care, Pine Island Road. https://www.leehealth.org/locations/find-a-location/convenient-care-pine-island-road
74. Florida Department of Health, Florida Trauma Centers, updated July 23, 2026. https://www.floridahealth.gov/wp-content/uploads/2025/08/Florida-Trauma-Centers.pdf
75. Lee County, Standard Toll Fares. https://www.leegov.com/tolls/cost
76. Lee County, Tolls. https://www.leegov.com/dot/tolls
77. City of Cape Coral, Burnt Store Boat Ramp. https://www.capecoral.gov/departments/parks_recreation/parks_facilities/burnt_store_boat_ramp.php
78. City of Cape Coral, Boat Ramps and Parking. https://www.capecoral.gov/departments/parks_recreation/park_services/boat_ramps_parking.php
79. Lee County Parks and Recreation, Matlacha Boat Ramp. https://www.leegov.com/parks/boat%20Ramps/matlachaboatramp
80. Lee County Parks and Recreation, Matlacha Park and Community Center. https://www.leegov.com/parks/centers/matlacha
81. City of Cape Coral, Sirenia Vista Park. https://www.capecoral.gov/departments/parks_recreation/parks_facilities/sirenia_vista_park.php
82. US Fish and Wildlife Service, Matlacha Pass National Wildlife Refuge. https://www.fws.gov/refuge/matlacha-pass
83. Florida Aquatic Preserves (DEP), Matlacha Pass Aquatic Preserve. https://floridaaquaticpreserves.org/managed-areas/aquatic-preserves/matlacha-pass-aquatic-preserve
84. Lee County Parks and Recreation, Calusa Blueway. https://www.leegov.com/parks/blueway
85. Lee County Library System, Northwest Regional Library. https://www.leegov.com/library/branches/nw
86. Lee County Conservation 20/20, Pine Island Flatwoods Preserve. https://www.leegov.com/parks/preserves/pineislandflatwoods
87. Lee County Conservation 20/20, Galt Preserve. https://www.leegov.com/parks/preserves/galt
88. Publix, Publix at Coral Shores. https://www.publix.com/locations/1007-publix-at-coral-shores
89. Interlocal agreement, City of Cape Coral and Matlacha/Pine Island Fire Control District (2023), as hosted by GPICA. https://gpica.org/wp-content/uploads/2023/11/2023-fire-district-Interlocal-agreement-.pdf
90. City of Cape Coral, Coral Grove. https://www.capecoral.gov/edo/coral_grove.php
91. FDOT District One, SR 78 PD&E study 452680-1. https://www.swflroads.com/project/452680-1
92. FDOT District One, Burnt Store Road PD&E study 436928-1. https://www.swflroads.com/project/436928-1
93. Lee County, DCD zoning map service. https://gismapserver.leegov.com/gisserver910/rest/services/Layers/DCD_Zoning/MapServer
94. LeeGIS, zoning cases and development orders feature services. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services
95. Lee County Tax Collector. https://www.leetc.com/
96. Florida Statutes 2026, s. 689.302, disclosure of flood risks to prospective purchaser. https://www.flsenate.gov/Laws/Statutes/2026/689.302
97. Florida Statutes 2026, s. 720.401, prospective purchasers subject to association membership requirement. https://www.flsenate.gov/Laws/Statutes/2026/720.401
98. Florida Statutes 2026, s. 720.30851, estoppel certificates. https://www.flsenate.gov/Laws/Statutes/2026/720.30851
99. Florida Statutes, s. 720.302, purposes, scope and application. http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.302.html
100. Florida Statutes 2026, s. 689.261, disclosure of ad valorem taxes to prospective purchaser. https://www.flsenate.gov/Laws/Statutes/2026/689.261
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102. Florida Statutes 2026, s. 201.08, tax on mortgages. https://www.flsenate.gov/Laws/Statutes/2026/201.08
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Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida team Cape Royal buyers call when a purchase has to be priced on the county record and closed without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and the team is the #5 real estate team in Florida (RealTrends 2026).

• 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 Royal 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 Royal, 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, buying a seasonal home, 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 Royal neighborhood guide, and the course has its own Cape Royal Golf Club guide. Selling first? Read how we sell homes in Cape Royal, or see what a Cape Royal home is worth. Ready to buy? Start your Cape Royal buyer consultation or call Marc at (239) 287-5873. For the rest of the city, see our guide to buying a home in Cape Coral and, for the nearby gated alternative, our Sandoval buyer's guide.

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

Market data from Southwest Florida MLS, pulled October 10, 2026, and Lee County recorded sales through September 25, 2026 (county roll dated October 4, 2026). McGreevy and Comisar, Brokered by Domain Realty.