Updated October 2026
<p>Buying a condo in Isles of Porto Vista? We read the 13 county recorded sales, your building association's state record, the condo safety deadlines and the documents you receive before you write an offer. Call Marc at (239) 287-5873.</p>
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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 · Jesse McGreevy and Marc Comisar, Domain Realty
This is our buyer's guide to Isles of Porto Vista, the community of 18 three-story condominium buildings off De Navarra Parkway in northeast Cape Coral, Florida, ZIP code 33909. The history, the association roster and the full record are in our Isles of Porto Vista community guide. What follows is the buyer's side: what exactly you are buying, what the county says the 13 condos that sold in the last 12 months went for, what a condo here costs to own, which association documents decide the answer to almost every question, how Florida's condominium safety laws touch your purchase, how Isles of Porto Vista compares with Concordia, and how a purchase runs in Lee County from the written buyer agreement to the closing table. Call Marc at (239) 287-5873, see how we represent buyers, or read the full guide below.
Isles of Porto Vista is a Cape Coral community of 215 condominium homes in 18 three-story buildings, each building its own condominium with its own association, where Lee County recorded 13 resales at a $157,000 median in the 12 months to September 25, 2026. These ten points shape every offer we write here.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, DOR-qualified improved sales, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix) pulled October 10, 2026; Florida Division of Corporations, FEMA, City of Cape Coral and Lee County records read October 10, 2026, with two association records and the permit record re-read October 15, 2026).
This Isles of Porto Vista buyer guide runs from what you are buying and what it sold for, through the cost of owning a condo, the associations, the condominium safety laws and the documents you receive, to flood, insurance, schools, negotiation and financing. Use the list below to jump to the question you need first, or call Marc and talk it through.
McGreevy and Comisar are the Isles of Porto Vista buyer's agents who read the county's recorded sales, the building association's state filing and the condominium safety deadlines for the exact building 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).
In Isles of Porto Vista the expensive mistakes are rarely about finishes. They are pricing a condo off a citywide or ZIP code median when the community has its own record of 13 sales; reading a fee off a listing sheet as if the association had published it; buying into a building whose association was administratively dissolved without asking whether it has reinstated; signing before the structural integrity reserve study and the budget are in hand; or confusing the for-sale condominiums with the rental apartments next door that share the name. Our job is to price those differences into the offer while you can still act on them.
If you are weighing us against other agents, our side-by-side look at the best real estate agents in Cape Coral sets out the yardsticks we think a buyer should use: verified production, years in the market, reviews you can read yourself, and whether the agent who tours with you is the agent who negotiates. In a community of 18 separate condominium associations, add one more test: ask whether the agent can tell you, before the first tour, which building a listing is in, whether that building's association is active on the state's records, and what the county says the last sales on that street brought.
These are the locked credentials we publish on every page we operate, stated exactly as awarded:
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, with over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar.
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. 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. Call Marc at (239) 287-5873 for a buyer consultation, or call Jesse direct at (239) 898-6072 if you are selling first.
Before writing this Isles of Porto Vista buyer guide we tracked every recorded sale on the community's legal descriptions for the 12 months to September 25, 2026, 13 in all, read the Lee County roll for all 233 parcels, and read the state, city, county and federal records that answer a buyer's questions. This section lists what we measured.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; Florida Division of Corporations, FEMA, USGS, City of Cape Coral and Lee County layers read October 10, 2026, with re-reads on October 15, 2026).
We tracked every recorded Isles of Porto Vista sale in the 12 months to September 25, 2026: 13 qualified sales of condominium homes on the ISLES OF PORTO VISTA legal descriptions in ZIP code 33909. We sorted them by street, by date and by price, and ran the same cuts for longer windows of 24, 36 and 60 months, for every calendar year since 2019, and for the full history back to the first recorded sale of an individual home on November 15, 2006. We ran the same county method on Concordia, the nearest all-condominium community in the same ZIP code, so the comparison in this guide uses one denominator.
The Lee County roll dated October 4, 2026 holds 233 parcels on the Isles of Porto Vista legal descriptions: 215 condominium units and 18 common-element parcels, one for each building. We read every unit's bedrooms, baths, county heated area and year built. We also measured the rental apartments next door separately, so that none of their parcels slips into a count, and we checked them for recorded sales in every window. There were none.
We read the Florida Division of Corporations record for the community association and for each of the 18 condominium associations, re-reading the two dissolved records on October 15, 2026. We sampled FEMA's flood map and the USGS elevation service at six points across the buildings, read the Lee County evacuation layer, the School District of Lee County's 2026 to 2027 zone layer at eight points, and the City of Cape Coral's street, address, permit, zoning, utility and aerial layers. We computed route miles from the centre of the community on a public routing engine, with no travel times.
Before the first showing we pull six things for each condo on your short list: the building number from the legal description; that building's association status on the state's records and the date of its latest filing; the building's budget and an estoppel certificate request; the structural integrity reserve study and milestone documents the association holds; the flood map point and the building's insurance certificate; and the city's payoff request for any assessment or open permit. Those answers move price and risk more than finishes do, and they take a day to assemble.
In Isles of Porto Vista you buy a two-bedroom, two-bath condominium home in one of 18 three-story buildings, each its own condominium with its own association, on the private streets Pomodoro Circle, Del Sol Lane and Tuscan Drive. The Lee County roll holds 215 such homes, built in 2006 and 2007.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; City of Cape Coral street and address layers read October 10, 2026; Florida Division of Corporations read October 10, 2026).
Every home on the roll is the same plan: two bedrooms and two baths. Of the 215 homes, 214 carry 1,280 square feet of county heated area and one carries 1,270. County heated area is the Property Appraiser's own measure, and it is the only square footage this guide uses. Some listings describe a home as a two-bedroom plus den, and listing living areas vary; the floor plan exhibit to the building's recorded declaration is the document that settles what a specific home contains. Because the plan is uniform, two homes here differ by building, floor, view and condition, and those are the things we price.
The roll names each building Isles of Porto Vista Condominium 1 through 18. Fourteen stand on Pomodoro Circle (Condominiums 1 to 5, 7 to 12 and 14 to 16), one on Del Sol Lane (Condominium 6) and three on Tuscan Drive (Condominiums 13, 17 and 18). Each building has three floors with four homes on each floor, so a building typically holds 12 homes. Condominium 12 shows 11 homes on the roll, and one home in that building appears on the Property Appraiser's parcel map with the note "Certified Roll Data not found for this parcel"; the roll count of 215 stands.
The roll dates Condominiums 1 to 12 and Condominium 15 to 2006, which is 13 buildings and 155 homes, and Condominiums 13, 14, 16, 17 and 18 to 2007, which is five buildings and 60 homes. The roll's year built is not a certificate of occupancy date, which the city's building records hold. That difference matters for the milestone inspection schedule covered later. The builder of the buildings is not on any public record we could read.
A condominium deed conveys a unit as the building's recorded declaration defines it, together with the share of the common elements and the association membership the declaration attaches to it. At Isles of Porto Vista that means each building's own declaration governs the home you buy, and the amenity land sits on separate parcels the county roll lists under the community association's name. The declaration, which you receive at contract, is the document that draws the line between what you own and what the association owns.
The entrance is on Porto Vista Parkway off De Navarra Parkway in northeast Cape Coral, about 0.3 mile from Del Prado Boulevard North and North Tamiami Trail (US 41). The community's own streets are private on both the city's street layer and the county's road layer, and the city maintains Porto Vista Parkway up to the private entrance stretch. Every parcel sits in taxing district 057, the City of Cape Coral, and in the Property Appraiser's market neighborhood 0802.
Two rental properties beside the community carry the name: "The Apartments of Isles of Porto Vista" and "The Apartments at Isles of Porto Vista II." Each is legally a condominium, declared in 2019 and built in 2021 and 2023, and each is held by a single owner company for all of its homes. The county shows no qualified recorded sale of any apartment in any window, so they are not a purchase option, and they are not counted in the 215 homes or in any figure in this guide. The difference for a buyer is simple: a condominium in one of the 18 for-sale buildings changes hands by deed; an apartment next door is leased from its owner.
Porto Vista is a separate community of twelve condominiums with 144 units, built from 2003 to 2005 on SW 50th Street in ZIP code 33914 in southwest Cape Coral, with its own association. The MLS files it as Development PORTO VISTA CONDO. Porto Vista Parkway, the entrance road here, has no connection to it. Whenever a listing, a sale or a fee says "Porto Vista," check the ZIP code and the street before you treat it as an Isles of Porto Vista fact.
The deed or the property tax bill names the building in its legal description, as "Isles of Porto Vista Condominium" followed by a number, and the Lee County Property Appraiser's tax roll search shows the same description for any address. Once you have the building number, you can check its association on the state's records and ask for that building's documents. We do this for every home on your list before the first tour.
Lee County recorded 13 Isles of Porto Vista condominium sales in the 12 months to September 25, 2026, at a median of $157,000, from $135,000 to $195,000. All 13 were resales of the same two-bedroom, two-bath plan, and all 13 sold for under $200,000.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, DOR-qualified improved sales, county roll dated October 4, 2026, our analysis).
The county record is the public record of deeds, so it leads every count and median in this guide. Across the 233 Isles of Porto Vista parcels, the county recorded 13 qualified sales in the window, every one a condominium and none a first sale from a builder.
| Measure | Figure |
|---|---|
| Recorded sales, 12 months to September 25, 2026 | 13 |
| Median sale price | $157,000 |
| Lowest and highest | $135,000 and $195,000 |
| Estimated builder-direct sales | 0 |
| Resales | 13 |
| Median price per square foot of county heated area | $122.66 |
| Sales under $200,000 | All 13 |
Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. Builder-direct is the analysis tool's estimate from the record.
We print the street and the price, never a unit number.
| Sale date | Street | Price |
|---|---|---|
| December 12, 2025 | Pomodoro Circle | $174,000 |
| December 18, 2025 | Pomodoro Circle | $145,000 |
| December 19, 2025 | Pomodoro Circle | $145,000 |
| January 12, 2026 | Del Sol Lane | $162,000 |
| February 27, 2026 | Pomodoro Circle | $152,000 |
| April 16, 2026 | Pomodoro Circle | $169,000 |
| April 29, 2026 | Tuscan Drive | $154,500 |
| May 8, 2026 | Pomodoro Circle | $169,000 |
| May 14, 2026 | Pomodoro Circle | $157,000 |
| June 2, 2026 | Pomodoro Circle | $195,000 |
| June 24, 2026 | Pomodoro Circle | $152,000 |
| June 25, 2026 | Tuscan Drive | $135,000 |
| August 28, 2026 | Pomodoro Circle | $170,000 |
Every one of the 13 was a two-bedroom, two-bath condominium with 1,280 square feet of county heated area, built in 2006 or 2007. Pomodoro Circle had 10 of the sales, Tuscan Drive 2 and Del Sol Lane 1, which follows from Pomodoro Circle carrying 14 of the 18 buildings. Because the plan is the same, the spread from $135,000 to $195,000 is a spread of building, floor, view and condition, and that is the spread we read before we recommend an offer.
Thirteen sales is a small sample, so we also read longer windows from the same county record, each ending September 25, 2026.
| Window | Sales | Median | Range |
|---|---|---|---|
| 12 months | 13 | $157,000 | $135,000 to $195,000 |
| 24 months | 31 | $169,000 | $110,000 to $269,900 |
| 36 months | 69 | $205,000 | $110,000 to $269,900 |
| 60 months | 157 | $219,900 | $110,000 to $290,000 |
| All history, from November 15, 2006 | 421 | $180,000 | $54,000 to $290,000 |
The windows overlap, so they are never added together. Source: Lee County recorded sales through September 25, 2026, our analysis.
Calendar years show the direction the record has moved. The 2026 row covers January 1 to September 25 only.
| Year | Recorded sales | Median | Builder-direct (estimate) |
|---|---|---|---|
| 2019 | 19 | $135,900 | 0 |
| 2020 | 23 | $145,000 | 0 |
| 2021 | 37 | $179,900 | 0 |
| 2022 | 48 | $238,750 | 0 |
| 2023 | 27 | $250,000 | 0 |
| 2024 | 37 | $220,000 | 0 |
| 2025 | 19 | $169,000 | 0 |
| 2026, to September 25 | 10 | $159,500 | 0 |
Source: Lee County recorded sales by calendar year, our analysis. Builder-direct is an estimate.
The median rose from $135,900 in 2019 to a calendar-year high of $250,000 in 2023, then fell to $169,000 in 2025. The 12-month median of $157,000 sits $93,000 below the 2023 figure: ($250,000 minus $157,000) divided by $250,000 is 37.2 percent lower. It sits 15.5 percent above the 2019 median. For a buyer that history does two things. It tells you that a seller who bought in 2022 or 2023 may be weighing a loss, which shapes how a negotiation runs, and it tells you that the record alone does not say where prices go next. We make no forecast, and we price from the most recent sales on the same street.
The median is $122.66 per square foot of county heated area across the 13 sales. Because 214 of the 215 homes carry 1,280 square feet, that figure moves almost one for one with price, so it is most useful against other communities. For ZIP 33909 condominiums as a group, the same county measure is $153.27, and at Concordia it is $155.16. We never set it beside a price per square foot built on a listing's living area, because the two measures count different space.
In the same 12 months the county recorded 79 condominium sales in ZIP 33909 at a $185,000 median and 535 condominium sales across the six Cape Coral ZIP codes at $210,000. All single-family homes and condominiums in the city together recorded 5,804 sales at $365,000. The 13 Isles of Porto Vista sales are part of the ZIP 33909 figure, and the community's $157,000 median sits below the ZIP and city condominium medians.
Isles of Porto Vista condos sold in a median of 44 days on market at 95.1 percent of list price in the 12 months to September 25, 2026, and the MLS showed 4 active listings and 1 pending sale on October 10, 2026, or 3.7 months of supply. The county record has no days-on-market field, so these figures come from the MLS.
Data updated: October 2026 (Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded).
The MLS shows 13 closings in the window, matching the county count, with a median of 44 days on market and a median sale price of 95.1 percent of the final list price. In the 12 months before that window, the MLS shows 14 closings, 13 of them marketed through the MLS, with a median of 72 days on market and a median price of $169,000. The pace quickened while the median price fell.
On October 10, 2026 the MLS showed 4 Isles of Porto Vista condominiums active and 1 pending. Those are counts on one day, and they change daily. With 215 homes across 18 buildings, four listings can easily mean four different buildings, each with its own association, budget and filing status, so we read each one separately.
Months of supply is the active listings divided by the monthly pace of closings: 4 active divided by (13 closings divided by 12 months) is 3.7 months. ZIP 33909 condominiums also show 3.7 months, with 23 active and 5 pending, while Cape Coral condominiums as a group show 6.1 months, with 244 active and 36 pending. A lower supply figure means fewer listings against the pace of sales. It does not by itself say which way a price will move.
| Group | MLS closings | Median days on market | Median sale-to-list | Active, October 10 | Pending | Months of supply |
|---|---|---|---|---|---|---|
| Isles of Porto Vista | 13 | 44 | 95.1% | 4 | 1 | 3.7 |
| ZIP 33909 condominiums | 74 | 56.5 | 95.2% | 23 | 5 | 3.7 |
| Cape Coral condominiums (six ZIP codes) | 480 | 71 | 94.5% | 244 | 36 | 6.1 |
Source: Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded.
Two measures a buyer sometimes asks for are not in our pull. Cumulative days on market, which follows a home across relistings: Information not available at time of publishing (checked 2026-10-07). Sale price as a share of the original list price: Information not available at time of publishing (checked 2026-10-07). For any listing you are considering, we pull its own listing history before we suggest an offer.
The county counts a sale when a deed is recorded and the state's revenue rules qualify it as an arm's-length sale. The MLS counts a closing when the listing broker closes it out, and the broker enters the details, including the building type and the fees. That is why the county leads on counts and prices and the MLS supplies only pace, list-price ratio, listings and supply. The MLS also records every one of the 13 closings as a low-rise building of one to three stories, as listing brokers enter that field.
Buying in Isles of Porto Vista? Call Marc at (239) 287-5873 or book an Isles of Porto Vista buyer consultation. The first session reads the 13 recorded sales against the building you like, checks that building's association on the state's records and lists the documents your offer should ask for. Selling a home first? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Owning a condo in Isles of Porto Vista means budgeting for the master association fee the MLS lists at $145 to $175 a month, a building fee that each of the 18 associations sets, property tax in district 057 and your own unit insurance. The record shows no club fee and no community development district.
Data updated: October 2026 (Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded; Lee County Property Appraiser and City of Cape Coral records read October 10, 2026; Citizens Property Insurance 2026 rate table; Florida Statutes 2026).
The table lists every layer a buyer meets. Where a layer is not published, the table says so and names the document that holds it.
| Layer | Amount | Period | Source |
|---|---|---|---|
| MLS-listed master association fee | $145 to $175 a month on all 13 closings (agent-entered, not the association's statement) | Monthly | Southwest Florida MLS, pulled October 10, 2026 |
| Your building's condominium association | $407 to $600 a month as reported in MLS listings of closed sales, 12 months to September 25, 2026; not confirmed with the associations | Monthly | Southwest Florida MLS, pulled October 10, 2026 |
| Mandatory club or recreation lease | None in the MLS fields ($0.00 on all 32 listings) | None | Southwest Florida MLS, pulled October 10, 2026 |
| Transfer fee | $0.00 on all 13 closings | At purchase | Southwest Florida MLS, pulled October 10, 2026 |
| Community development district | None on the county parcel record | None | Lee County Property Appraiser |
| Property tax | District 057; 2025 certified 15.3806 mills; 2026 applied 15.3250 mills | Yearly | Lee County Property Appraiser; City of Cape Coral; School District of Lee County |
| City charges on the tax bill | Condominium-unit amounts not read; read the unit's bill | Yearly | City of Cape Coral |
| Unit owner insurance | Not quoted; Citizens Lee County condominium unit owner average $1,356 after the 2026 change (county book, not a quote) | Yearly | Citizens Property Insurance |
| Flood insurance | Zone X at the sampled points; the lender and insurer decide; CRS Class 5 gives 25 percent on every NFIP policy | Yearly | FEMA; City of Cape Coral |
The MLS lists a master association fee on all 13 closings in the 12 months to September 25, 2026: $145 a month on five, $155 on seven and $175 on one, a median of $155. Over a year, $145 a month is $1,740 and $175 a month is $2,100. Those entries are made by the listing agent for each home, not stated by any association, and we cannot tell you what the fee covers or who collects it, because no budget or declaration from the community association was readable. The estoppel certificate holds the fee the association actually charges.
Each of the 18 buildings is its own association with its own budget, so each sets its own fee. The per-building condominium fees ran from $407 to $600 a month as reported in MLS listings of closed sales, 12 months to September 25, 2026; not confirmed with the associations. We never add the building fee to the master fee into one figure, and we never use it to build a total monthly cost, because the two entries are made separately and each may be incomplete. Two buildings in the same community can carry different fees and different reserve positions, which is why the budget of the specific building is the first document we ask for.
A buyer naturally wants a single number. We do not build one here, because the building fee is a listing entry rather than a published budget, the master fee is a listing entry too, the city charges for condominium units were not read, and insurance depends on the unit and the policy. What we do instead is set each layer side by side for the specific home, with the building's budget and estoppel certificate in hand, before you commit. That turns an estimate into the figure that will actually appear on your statements.
Isles of Porto Vista sits in taxing district 057. As an illustration only, take a homesteaded condo assessed at $157,000, the 12-month median used as a stand-in. Non-school taxable value is $157,000 less $25,000 less $26,411, or $105,589, times 10.0540 mills, which is $1,061.59. School taxable value is $132,000 times 5.271 mills, which is $695.77. The total is about $1,757.36 before the city's charges. Without a homestead exemption, $157,000 times 15.3250 mills is $2,406.03. The full tax section below explains each input.
Insurance comes in two layers: the building's master policy, which the association carries, and your own unit policy. We have not seen any building's master policy. For the unit policy, Citizens Property Insurance reports 801 condominium unit owner policies in Lee County, with an average premium of $1,459 before and $1,356 after an approved change of minus 7.0 percent in 2026. That is a county book average, not a quote for a home here.
No community development district appears on the county parcel record, so there is no district assessment on top of the association fees and the property tax. The city's utility extension project map shows no project area at the centre of the community, and the city's permit record for the Condominium 18 building on Tuscan Drive shows water, sewer and irrigation assessments as paid. Those are signs, not a guarantee for every unit, so the unit's tax bill and the city's free payoff request are the check.
Florida Statutes section 627.714 requires a condominium unit owner policy to include at least $2,000 of loss assessment coverage. A special assessment is how a building-wide cost reaches an owner, and none is published in anything we could read. That is not proof that none exists: the estoppel certificate and the building's minutes are where an approved or proposed assessment appears, and we ask about both in writing.
An Isles of Porto Vista buyer deals with the condominium association of the building the home is in and with Isles of Porto Vista Community Association, Inc., which the state lists as active since January 11, 2006. The 18 building associations were filed on October 11, 2006; 16 are active and 2 were administratively dissolved on September 25, 2026.
Data updated: October 2026 (Florida Division of Corporations read October 10, 2026, with Condominiums 10 and 15 re-read October 15, 2026; Southwest Florida MLS (Matrix), pulled October 10, 2026).
Isles of Porto Vista Community Association, Inc. (N06000000320) is a Florida not-for-profit corporation, active, with a principal address at 9150 Galleria Court, Naples, changed on December 5, 2023. Its board, per the state record, includes the presidents of two of the condominium associations, and its 2026 annual report lists the managers of the two companies that own the rental apartments among its officers and directors. The county roll lists the amenity land under the community association's name. What the community association owns, controls and charges is set by recorded documents that we have not read.
Each building is its own condominium with its own association, its own board, its own budget, its own reserves and its own fee. That is the single most important difference between buying here and buying in a community with one association over every home: two condos a few hundred feet apart can sit under associations in very different financial positions. Condominium 3's association was re-registered under a second state record, N07000009691, which is the active one.
The MLS lists a master association fee on all 13 closings, and the community association's board overlaps with the building associations' presidents. Those are signs of a layered structure, but they are not proof of one. Whether the community association is a master association over the 18, and what it charges, is for the recorded declarations to say. We therefore describe what the MLS lists and what the state filings show, and we read the declarations in your resale package before you rely on any answer.
| Group | Associations | Registered agent or address on the state record |
|---|---|---|
| 1 | Community association; Condominiums 3, 4, 5, 8, 9, 10, 11 and 12 | 9150 Galleria Court, Naples; Sandcastle Community Management is named on Condominium 10 |
| 2 | Condominiums 2, 6, 7, 13, 14 and 15 | Infinity Property Management Firm, LLC, Bonita Springs |
| 3 | Condominiums 16, 17 and 18 | Florida Skyline Management |
| 4 | Condominium 1 | A Naples law firm as registered agent; owner officers |
These are state filings, not management contracts. For a buyer, the practical result is that resale documents and estoppel certificates can come from up to four different sources depending on the building, and the first step is learning who holds the building's records today.
On September 25, 2026 the state recorded an administrative dissolution for an unfiled annual report against the Condominium 10 association (N06000010650) and the Condominium 15 association (N06000010661). Each had filed annual reports through 2025. Florida law dissolves a not-for-profit corporation administratively on the fourth Friday of September for an unfiled report, lets it apply for reinstatement at any time, and relates reinstatement back to the dissolution date (s. 617.1421; s. 617.1422). The record concerns the association's corporate filing, not the building or the deeds. For a home in either building we ask, in writing, whether reinstatement has been filed, and we re-read the state record on the day before closing.
Florida requires a condominium association website and document posting at 25 or more units (s. 718.111). Each condominium here has 12 units or fewer on the roll, under that threshold, and we found no website for any of the 18 associations or for the community association. The documents reach a buyer through the resale package, not online.
Leasing rules, pet rules, any buyer approval step and any age rule sit in each building's recorded declaration and rules, which we have not read. They can differ from building to building, and amendments change them. Do not assume a rule you heard about one building applies to another; read the declaration for the building you are buying into during the seven-day review period the statute gives you.
Isles of Porto Vista's buildings are three stories, so Florida's structural integrity reserve study law and its milestone inspection law both apply to the condo you buy. The reserve study must be completed by December 31, 2026 at the latest, and the first milestone inspection is likely due by December 31, 2036 or 2037, building by building.
Data updated: October 2026 (Florida Statutes 2026 and the City of Cape Coral condominium inspection FAQ read October 10, 2026; the City of Cape Coral permit record re-read October 15, 2026).
Each building has three floors of four homes. Both laws apply to a condominium building of three or more habitable stories (s. 553.899; s. 718.112). The MLS also describes the buildings as low rise of one to three stories on all 13 closings, which agrees with that reading.
The structural integrity reserve study is required for each building of three or more habitable stories at least every 10 years. For an association that existed on or before July 1, 2022 and is controlled by unit owners, the study had to be completed by December 31, 2025, and in no event after December 31, 2026. The study covers the roof, structure, fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors, among other items. Because each of the 18 buildings is its own association, the study you need is the one for your building. We could not read whether any association has filed, so we ask for the study itself or the association's written statement on it.
The milestone law requires an inspection by December 31 of the year a building reaches 30 years from its certificate of occupancy, then every 10 years. The City of Cape Coral's condominium inspection FAQ applies the 30-year schedule. Working from the roll's year built, because the certificate dates were not on the record we read:
| Buildings | Roll year built | Homes on the roll | Roll year plus 30 | First milestone inspection likely due by |
|---|---|---|---|---|
| Condominiums 1 to 12 and 15 | 2006 | 155 | 2036 | December 31, 2036 |
| Condominiums 13, 14, 16, 17 and 18 | 2007 | 60 | 2037 | December 31, 2037 |
The arithmetic is the roll year plus 30: 2006 + 30 = 2036 and 2007 + 30 = 2037. If a certificate of occupancy was issued in a different year, the date moves with it, and the City of Cape Coral Building Division holds the certificate dates.
For budgets adopted on or after December 31, 2024, an association required to obtain a structural integrity reserve study may not vote to provide no reserves, or less than the study requires, for the items the study covers; a multicondominium can be excepted through an alternative funding method the state approves. What each building actually reserves is in its budget. For a buyer that line is the difference between reserves funding the next large repair and a special assessment funding it, so we read it before the cancellation window closes.
The City of Cape Coral's permit layer shows permit BLDTC26-000620, issued September 3, 2026, status Issued, for a "Crown Roof Tile re-roof" of about 10,517 square feet at the Condominium 18 building on Tuscan Drive, with a stated valuation of $110,000. We re-read it on October 15, 2026. It tells you a building is being re-roofed with tile. It does not tell you how the association is funding the work, what it will charge owners, or how many of the other 17 buildings have been re-roofed, and we make no claim on any of those. If you buy in that building, the budget and minutes show the funding.
Florida law gives a resale buyer the milestone inspection summary and the latest structural integrity reserve study where they exist, at the seller's expense, and seven days, not counting weekends and legal holidays, to cancel after receiving the package (s. 718.503). We write the contract so the package arrives early, read the study's funding plan against the budget, and ask the association in writing about any assessment that the study or the re-roof work may lead to. The state's reserve study reporting is at the DBPR SIRS reporting page.
Isles of Porto Vista and Concordia are both all-condominium communities in Cape Coral's ZIP code 33909, about 2.4 miles apart by straight line. Isles of Porto Vista recorded 13 sales at a $157,000 median of one two-bedroom plan; Concordia recorded 22 at $210,000 across one, two and three bedrooms. The decision table sets them side by side on criteria.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix) pulled October 10, 2026, Development value as agents enter it).
| Factor | Isles of Porto Vista | Concordia |
|---|---|---|
| Where | Northeast Cape Coral, ZIP 33909, off De Navarra Parkway | Same ZIP, about 2.4 miles away by straight line |
| Homes on the roll | 215 condominiums, all 2 bedrooms and 2 baths; 214 at 1,280 sq ft heated, one at 1,270 | 340 condominiums: 68 one-bedroom, 136 two-bedroom, 136 three-bedroom |
| Built | 2006 and 2007 | 2006 to 2010 |
| County record, 12 months | 13 sales, median $157,000, $135,000 to $195,000 | 22 sales, median $210,000, $112,500 to $267,000 |
| Price per sq ft of county heated area | $122.66 | $155.16 |
| MLS median days on market | 44 | 25 |
| MLS median sale-to-list | 95.1% | 93.7% |
| MLS active and pending, October 10, 2026 | 4 and 1 | 9 and 1 |
| MLS months of supply | 3.7 | 6.0 |
| Governance | A community association plus 18 building associations; the MLS lists a master fee | Not researched for this guide |
| City zoning | RML | RML |
Source: Lee County recorded sales, 12 months to September 25, 2026 (roll dated October 4, 2026), our analysis; Southwest Florida MLS (Matrix) Development value as agents enter it, pulled October 10, 2026. Price per square foot uses county heated area for both.
Concordia's 12-month median of $210,000 is $53,000 above Isles of Porto Vista's $157,000, and on county heated area the gap is $155.16 against $122.66 per square foot. Part of that is product: Concordia's roll carries 136 three-bedroom homes of 1,468 to 1,618 square feet, which Isles of Porto Vista does not have at all, and 68 one-bedroom homes of 1,147 square feet. The two-bedroom homes at Concordia measure 1,190 to 1,356 square feet.
By calendar year, Concordia's median was $285,000 in 2022 on 47 sales, $243,000 in 2023, $235,000 in 2024, $185,540 in 2025 and $212,500 for 2026 to September 25. Isles of Porto Vista's was $238,750 in 2022, $250,000 in 2023, $220,000 in 2024, $169,000 in 2025 and $159,500 for 2026 to September 25. We print no forecast from either series.
Concordia closed at a 25-day median on market and 93.7 percent of list on 18 marketed closings, with 9 active and 1 pending listing and 6.0 months of supply. Isles of Porto Vista closed at 44 days and 95.1 percent, with 4 active, 1 pending and 3.7 months. Concordia sold faster in the window and for a lower share of list price; Isles of Porto Vista has less supply relative to its sales. Both are small samples.
At Isles of Porto Vista a buyer deals with one building association and the community association above it, and two of the 18 building associations were administratively dissolved on September 25, 2026. We did not research Concordia's governance, gate or amenities for this guide and make no claim about them. Whichever community you choose, request the declaration, the budget, the estoppel certificate and the reserve study for the specific building.
Choose on criteria, and let the documents settle the rest.
Each of those is a fact about the record, not a verdict on either community. We can run the numbers for a specific home in either one.
Isles of Porto Vista's 13 recorded sales at a $157,000 median compare with $347,500 at Entrada and $300,595 at Bella Vida in the same 12 months, two single-family-led neighbours in ZIP 33909, and with $185,000 for ZIP 33909 condominiums and $210,000 for Cape Coral condominiums. The table sets them side by side.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix) pulled October 10, 2026).
| Community or group | Product | Parcels | 12-month recorded sales | Median | MLS median days on market | MLS median sale-to-list | MLS months of supply |
|---|---|---|---|---|---|---|---|
| Isles of Porto Vista | Condominiums, 2006 to 2007 | 233 | 13 | $157,000 | 44 | 95.1% | 3.7 |
| Concordia | Condominiums, 2006 to 2010 | 341 | 22 | $210,000 | 25 | 93.7% | 6.0 |
| Entrada | Single-family led | 769 | 26 | $347,500 | 48 | 97.5% | 8.3 |
| Bella Vida | Single-family led | 467 | 26 | $300,595 | 87.5 | 96.4% | 6.0 |
| ZIP 33909 condominiums | Condominiums | Not counted | 79 | $185,000 | 56.5 | 95.2% | 3.7 |
| Cape Coral condominiums | Condominiums | Not counted | 535 | $210,000 | 71 | 94.5% | 6.1 |
County figures: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. MLS figures: Southwest Florida MLS (Matrix), pulled October 10, 2026, Sold Data Entry rows excluded. Entrada and Bella Vida medians mix houses and attached homes.
Read the county columns first: they count every qualified recorded sale in the window. The MLS columns are for pace. Parcels are not homes: Isles of Porto Vista's 233 parcels are 215 condominium units and 18 common-element parcels, and the rental apartments next door are not in them. And the product differs from row to row, so the table compares markets, not homes.
Entrada is the single-family-led community whose plat holds the multifamily tract on which Isles of Porto Vista's condominiums stand, Tract MF-1 in Block 8052. It recorded 26 sales at a $347,500 median, and the MLS shows 23 closings, 48 days, 97.5 percent of list and 8.3 months of supply. It is a separate community with its own page, and we claim no shared association.
Bella Vida, also single-family led and in ZIP 33909, recorded 26 sales at a $300,595 median, with 24 MLS closings, an 87.5-day median on market, 96.4 percent of list and 6.0 months of supply. A buyer choosing between a condominium here and a house there is choosing a product as much as a place.
For the whole city, from canal type to flood zones to the purchase process across all six ZIP codes, read our guide to buying a home in Cape Coral. It covers the single-family and canal markets this condominium community does not, and it is the right companion if you are still deciding between a condo and a house.
An Isles of Porto Vista buyer receives the seller's flood disclosure at or before signing, the condominium resale package with a seven-day right to cancel, an estoppel certificate from each association that issues one, and the property tax disclosure. Each document runs on its own clock, and the contract sets the dates.
Data updated: October 2026 (Florida Statutes 2026 read October 7 and October 15, 2026).
Under s. 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. The statute text holds no right for the buyer to cancel, so we read it before you sign, not after.
Under s. 718.503, the buyer is entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, and the summary of the milestone inspection report and the most recent structural integrity reserve study where they exist. The buyer may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them. At Isles of Porto Vista this package is where most of the unknowns in this guide get answered: the fee, the reserves, the leasing and pet rules and any approval step.
If the community association's documents bind your home, read them alongside the building's. Where a home is subject to a homeowners association under chapter 720, s. 720.401 requires a disclosure summary before signing, and without it the buyer may void the contract in writing within 3 days after receiving it or before closing, whichever comes first. Which statute governs the community association here depends on its recorded documents, which we have not read, so we ask for both sets.
An estoppel certificate is the association's statement of what is owed on the account. The adjusted caps in force since the 2022 adjustment are $299 for the certificate, $119 for delivery within 3 business days and $179 where the account is delinquent. It is due within 10 business days of the request, is good for 30 days if delivered by hand or electronically and 35 days if mailed, and the fee is refunded if the closing does not happen (s. 718.116; s. 720.30851). Here a sale may need one from the building association and one from the community association, and the documents decide how many.
A buyer must be given the property tax disclosure summary of s. 689.261, which warns that the seller's tax bill is not a guide to yours, because a change of ownership triggers reassessment. A seller who has held a homestead for years may carry an assessed value well under market, and your first bill resets to the new assessment.
Permit history for an address can be searched on the City of Cape Coral's EnerGov Citizen Self Service portal without an account. If a prior owner left a permit open, an owner may close it with the original contractor, another licensed contractor or as owner-builder, and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed (s. 553.79). Inside a condominium, work also follows the association's rules, so we check both.
A condo purchase in Isles of Porto Vista runs in eight steps: the written buyer agreement, the search, the offer, inspections, the association documents and estoppels, insurance and the loan, the closing, and the first months after. Lee County customs shape who pays what, and the contract controls every date.
Data updated: October 2026 (National Association of REALTORS pages, Florida Statutes 2026 and Lee County custom as recorded in our cost research, read October 7, 2026).
Since August 17, 2024, a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring a home, including live virtual tours. It states the agent's compensation and that broker commissions are not set by law and are fully negotiable. We explain it before you sign it.
We set the search on the building, the floor and the price band rather than on bedrooms, because every home here has the same plan. For each listing we pull the building number, the association's state status and the street's recent recorded sales before we suggest a tour.
We price from the 13 recorded sales and the listing's own history, and we write the contract so the resale package and the estoppel requests start at once. The contract sets the inspection period, the financing period and the closing date; we print no default day count, because the contract decides them.
A home inspection of the unit, plus the insurance inspections your insurer asks for. Citizens requires a four-point inspection for homes over 20 years old, and its roof rule asks for documentation of remaining roof life past set ages; for a condominium unit, ask the insurer which inspections belong to the unit policy and which to the association. The building's roof, structure and exterior are the association's, so the reserve study and the budget are your inspection of them.
The resale package starts your seven-day review. The estoppel certificates confirm what is owed and any approved assessment. We re-read the building association's state record, which matters most for Condominiums 10 and 15.
Your unit policy quote, any flood quote, and the lender's own review. A lender reviews the condominium as well as the borrower, so we ask early which association documents your lender wants.
By Lee County custom the seller pays the deed stamps and the owner's title policy and chooses the closing agent, and the buyer pays to record the deed and all costs of a new mortgage. These are customs, not law: the contract controls.
File for homestead by March 1 of the year you qualify if the condo is your permanent residence, register with the building association's management for access and notices, and keep the estoppel and the resale package with your closing papers.
On a $157,000 Isles of Porto Vista purchase with an 80 percent loan of $125,600, the buyer's state costs are $709.30: mortgage stamps of $439.60, intangible tax of $251.20 and $18.50 to record a two-page deed. Lender, inspection, insurance and prorations are on top and depend on the loan and the contract.
Data updated: October 2026 (Florida Statutes 2026; Lee County custom as recorded in our cost research; the $157,000 input is the 12-month county median, used as an illustration).
A new mortgage carries documentary stamp tax of 35 cents per $100 of the debt (s. 201.08) and a one-time intangible tax of $2 per $1,000 (s. 199.133). Recording a deed costs $10.00 for the first page and $8.50 for each further page (s. 28.24).
| Item | Input | Arithmetic | Amount |
|---|---|---|---|
| Purchase price | 12-month county median | Illustration | $157,000 |
| Down payment at 20 percent | $157,000 times 0.20 | $31,400 | |
| Loan at 80 percent | $157,000 times 0.80 | $125,600 | |
| Mortgage stamps | $125,600 at $0.35 per $100 | 1,256 times $0.35 | $439.60 |
| Intangible tax | $125,600 at $2 per $1,000 | 125.6 times $2 | $251.20 |
| Recording a two-page deed | $10.00 plus $8.50 | $18.50 | |
| State items, total | $439.60 plus $251.20 plus $18.50 | $709.30 |
A cash purchase skips the mortgage stamps and the intangible tax, so the state items fall to the recording charge.
Under Lee County custom the seller pays the deed stamps, 70 cents per $100 of the price (s. 201.02), which is $1,099.00 on $157,000, and the owner's title policy, whose premium by state rule is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above it, or $860.00 on $157,000 before any credit. The contract can move any of these.
The association's estoppel fee is capped at $299, plus $119 for 3-day delivery and $179 if the account is delinquent. Who pays it is a contract term. Here a sale may need two, one from the building association and one from the community association.
We print no figure for lender fees, a title search, a settlement or closing fee, a lien search or a commission rate, because no dated first-party document sets one. Your lender's Loan Estimate and the closing agent's statement are the documents that do.
Florida property taxes run on the calendar year and are paid in arrears, so a closing prorates the year between seller and buyer. Association fees are prorated to the closing date on the same principle, using the figures on the estoppel certificate.
Isles of Porto Vista sits in Lee County taxing district 057, where the certified 2025 total was 15.3806 mills and the 2026 total applied to the tax roll is 15.3250 mills. A homesteaded condo assessed at $157,000 would pay about $1,757.36 in ad valorem tax, and $2,406.03 without the exemption, before city charges.
Data updated: October 2026 (Lee County Property Appraiser exemption page and 2025 millage book and 2026 millage book printed October 9, 2026, City of Cape Coral release of October 6, 2026, School District of Lee County release posted September 9, 2026, all read October 7, 2026).
The 2025 components, in mills: Lee County General Revenue 3.7623; Public School by local board 2.2480; Public School by state law 3.0710; City of Cape Coral 5.1471; Lee County All Hazards 0.0693; Lee County Library 0.4218; South Florida Water Management District 0.0948, 0.0327 and 0.1026; Hyacinth Control 0.0192; Mosquito Control 0.2116; West Coast Inland Navigation District 0.0394; and City Parks voted debt service 0.1608. They sum to 15.3806.
For 2026 the City Council kept the city operating rate at 5.1471 mills (city release dated October 6, 2026), and the School Board adopted 5.271 mills (district release posted September 9, 2026). The Property Appraiser's final 2026 millage book, printed October 9, 2026, applies 15.3250 mills to the tax roll for district 057 (5.2710 school and 10.0540 for every other line), against 15.3882 proposed in August.
For 2026 the first $25,000 of assessed value is exempt from all property taxes, and an additional exemption of up to $26,411 applies to non-school taxes on assessed value over $50,000. Taking $157,000 as the assessed value for illustration:
| Line | Arithmetic | Amount |
|---|---|---|
| Non-school taxable value, homestead | $157,000 less $25,000 less $26,411 | $105,589 |
| Non-school tax | $105,589 times 10.0540 mills | $1,061.59 |
| School taxable value, homestead | $157,000 less $25,000 | $132,000 |
| School tax | $132,000 times 5.271 mills | $695.77 |
| Ad valorem total, homestead | $1,061.59 plus $695.77 | $1,757.36 |
| Ad valorem total, no homestead | $157,000 times 15.3250 mills | $2,406.03 |
| Yearly value of the homestead exemption in this example | $2,406.03 less $1,757.36 | $648.67 |
This is not a tax bill. The Property Appraiser sets the assessed value, which is not the sale price, and the city's non-ad valorem charges for a condominium unit are added on the bill; we did not read those amounts.
A homestead application is due by March 1 of the year the owner qualifies. Save Our Homes then limits the yearly rise in a homestead's assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower; the cap for 2026 is 2.7 percent, and it was 2.9 percent for 2025. Property without a homestead has a 10 percent yearly assessment cap that does not apply to school taxes.
A homestead owner may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead. If you are selling a Florida homestead to buy here, the benefit you carry can lower the assessed value of your new condo, and the Property Appraiser's portability application is the step that claims it.
Paying the bill early earns a discount: 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, with none in March (s. 197.162).
Amendment 3 passed on November 3, 2026 with 61.99 percent yes on the Florida Division of Elections’ unofficial count (60 percent was needed; Florida Election Watch, Amendments). The state certifies the final count later in November. It raises the non-school homestead exemption to as much as $150,000 from January 1, 2027 and $250,000 from January 1, 2028, leaves only the first $25,000 exempt from school taxes, cuts the non-homestead cap from 10 percent to 5 percent, and first shows on August 2027 notices and November 2027 bills. Every example in this guide uses the 2026 rules, which govern bills until the 2027 tax year.
FEMA's flood map shows Zone X, an area of minimal flood hazard, at all six points we sampled across the Isles of Porto Vista buildings, on panel 12071C0260G effective November 17, 2022, with ground at about 19.5 feet. Flood insurance in Zone X is a decision for you, your lender and your insurer.
Data updated: October 2026 (FEMA National Flood Hazard Layer and USGS 3DEP elevation service, both read October 10, 2026; City of Cape Coral flood protection pages; FEMA CRS Discount Guide, July 2023).
We placed one sample point in each of six buildings and asked FEMA's National Flood Hazard Layer for the zone at each point.
| Sample point | Building | Street | FEMA zone | Panel | Effective | Ground elevation (ft, NAVD88) |
|---|---|---|---|---|---|---|
| P1 | Condominium 1 | Pomodoro Circle | X, minimal flood hazard | 12071C0260G | November 17, 2022 | 19.51 |
| P2 | Condominium 8 | Pomodoro Circle | X, minimal flood hazard | 12071C0260G | November 17, 2022 | 19.64 |
| P3 | Condominium 6 | Del Sol Lane | X, minimal flood hazard | 12071C0260G | November 17, 2022 | 19.61 |
| P4 | Condominium 17 | Tuscan Drive | X, minimal flood hazard | 12071C0260G | November 17, 2022 | 19.52 |
| P5 | Condominium 15 | Pomodoro Circle | X, minimal flood hazard | 12071C0260G | November 17, 2022 | 19.48 |
| P6 | Condominium 12 | Pomodoro Circle | X, minimal flood hazard | 12071C0260G | November 17, 2022 | 19.50 |
Source: FEMA National Flood Hazard Layer and USGS 3DEP Elevation Point Query Service, read October 10, 2026, our sampling at one point per building. No Letter of Map Revision or Amendment touches the community, and the nearest mapped Special Flood Hazard Area lies about 0.4 mile to the south. Six points are a sample of the ground, not a flood determination for any home.
The ground at the six points sits between 19.48 and 19.64 feet on the NAVD88 datum. That is the height of the ground, not of a floor, and the floor heights of these buildings are not on the public record we read. A ground-floor home and a third-floor home in the same building share the same map zone, but they do not share the same exposure to water inside the building, which is one reason the floor matters in pricing.
Cape Coral holds a Community Rating System Class 5 rating, reached in 2010. Under FEMA's current rating method the discount applies to the full-risk premium of every National Flood Insurance Program policy in a participating community, including policies outside the Special Flood Hazard Area, so for Cape Coral it is 25 percent on every NFIP policy, Zone X included (FEMA CRS Discount Guide, July 2023). The city announced on November 22, 2024 that it retained the discount. It does not apply to a private flood policy.
The City of Cape Coral says X zones are not part of the Special Flood Hazard Area, that flood insurance is available to all properties in the city including the X zone, and that it may be optional there. Whether it is required on a given purchase depends on the lender's flood determination and terms. The building's master policy and your unit policy are separate layers, so ask what the association insures against flood and what your policy would add.
The city treats an improvement or repair costing 50 percent or more of the building's market value before the work as a substantial improvement, which brings the building under the flood rules for new construction; the same test applies to substantial damage. For condominiums the market value is the building only, with land excluded, and the city requires an appraisal from a qualified independent appraiser. The city's notice does not say how the rule is applied to a Zone X building such as these, so we do not extend it.
Start with the home's own address on the FEMA Flood Map Service Center and the city's Forerunner flood portal, where many elevation certificates are posted. Ask for the lender's flood determination, the association's flood coverage summary and any elevation certificate for the building, and read the seller's flood disclosure.
Isles of Porto Vista sits in Lee County Evacuation Zone D, and the U.S. Geological Survey recorded no Hurricane Ian high-water mark within 5 kilometres of the community. For a buyer, insurance comes in two layers, the building's master policy and the unit policy, and neither layer's terms are published for this community.
Data updated: October 2026 (Lee County Emergency Management evacuation layer, USGS Short-Term Network and OpenFEMA claims, all read October 10, 2026; Citizens 2026 approved rate changes; Florida Statutes 2026).
Lee County's evacuation layer places all six sample points in Evacuation Zone D. The county's Zone D sheet describes it as one of its least vulnerable evacuation zones and one of the last areas evacuated, and names wind and heavy rain as the hazards to plan for. An evacuation zone is a county planning tool, not a flood zone, and every order is the county's decision at the time of a storm.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm. The National Hurricane Center's inundation statement concerns Pine Island, Cape Coral and other communities along the mouth of the Caloosahatchee River, and we do not attach it to this community. The USGS recorded no Ian high-water mark within 5 kilometres, about 3.1 miles, of Isles of Porto Vista. The record shows no surge depth, damage figure or repair cost at the community, so we print none.
OpenFEMA shows 5 National Flood Insurance Program claims with Ian-period loss dates in census tract 12071010204 (2010 boundaries), which holds the community, none paid on the building. A tract is larger than the community, wind claims are not in that data, and many owners carry no flood policy, so the count is context, not a damage record. Ask the seller for the home's own history, which the flood disclosure covers.
The association carries a master policy on the building and the common elements; you carry a policy on the inside of your unit, your belongings and your liability. Where one ends and the other begins is written in the building's declaration and in the master policy. Each of the 18 associations buys its own coverage, so two buildings can differ. The building's insurance certificate and budget hold the answer, and we request both.
For condominium unit owners (form HO6) in Lee County, Citizens' 2026 table lists 801 policies with an average premium of $1,459 before and $1,356 after an approved change of minus 7.0 percent. That is Citizens' county book, not a quote; coverage amounts, deductibles and the building's age move a premium, and a private insurer prices on its own terms.
A condominium unit owner policy must include at least $2,000 of loss assessment coverage (s. 627.714). Whether to carry more is a question for you and your insurer, and the master policy's deductible is one figure that informs it.
Wind mitigation is recorded on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector (s. 627.711). The roof is the association's, so a roof question goes to the budget, the reserve study and the permit record; one building, Condominium 18 on Tuscan Drive, received a tile re-roof permit on September 3, 2026.
An Isles of Porto Vista condo comes with shared use, under the associations' rules, of one pool with a paved deck, a 4,080 square foot building beside it, a hard court with a play structure, three thatched cabanas, a small picnic pavilion and three stormwater lakes, all on community association land. Hours, rules and the building's use are not published.
Data updated: October 2026 (Lee County roll dated October 4, 2026; City of Cape Coral parcel, street, address and aerial layers read October 10, 2026).
| Amenity | What the record shows | Kind of evidence |
|---|---|---|
| Pool | One pool with a paved deck | City aerial layers, 2022 to 2026 |
| Building beside the pool | 4,080 square feet, built 2007, county use code 09 (common area), 3936 Pomodoro Circle | Lee County roll |
| Court and play structure | One hard court and one play structure | City aerial layers |
| Cabanas | Three thatched cabanas | City aerial layers |
| Picnic pavilion | One small pavilion on a lawn | City aerial layers |
| Lakes | Three stormwater lakes | City aerial layers; Property Appraiser land classification |
| Hours, rules, fitness room, guest policy | Not published | No document read |
The pool sits on community association land, not inside any building's parcel, which we confirmed against the Property Appraiser's parcel boundaries. The 4,080 square foot building beside it is a common-area building built in 2007. No record we could reach says what it is used for, so we do not call it a clubhouse and cannot confirm a fitness room. For a buyer, the practical question is which association's budget pays for the pool and that building, and the budgets answer it.
The Lee County roll shows four parcels under the community's name outside the 233 parcels counted here: a 17.00-acre tract classed as water retention and buffer that holds the pool deck, the building and the lakes; a 4.03-acre tract that holds the court and the picnic lawn; and two reserve parcels of about 0.2 acre each, 21.44 acres in all. The recorded conveyance of that land sits with the Lee County Clerk, and we have not read it.
The water here is three stormwater lakes: a long lake on the east edge and two fountain lakes beside the entrance. The nearest city canal is about 1.58 kilometres away, just under a mile, and it is freshwater; no saltwater canal lies within 9 kilometres. Waterfront at Isles of Porto Vista means lake views only. There is no dock, seawall or boat access, and Cape Coral's canal-front price groups do not apply to these homes. Which homes look onto water depends on the building and the floor, which is a reason to see the specific home.
The City of Cape Coral's street layer carries the note "Isles of Porto Vista Gated Community" on segments of Pomodoro Circle, Del Sol Lane and Porto Vista Parkway, and the city's address layer tags one building at the entrance on Porto Vista Parkway "SECURITY." The aerial photographs show the entrance road crossing between two lakes with fountains. Whether the entrance is staffed, its hours and how guests and deliveries are admitted are not on the public record; the community association's rules answer that.
Pomodoro Circle, Del Sol Lane and Tuscan Drive are private on the city's street layer and the county's road layer. The rental apartments next door are reached by the same private street system, with the Porta Rossa, Porta Salerno and Porta Trieste loops off Pomodoro Circle. Who pays for paving, lighting and drainage on private streets, and whether the apartments share those costs or the amenities, is for the recorded documents to say, and we ask before you commit.
No golf course, marina or dock sits on the community or within about 400 metres on the county record. The MLS records no mandatory club fee and no recreation lease fee on any of the 32 listings in our pull. Golf, boat ramps and parks nearby are in the next section.
From the centre of Isles of Porto Vista, a Del Prado Boulevard North plaza is about 0.35 route mile away, Gator Trails Park about 1.4 route miles, Sabal Springs golf about 1.6 and the North Fort Myers Public Library about 3.8. The nearest emergency room on the map, AdventHealth Cape Coral ER, is about 3.6 route miles, with its open status not confirmed.
Data updated: October 2026 (route miles by the public OSRM router from the centre of the community, October 10, 2026, no travel times; City, County, club and hospital pages read October 10 and re-checked October 15, 2026).
| Place | What it is | Route miles |
|---|---|---|
| Del Prado Boulevard North plaza | Shopping plaza | 0.35 |
| ALDI (business tax receipt at 3510 Del Prado Boulevard North) | Grocery licence on the city's business layer | 0.67 |
| Gator Trails Park | City park, 16.8 acres, lighted pickleball, basketball, half-mile trail with fitness stations | 1.4 |
| Sabal Springs Golf & Racquet Club | Executive par 60 course, North Fort Myers; public rates May to October 2026 of $41 for 18 holes and $38 for 9 | 1.6 |
| Unimproved freshwater canal ramps | City ramps | 2.3 to 2.4 |
| Yellow Fever Creek Preserve | City preserve, not yet open on the page read October 10, 2026 (99 percent complete in a July 2026 update) | 2.9 |
| North Fort Myers Public Library | Lee County library | 3.8 |
| Coral Oaks Golf Course | City-owned, 18 holes, par 72 | 9.6 |
| Rosen Park | Two improved ramps and the city marina, 20 annual slips | 10.0 |
| Four Mile Cove Ecological Preserve | City preserve | 10.4 |
A business tax receipt shows a licence, not opening hours. Golf rates change by season and carry their posting dates.
| Facility | What its page says | Route miles |
|---|---|---|
| AdventHealth Cape Coral ER, 2521 Del Prado Blvd N | Hospital department of AdventHealth Port Charlotte; states 24/7 care; open status not confirmed | 3.6 |
| Lee Health Convenient Care, 1682 NE Pine Island Rd | Walk-in urgent care, 7 a.m. to 7 p.m. daily | 5.5 |
| Lee Health Cape Coral Hospital, 636 Del Prado Blvd S | Emergency care listed | 7.2 |
| Lee Memorial Hospital, Fort Myers | Hospital | 8.2 |
| HCA Florida Cape Coral Emergency, 322 SW Pine Island Rd | Freestanding emergency room, open 24 hours | 8.8 |
| Gulf Coast Medical Center, Fort Myers | Lee Health Level II trauma center | 14.5 |
We print no bed counts. Confirm AdventHealth Cape Coral ER's status with AdventHealth before you count on it.
With no dock or canal at the community, boating means a trailer or a slip elsewhere. The city's improved ramps and its marina are at Rosen Park on the Caloosahatchee River, about 10.0 route miles away, and the nearest unimproved freshwater canal ramps are about 2.3 to 2.4 route miles. Whether the association permits a trailer or boat to be kept on site is a rules question for the declaration.
Isles of Porto Vista is about 7.4 route miles from downtown Fort Myers, about 22.5 from Southwest Florida International Airport and about 22.7 from Fort Myers Beach and the start of the Sanibel Causeway, measured from the centre of the community. Every trip leaves by Del Prado Boulevard North, and most cross the river on US 41.
Data updated: October 2026 (public OSRM router, route miles from the community centre, October 10, 2026; Lee County toll pages read October 15, 2026).
| Destination | Route miles | River crossing on the route |
|---|---|---|
| Downtown Fort Myers | About 7.4 | Edison Bridge |
| Cape Coral City Hall | About 8.5 | None |
| Punta Gorda (downtown) | About 18.2 | None |
| Southwest Florida International Airport | About 22.5 | Edison Bridge |
| Fort Myers Beach | About 22.7 | US 41 Caloosahatchee River Bridge |
| Start of the Sanibel Causeway | About 22.7 | US 41 Caloosahatchee River Bridge |
| Sanibel City Hall | About 28.6 | US 41 Caloosahatchee River Bridge |
| Downtown Naples | About 49.5 | Edison Bridge |
Source: route miles on the public OSRM router from the centre of the community, October 10, 2026; no travel times. Plan more time at peak hours and in season.
Every trip leaves by Porto Vista Parkway, then Dan Ledduke Road for trips north and east or De Navarra Parkway for trips south and west, to Del Prado Boulevard North, about 0.4 to 0.5 mile from the buildings. From there, trips to Fort Myers, the airport, the beaches, Sanibel and Naples run by North Tamiami Trail (US 41).
The usual trips cross the Caloosahatchee on the Edison Bridge or the US 41 Caloosahatchee River Bridge, not on the Midpoint or Cape Coral bridges. Lee County's toll pages list toll plazas at the Midpoint, Cape Coral and Sanibel bridges. Where tolls apply, a two-axle vehicle pays $2.00 with a transponder or prepaid account at the Midpoint and Cape Coral bridges and $5.00 by plate, which includes a $3 administrative fee, and $6.00 with a transponder or $9.00 by plate on the Sanibel Causeway. The county's pages do not list the Edison or US 41 bridges, so check the current rules before you plan a regular commute.
The Florida Department of Transportation's traffic layer shows about 7,000 vehicles a day in 2025 on the Del Prado Boulevard segment nearest the community. That is a yearly average count for one segment, not a measure of delay at any hour.
Lee County places students through choice zones and a lottery. For 2026 to 2027, Isles of Porto Vista falls in elementary Proximity Zone B, middle Proximity Zone CC and the high school West Zone, sub-zone 1, and Island Coast High School is about 1.7 road miles from the community.
Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026-2027 and its zone layer, read at eight points; route miles by the public OSRM router, October 10, 2026).
| School | Level | District zone, 2026 to 2027 | Road miles |
|---|---|---|---|
| Dr Carrie D Robinson Littleton Elementary | Elementary | Proximity Zone B | 3.9 |
| Diplomat Elementary | Elementary | Proximity Zone B | 4.9 |
| Tropic Isles Elementary | Elementary | Proximity Zone B | 6.6 |
| Hancock Creek Elementary | Elementary | Proximity Zone B | 7.3 |
| Caloosa Elementary | Elementary | Proximity Zone B | 7.5 |
| North Fort Myers Academy for the Arts (K-8) | Middle | Proximity Zone CC | 3.8 |
| Diplomat Middle | Middle | Proximity Zone CC | 4.9 |
| Caloosa Middle | Middle | Proximity Zone CC | 7.1 |
| Bayshore School (K-8) | Middle | Proximity Zone CC | 7.7 |
| Island Coast High | High | West Zone, sub-zone 1 | 1.7 |
| North Fort Myers High | High | West Zone, sub-zone 1 | 6.0 |
| Mariner High | High | West Zone, sub-zone 1 | 9.2 |
| Oasis Charter campuses (city charter system) | Charter | Not a district zone | 13.0 to 14.8 |
Families rank schools in the zone, and a lottery places students, with preferences for exceptional student education programs, siblings, Proximity 1 (within two miles) and Proximity 2 (the nearest school). The high school plan also allows a choice in a contiguous sub-zone of the same zone. Distance is not placement, and we print no grades or ratings; the district and the Florida Department of Education publish their own.
The City of Cape Coral runs Oasis Charter Schools, with four campuses 13.0 to 14.8 road miles from the community. Oasis High's page says students living in any Florida school district may seek enrollment under the state's open enrollment law, subject to seat capacity.
The district's address lookup and enrollment office give the zone for a specific address. We check it for any home on your list.
The City of Cape Coral's records near Isles of Porto Vista show a land use request on De Navarra Parkway, two Entrada replats, commercial site plans on Del Prado Boulevard North and a separate multifamily project under construction to the southwest. Where we did not read an outcome, we say so and print none.
Data updated: October 2026 (City of Cape Coral agendas, Development Planning Activities and address layers, read October 10 and October 15, 2026).
Ordinance 14-25 (case FLUM24-000014) asked to change the future land use at 3561 De Navarra Parkway, about 0.4 mile from the community, from Mixed Use (MX) to Mixed Use Ten (MUX). The Planning and Zoning Commission heard it on April 2, 2025. We did not read the City Council outcome, and the city's layer still showed MX on October 10, 2026.
The Entrada West Commercial Park final replat, at the northwest corner of Del Prado Boulevard North and De Navarra Parkway, was on the City Council consent agenda of August 7, 2024, and the Entrada North subdivision replat was approved on the consent agenda of October 8, 2025.
A Wendy's site development plan, SDP25-000045 at 3490 Del Prado Boulevard North, has the status Approved, and an Acorn self-storage site plan, SDP22-000107 at 3754 Del Prado Boulevard North, was issued August 21, 2025. A car wash vested-rights item at Del Prado Boulevard North and Dan Ledduke Road was pulled for rescheduling on September 18, 2024, and we did not read a later outcome.
A separate multifamily project, labelled "Paramount at Entrada" in the city's address layer on Villa Del Mar Circle, is under construction to the southwest. It is not part of Isles of Porto Vista and not the rental apartments next door. The record we read gives no unit count, operator or ownership type.
Commercial plans along Del Prado Boulevard North bring services closer and bring traffic with them. Neither is a reason to buy or not to buy on its own; we tell you what is on the record for the streets you will use, with the date, so you can weigh it yourself.
An Isles of Porto Vista condo sits in the City of Cape Coral's service area: city water hydrants stand on the community's streets, the city's permit record for one building shows water, sewer and irrigation assessments paid, and the city zones the land RML, Residential Multi-Family Low. A unit's tax bill and a payoff request confirm the rest.
Data updated: October 2026 (City of Cape Coral utilities, capital projects, permit, zoning and future land use layers read October 10 and October 15, 2026; city utility rate schedule effective October 1, 2026).
The city's schedule effective October 1, 2026 lists, for a 5/8 inch meter, a water capacity charge of $25.36 a month plus $5.44 per 1,000 gallons up to 5,000 gallons, and a wastewater capacity charge of $32.83 a month plus $12.85 per 1,000 gallons. Whether each unit has its own meter or a building shares one is not on the record we read, and a unit's actual bill depends on how it is metered and billed.
The city's Utilities Extension Project layer shows no project area at the centre of the community, and the permit record for the Condominium 18 parcel shows water, sewer and irrigation as "BPAID," assessments paid. The city says an assessment does not have to be paid off at a sale, because it continues against the property, though some lenders require payment in full.
The city runs a free payoff request service for any parcel through CapeIMS. A payoff covers special assessments, utility balances, open code cases and open building permits, and after July 31 the balances are estimates until the yearly installment billing is complete. We order one for every home we take to contract.
The city bills stormwater, solid waste, fire service and similar charges on the property tax bill. We did not read the amounts for condominium units, and the single-family figures in the city's schedules do not apply to a unit, so we print none. The Lee County Tax Collector's record for the parcel shows them.
The city's zoning layer shows RML (Residential Multi-Family Low) at all six points we sampled, and the future land use layer shows MX (Mixed Use). The city's layer is the one to read for zoning.
Buying an Isles of Porto Vista condo as a second home or a rental changes three things: the property tax, because only a permanent residence takes the homestead exemption; the leasing rules, which sit in each building's declaration; and, for an investor, the federal tax rules on exchanges and on a foreign seller. The building's documents settle the rest.
Data updated: October 2026 (Lee County Property Appraiser exemption page; Internal Revenue Service FIRPTA and like-kind exchange pages; Florida Statutes 2026; all read October 7, 2026).
On the $157,000 illustration above, the 2026 ad valorem tax is about $1,757.36 with a homestead and $2,406.03 without one, a difference of $648.67 a year. A non-homestead property's assessment can rise by up to 10 percent a year for non-school taxes, against the 2.7 percent Save Our Homes cap for a homestead in 2026.
Any minimum lease term, limit on leases per year or approval step for a tenant sits in the building's recorded declaration and rules, which we have not read and which can differ among the 18 buildings. The MLS fields we pulled do not substitute for the declaration. If renting matters to your plan, the declaration is the first document we read in the seven-day window.
The rental apartments beside the community are leased by their owners and have no recorded sales. They do not tell you what a condominium here rents for, and they are not part of the market for the 215 for-sale homes.
If the seller is a foreign person under FIRPTA, the buyer generally withholds 15 percent of the amount realized; the rate is 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000, and nothing where the buyer will live in it and the price is $300,000 or less (IRS, FIRPTA withholding). Every Isles of Porto Vista sale in the last 12 months was under $200,000, so the residence exception can matter here; the closing agent confirms the seller's status.
A like-kind (section 1031) exchange covers real property held for investment or business, not a home used solely as a personal residence; the replacement is identified in writing within 45 days and acquired within 180 days (IRS, Instructions for Form 8824). Talk to your tax adviser before you sign.
We find you the right Isles of Porto Vista condo by choosing the building first, because the building decides the association, the budget and the filing status, then reading the street's recorded sales and the floor, and only then touring homes that pass those checks. The method takes a day to assemble and saves weeks later.
We start with your monthly picture rather than the price: the mortgage, the master fee and the building fee as the estoppel states them, taxes at the reset assessment, your unit insurance and utilities. The sections above show each layer and the arithmetic.
We read the building's state record, its registered agent group, its roll year and its budget. A building in good standing with a funded reserve study can be worth more to you than a nicer finish in a building with an open question.
A ground-floor home, a second-floor home and a third-floor home in the same building share a plan and differ in stairs or elevator access, privacy, lake views and noise from the parking areas. Which matters is your call; we make sure each tour answers it.
We tour with the documents list in hand and watch the MLS for homes that match your criteria, so you hear the day one reaches the market. With 4 active listings on October 10, 2026, the first serious buyer to tour a correctly priced home often has the best chance at it.
We negotiate for you in Isles of Porto Vista from the county record: the 13 recorded sales in the 12 months to September 25, 2026, from $135,000 to $195,000 on one plan, the listing's own history, and the building's documents. All 13 were resales, so the comparison set is other owners' condos, not a builder's price list.
With one plan in every building, the 13 sales are the most direct comparison set a Cape Coral condo buyer gets. We place the home you like among them by street, building, floor, view and condition, and we check whether the asking price assumes a 2022 or 2023 market that the record no longer shows.
We ask for the resale package, the estoppel certificates, the reserve study and the insurance certificate as written conditions; an inspection period long enough to read them; and a deposit schedule that fits the statutory windows. The contract sets every day count.
If the budget shows thin reserves, the reserve study points to a large repair, an assessment is proposed, or the building association has not reinstated after the September 2026 dissolution, we use it to ask for a price change, a credit or a contract term that addresses it. Where a document is missing, we ask for the contract to say what happens.
The median closing took 44 days on market and sold at 95.1 percent of list in the 12 months to September 25, 2026. A listing well past that mark is one where we ask the listing agent what has changed, and we tell you which record each number came from.
The deposit is held under the contract's terms. We read the deadlines that return it, including the seven-day condominium window, and calendar each one.
Since August 17, 2024, a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring, stating the agent's compensation and that broker commissions are not set by law and are fully negotiable. For an Isles of Porto Vista purchase, that agreement comes before the first showing.
Data updated: October 2026 (National Association of REALTORS pages and Florida Statutes 2026, read October 7, 2026).
Since the same date, offers of compensation to a buyer's broker are not advertised on the multiple listing service. A seller may still choose to offer compensation off the service, and seller concessions may still be listed. The National Association of REALTORS summarizes the changes on its pages.
The requirement comes from the industry settlement, not from Florida statute: chapter 475 does not require a buyer agreement before a showing. Florida presumes a licensee acts as a transaction broker unless a single agent or no brokerage relationship is set in writing, and a licensee may not act as a dual agent (s. 475.278). We explain the choice in writing before you sign.
Compensation is negotiable and is set in the buyer agreement and the contract. We state ours before the first tour and print no rate in this guide.
Every recorded sale in the window was a resale, so the compensation conversation is between you, your agent and what the seller offers in the contract. We ask the listing side in writing what, if anything, the seller is offering, and we fold the answer into the offer.
Financing an Isles of Porto Vista condo turns on four inputs: the down payment, how the lender counts the association fees, the flood determination, and the lender's review of the building's association. At the $157,000 median, a 20 percent down payment is $31,400 and the loan $125,600.
Data updated: October 2026 (Lee County recorded sales, 12 months to September 25, 2026, our analysis; Freddie Mac and Consumer Financial Protection Bureau pages read October 7, 2026).
At $157,000, a 20 percent down payment is $31,400, 10 percent is $15,700 and 5 percent is $7,850. The state's mortgage taxes on a $125,600 loan are $439.60 and $251.20, as the closing section shows.
A lender counts the association fees in your monthly obligations. Because the fees here come from the building's budget and the estoppel certificate, not from a published schedule, we get the figures to your lender early so the approval rests on the real numbers.
A lender reviews a condominium project as well as the borrower, and it may ask the association to complete a questionnaire about its budget, reserves, insurance and any litigation. Ask your lender at the start what it needs from the building, especially for Condominiums 10 and 15 after the September 2026 dissolutions.
The lender's flood determination decides whether flood insurance is required on the loan. The appraisal uses comparable sales, and here the comparable set is unusually clean: one plan, 13 recorded sales in 12 months. If an appraisal comes in low, the contract's financing terms decide what happens next.
Rates change daily. Freddie Mac's Primary Mortgage Market Survey publishes a weekly national average, and the Consumer Financial Protection Bureau explains how to compare Loan Estimates. We print no rate in this guide.
For a buyer, Isles of Porto Vista's pros are a $157,000 recorded median, one plan that compares cleanly, Zone X at the sampled points and 3.7 months of supply. The cons are one bedroom count, no canal or boating, two dissolved building associations, unpublished fees and condo safety deadlines that run through 2026 and beyond.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, our analysis; Southwest Florida MLS (Matrix) pulled October 10, 2026; FEMA and Lee County layers and Florida Division of Corporations read October 10 and October 15, 2026).
The pros are mostly about the home and its price. The cons are mostly about the structure around it, and none is a reason to walk away; each is a reason to ask for a document before you sign. As Top 1% Real Estate Agents Nationally Since 2008, we gather those documents with you.
If you are selling a Florida home to buy in Isles of Porto Vista, 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.
If you are moving from one building to another, start with a free Isles of Porto Vista home valuation built on the county's recorded sales. When you are ready to list, our guide to selling your home in Isles of Porto Vista explains how we price and market a condo here. Call Jesse direct at (239) 898-6072.
We map both dates before you sign: the estoppel clock, the seven-day condominium window, the inspection period and the closing date on each side.
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 Isles of Porto Vista.
If you own an Isles of Porto Vista condo and are thinking of selling, the most useful first step is a pricing read from the county's 13 recorded sales on the same plan and your building's documents. Call Jesse direct at (239) 898-6072 or get a free valuation. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012.
Get a Free Valuation in 60 Seconds. Get a free Isles of Porto Vista home valuation, read how we sell condos in Isles of Porto Vista, or call Jesse direct at (239) 898-6072.
A custom Isles of Porto Vista listing alert tells you about the right condo the day it reaches the market. With 4 active listings on October 10, 2026 and 13 recorded sales in a year, the buyers who see a correctly priced home first are the ones who tour it and write the first offer.
Bedrooms are the least useful filter, because every home has two. The ones that matter are the street, the building, the floor, the price band and whether the listing names the building's condominium number in its legal description.
To see which Cape Coral homes are for sale, including any Isles of Porto Vista listings, browse our team's Cape Coral search on Domain Realty Group, or tell us your criteria and we will build the saved search and send you the link. Call Marc at (239) 287-5873.
The Isles of Porto Vista buyer consultation is a working session, not a sales meeting: we take your monthly picture, read the 13 recorded sales against the buildings you like, check those buildings' associations on the state's records and give you the document list for each address. There is no charge and no obligation.
A carrying-cost picture with each association layer kept separate; the recorded sales for the streets you are considering; the flood map reading and the documents to request for any address you name; the estoppel certificates the home needs; and an estimate of your state closing costs from the figures in this guide.
Your timing, whether you are financing, whether the condo will be your homestead, whether you are selling a Florida home and might have portability to carry, and which of the leasing, pet and parking rules matter for your plans.
Use the Isles of Porto Vista buyer consultation, 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.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer team on Google, and the quotes below are five-star Google reviews from clients we represented, reproduced word for word. They are not Isles of Porto Vista transactions unless the client says so, and we do not display an aggregate rating.
★★★★★ "Best realtor experience ever! We were out of own buyers coming in for the weekend to look for a new home, Marc was extremely organized in taking us to see a number of houses and shuffling the schedule, as we arrived early, to make the best use of our time. He was extremely helpful in negotiating what we thought was a great deal on the new home that we purchased that same weekend. Beyond that he was kind enough to take some measurements at the house for us weeks later to keep us from making a trip back to town before the closing. We will most definitely be using this realtor again if the need arrives in the future." Verified Google review
★★★★★ "He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!" Verified Google review
★★★★★ "Marc's attention to detail and deep understanding of the Southwest Florida market gave us so much confidence." Verified Google review
★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review
These are the Isles of Porto Vista questions a buyer will ask that no public primary source we could read 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.
The questions below are the ones Isles of Porto Vista buyers ask most, from what the community is and what a condo costs to which documents you receive and how the purchase runs. Each answer draws on a 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 through September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix) pulled October 10, 2026; Florida Division of Corporations, FEMA, City of Cape Coral and Lee County records read October 10 and October 15, 2026; Florida Statutes 2026).
Isles of Porto Vista is a for-sale condominium community in northeast Cape Coral, Lee County, ZIP 33909: 18 three-story buildings, each declared as its own condominium, built in 2006 and 2007, with 215 condominium homes on the Lee County roll. Every parcel sits in taxing district 057, the City of Cape Coral. Our Isles of Porto Vista community guide has the full record.
The entrance is on Porto Vista Parkway off De Navarra Parkway, about 0.3 mile from Del Prado Boulevard North and North Tamiami Trail (US 41). The community's own streets are Pomodoro Circle, Del Sol Lane and Tuscan Drive, all private on the city and county road layers.
Lee County recorded 13 sales in the 12 months to September 25, 2026 at a median of $157,000, from $135,000 to $195,000, all resales and all under $200,000. The median is $122.66 per square foot of county heated area. Asking prices on current listings are in the MLS, and we read each against those 13 sales.
The county medians by calendar year rose from $135,900 in 2019 to $250,000 in 2023, then fell to $220,000 in 2024, $169,000 in 2025 and $159,500 for 2026 to September 25. The 12-month median of $157,000 is 37.2 percent below 2023 and 15.5 percent above 2019. We make no forecast.
The MLS median was 44 days on market across 13 closings in the 12 months to September 25, 2026, at 95.1 percent of list price. In the prior 12 months it was 72 days. ZIP 33909 condominiums show 56.5 days and Cape Coral condominiums 71 days.
On October 10, 2026 the MLS showed 4 active listings and 1 pending sale, which at 13 closings a year is 3.7 months of supply: 4 divided by (13 divided by 12). Counts change daily, so treat this as a dated snapshot and ask us for today's.
Every home on the roll is two bedrooms and two baths, and 214 of the 215 carry 1,280 square feet of county heated area; one carries 1,270. Some listings mention a den, but the roll shows one plan, and the declaration's floor plan exhibit settles it for a specific home.
The MLS living-area field is entered by the listing agent and does not follow the county's heated-area measure. We use the county's 1,280 square feet and never compare a price per square foot built on one measure with one built on the other.
The MLS lists a master association fee of $145 to $175 a month on all 13 closings in the 12 months to September 25, 2026, entered by listing agents. Separately, per-building condominium fees run $407 to $600 a month as reported in MLS listings of closed sales, 12 months to September 25, 2026; not confirmed with the associations. We never add the two together; your building's budget and estoppel certificate state the fee you would pay.
Nothing we could read says. Each building association's budget states what its fee covers, such as insurance, reserves and upkeep, and the community association's budget states what its fee covers. Neither is published, and no association website exists, because each condominium has 12 units or fewer, under the 25-unit threshold for a required website.
Florida's records list Isles of Porto Vista Community Association, Inc. (N06000000320), active since January 11, 2006, and one association for each of the 18 condominiums. The MLS lists a master association fee on every closing. What the community association owns, controls and charges is set by recorded declarations we have not read, so we confirm it from the declarations in your resale package.
The state administratively dissolved both on September 25, 2026 for an unfiled annual report; each had filed through 2025. Florida law lets a dissolved not-for-profit apply to reinstate at any time, and reinstatement relates back to the dissolution date. The record concerns the corporate filing, not the building or the deeds. We ask whether reinstatement has been filed and re-read the record before closing.
Leasing is governed by the declaration and rules of the building you buy into, including any minimum term or approval step, and we have not read them. Ask for the declaration before you offer if renting matters, and use the seven-day review window to read it.
Pet rules sit in each building's declaration and rules or the community association's rules, none of which we have read. Ask for them in writing; the resale package under s. 718.503 includes them.
Whether a building's association must approve a buyer is decided by that building's declaration and rules, not by a rule that applies to all 18. The declaration comes with the resale package, and we read it before the cancellation window closes.
We cannot say from the record we read. Any age rule would sit in a recorded declaration or the community association's rules, and nothing in the county, city or state records we used states one. Read the declaration for use restrictions of every kind.
No. The Apartments of Isles of Porto Vista and The Apartments at Isles of Porto Vista II are two rental condominiums of apartments, built in 2021 and 2023 and each held by one owner company. They have no recorded sales, they are leased rather than sold, and they are not in the 215 homes or any figure in this guide. They use the same private streets.
No. Porto Vista is a separate community of twelve condominiums with 144 units, built from 2003 to 2005 on SW 50th Street in ZIP 33914, with its own association. Check the ZIP code and the street whenever a listing, sale or fee says "Porto Vista."
FEMA's map shows Zone X, an area of minimal flood hazard, at all six points we sampled across the buildings (panel 12071C0260G, effective November 17, 2022), and ground sits at about 19.5 feet NAVD88. That is not a determination for any home; check the address on the FEMA Flood Map Service Center and ask for the lender's determination.
In Zone X it may be optional by the city's description, but a lender or insurer can require it. Cape Coral's CRS Class 5 gives a 25 percent discount on every NFIP policy in the city, X zone included. Ask what the building's master policy covers and quote your own unit.
Citizens' 2026 table lists 801 condominium unit owner (HO6) policies in Lee County with an average premium of $1,459 before and $1,356 after an approved change of minus 7.0 percent. That is an insurer's county average, not a quote for a home here. Florida requires a unit owner policy to include at least $2,000 of loss assessment coverage, and the building's master policy terms are in its insurance certificate, which we request at contract.
Lee County Evacuation Zone D at all six points we sampled. The county describes Zone D as one of its least vulnerable zones and one of the last areas evacuated, with wind and heavy rain as the named hazards. Follow county orders, which can change by storm.
The public record gives no damage, surge or repair figure for the community. The USGS recorded no Ian high-water mark within 5 kilometres, and OpenFEMA shows 5 flood claims with Ian-period loss dates in the larger census tract, none paid on the building. Ask the seller for the home's history; the flood disclosure covers it.
Yes. They are three stories, so the first milestone inspection is due by December 31 of the year each building reaches 30 years from its certificate of occupancy: likely December 31, 2036 for the buildings the roll dates 2006 and December 31, 2037 for those dated 2007. We say "likely" because we did not find the certificate dates.
We cannot tell you; the answer is building by building. An association that existed on or before July 1, 2022 and is controlled by unit owners had to complete it by December 31, 2025, and in no event after December 31, 2026. Ask for the study, and check the state's SIRS reporting database.
None are published in anything we could read, and that is not proof that none exist. The estoppel certificate and the building's budget and minutes show any approved or proposed assessment, and we ask about both in writing.
No community development district appears on the county parcel record, and the MLS records no mandatory club fee and no recreation lease fee on any of the 32 listings in our pull. Confirm both in the declaration and the estoppel certificate.
The city's utility extension project map shows no project area at the community, and the permit record for one building shows water, sewer and irrigation assessments paid. The unit's tax bill and the city's free payoff request are the check for a specific home.
As an illustration, a homesteaded condo assessed at $157,000 would pay about $1,757.36 in 2026 ad valorem tax at 15.3250 mills, and $2,406.03 without the exemption, before city charges. Assessed value is not the sale price, and your first bill resets to the new assessment.
By custom the buyer pays to record the deed and all costs of a new mortgage. On a $157,000 purchase with an 80 percent loan of $125,600, the state items are $439.60 in mortgage stamps, $251.20 in intangible tax and $18.50 to record a two-page deed, or $709.30. Lender fees and prorations are extra. The contract controls.
By Lee County custom the seller pays the owner's title policy and the deed stamps and chooses the closing agent. These are customs, not law, and the contract can change them.
One from each association that issues one. Here that can mean the building association and the community association; the documents decide. The fee is capped at $299, plus $119 for 3-day delivery and $179 if the account is delinquent.
The seller's flood disclosure at or before signing; the condominium resale package, with the declaration, rules, budget, FAQ sheet and the milestone summary and reserve study where they exist, and 7 days to cancel after receiving it; the estoppel certificates; and the property tax disclosure summary.
The City of Cape Coral's street layer notes "Isles of Porto Vista Gated Community" on segments of its streets, and the city's address layer tags one entrance building "SECURITY." Whether the entrance is staffed and how guests are admitted are not on the public record; the community association's rules say.
The county roll and city aerials show one pool, a 4,080 square foot common-area building beside it built in 2007, a court with a play structure, three cabanas and a picnic pavilion, all on community association land. No record says what the building is used for, so we do not call it a clubhouse.
No. The water is three stormwater lakes, and the nearest city canal is about 1.58 kilometres away, just under a mile, and freshwater. There is no dock, seawall or boat access.
Not on the property. Sabal Springs Golf & Racquet Club, an executive par 60 course in North Fort Myers, is about 1.6 route miles away, and the city's Coral Oaks Golf Course about 9.6.
For 2026 to 2027, elementary Proximity Zone B, middle Proximity Zone CC and the high school West Zone, sub-zone 1. A lottery places students within the zone, and Island Coast High is about 1.7 road miles away.
About 22.5 route miles to Southwest Florida International Airport and about 22.7 to Fort Myers Beach and the start of the Sanibel Causeway, from the centre of the community. Downtown Fort Myers is about 7.4.
The usual routes to Fort Myers cross the river on the Edison Bridge or the US 41 bridge. Lee County's toll pages list toll plazas at the Midpoint, Cape Coral and Sanibel bridges and do not list those two, so check the current rules for your commute.
Concordia, about 2.4 miles away in the same ZIP, recorded 22 sales at a $210,000 median in the same 12 months, across one, two and three bedrooms, against 13 at $157,000 here on one two-bedroom plan. Concordia closed at a 25-day median with 6.0 months of supply; Isles of Porto Vista at 44 days with 3.7.
Florida's records list registered agents in four groups: a Naples address with Sandcastle Community Management named on one building; Infinity Property Management Firm, LLC; Florida Skyline Management; and a Naples law firm for one building. Those are state filings, not management contracts, so we ask the seller who manages the building today.
Harbour Development Group, Inc., a Florida corporation filed October 28, 2003, is the developer on the record we read. The county record carries a $23,000,000 transfer of the land recorded July 5, 2005, and the first recorded sale of an individual home is dated November 15, 2006.
If you work with an agent who participates in a REALTOR-affiliated MLS, yes: since August 17, 2024 the written agreement comes before touring, including live virtual tours. Florida statute does not itself require one before a showing.
Call Marc at (239) 287-5873 or book a buyer consultation. We will read the 13 recorded sales against the buildings you like and give you the document list for each home.
Every document below links to the body that issues it rather than to a copy we host, so it stays current when the issuer updates it. An Isles of Porto Vista buyer is handed several of these during a purchase, and reading them before the offer costs nothing.
| Document | Issuing body | Link |
|---|---|---|
| Fla. Stat. 718.503, condominium resale disclosure | Florida Senate | Florida Statutes 718.503 |
| Fla. Stat. 718.112, reserves and structural integrity reserve study | Florida Senate | Florida Statutes 718.112 |
| Fla. Stat. 553.899, milestone inspections | Florida Senate | Florida Statutes 553.899 |
| Fla. Stat. 689.302, flood disclosure | Florida Senate | Florida Statutes 689.302 |
| Fla. Stat. 718.116, condominium estoppel certificates | Florida Senate | Florida Statutes 718.116 |
| Fla. Stat. 689.261, property tax disclosure | Florida Senate | Florida Statutes 689.261 |
| Condominiums and cooperatives SIRS reporting | Florida Department of Business and Professional Regulation | SIRS reporting |
| Condominium inspections FAQ | City of Cape Coral Building Division | Inspections FAQ |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | FEMA flood maps |
| Elevation certificate portal | City of Cape Coral | Forerunner portal |
| Payoff request service | City of Cape Coral | CapeIMS payoff request |
| Water, wastewater and irrigation rates, October 1, 2026 | City of Cape Coral | Rate schedules |
| Homestead and exemption information, 2026 | Lee County Property Appraiser | Exemption information |
| Evacuation Zone D sheet | Lee County Emergency Management | Zone D sheet |
| 2026 approved rate changes by county | Citizens Property Insurance Corporation | Citizens rates |
| Student Enrollment Plan 2026 to 2027 | School District of Lee County | Enrollment plan |
| Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | Hurricane Ian report |
Every source below was read or checked between October 7 and 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.
Lee County Property Appraiser and the county record
City of Cape Coral
Florida Division of Corporations
Florida statutes, rules and the Department of Business and Professional Regulation
Federal agencies
Lee County, schools, health care, insurance and transport
Water management, golf, industry and trade press
McGreevy and Comisar are the Southwest Florida team Isles of Porto Vista buyers call when a condo 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 and lead the #1 team in Southwest Florida since 2012.
McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and Isles of Porto Vista 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 Isles of Porto Vista, Cape Coral, Florida, McGreevy and Comisar represents homebuyers across Cape Coral, Lee County, Estero, Bonita Springs, Naples, Fort Myers, Collier County and Charlotte County. Whether you are relocating, snowbirding, buying your first home or upgrading, our team provides honest market guidance, partner-level negotiation and a clear plan to help you buy confidently.
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 Isles of Porto Vista neighborhood guide. Selling first? Read how we sell homes in Isles of Porto Vista or call Jesse direct at (239) 898-6072. Ready to buy? Start your Isles of Porto Vista buyer consultation or call Marc at (239) 287-5873. Owners can also see what their Isles of Porto Vista condo is worth, and the other Cape Coral guides are in buying a home in Cape Coral.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Market data from Southwest Florida MLS, pulled October 10, 2026, and Lee County recorded sales through September 25, 2026, analyzed October 2026. Brokered by Domain Realty.