Estero, Florida
Buy a home in Rapallo with McGreevy and Comisar, Top 1% nationally since 2008. Size-by-size pricing from 36 closed sales, and the condominium documents reviewed for you before you offer. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Buyers in Rapallo at Coconut Point choose among 540 residences in a gated Estero community with five condominium associations, and 36 of those homes closed on the Southwest Florida MLS in the last 12 months at prices from $314,000 to $800,000. This buyer guide sits beside our full Rapallo community guide, which covers the history, governance, amenities, schools and storm record, and it answers the questions a buyer asks in order: what things cost, what the documents say, what to inspect and how the purchase closes. If you are still choosing an agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Already own in Rapallo? The Rapallo valuation guide shows what your home is worth, and the Rapallo seller guide covers how to sell it.
Buying elsewhere in the village? Our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero apply the same record-first method to those markets. If you also own a home to sell, our Estero home valuation guide starts that conversation.
McGreevy and Comisar are the best realtor for buying in Rapallo because we read the recorded documents and every closed sale, explain which of the four home types fits your budget and plans, and personally negotiate for you. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar runs the buyer side: the search, the tours, the inspection and the walk-through. Jesse McGreevy runs the data, the document review and the closing paperwork. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, about ten minutes south of the Rapallo gate on US-41.
Recent Rapallo market record (12 months to September 29, 2026): 36 closed sales · $15,772,000 in total volume · $395,000 median sold price · $243 median price per square foot of living area · a range of $314,000 to $800,000 · a median 40.5 days on market · a median 96.9% of list price · 5 active listings on September 29, 2026, asking $300,000 to $749,000, about 1.7 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: Rapallo community guide].
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Rapallo is narrower and checkable: we have read the community's Sunbiz filings, its recorded declarations by instrument number, its fee schedule and every closed sale in the MLS record, and we bring all of it to your kitchen table.
You get Marc and Jesse, not an assistant with a template. Reach Marc direct at (239) 287-5873 or Jesse at (239) 898-6072, and read more about the partnership on our about McGreevy and Comisar page. For the way we work with every buyer in the village, read how we represent buyers in Estero.
Rapallo buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your budget, your paperwork and your monthly cost more than any listing photo will.
Rapallo at Coconut Point is covered below section by section. Jump to any part of this buyer guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Rapallo at Coconut Point · Key Takeaways
The Essentials: What Does It Take to Buy a Home in Rapallo? · What Is the Rapallo Market Like for Buyers Right Now? · What Have Rapallo Homes Sold For in the Last 12 Months? · What Does a Rapallo Home Cost by Size and Product? · What Is for Sale in Rapallo Today? · How Do Rapallo Prices Compare With Nearby Estero Communities? · Rapallo vs Mirasol at Coconut Point: Which One Should You Buy In? · What Does Florida Law Give a Rapallo Buyer Before Contract?
The Details: How Do the Estoppel Certificate and Association Approval Work in Rapallo? · What Should You Inspect Before Buying in Rapallo? · How Do You Insure a Rapallo Home? · What Will You Pay Each Month to Own a Rapallo Home? · What Are Buyer Closing Costs in Rapallo? · How Does Buyer Representation Work After the NAR Settlement? · Can You Finance a Rapallo Home? · How Do We Find You the Right Home in Rapallo?
Questions, Contacts and Sources: How Do We Negotiate for You in Rapallo? · Which Rapallo Rules Decide Whether a Home Works for You? · Is Rapallo the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Rapallo Buyer Consultation · Why Does a Rapallo Specialist Matter for a Buyer? · Thinking of Selling Your Home to Buy in Rapallo? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition: Buying a Home in Rapallo
More: Frequently Asked Questions, Selling One Home to Buy in Rapallo · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Rapallo Buyer Team Today?
Buying a Rapallo home takes six steps: set a budget around the full monthly cost, sign a written buyer agreement, choose the product type, make and negotiate the offer, review the condominium documents and inspect, then close. In a market with 1.7 months of supply, the first three steps decide whether you can move on the right home quickly.
Data updated: September 2026
Start with the payment, not the price. A Rapallo buyer's monthly cost is principal and interest, the quarterly association fee of $2,543.03 to $2,663.11 observed on May 2026 listings, property tax and insurance [Source: Rapallo community guide]. At 7.03%, a $316,000 loan costs $2,109 a month before those other lines, so we add them before you fall in love with a home.
Since the NAR settlement took effect on August 17, 2024, a buyer agent works under a written agreement that states the compensation before touring [Source: NAR settlement FAQs]. We explain every term in plain language, and you decide.
Rapallo has terrace condos in three-story buildings with elevators, two-story coach homes with one-car garages, two-story carriage homes with two-car garages and courtyard villas. Each trades in its own price band, so choosing the product first narrows the search to a handful of homes.
We price your offer against closed sales of your size and product, then structure the terms: deposit, inspection days, financing and closing date. Rapallo closed at a median 96.9% of list, so the terms often matter as much as the price.
The seller delivers the declaration, articles, bylaws, rules, budget and financial statement under section 718.503, and you have 7 days, excluding Saturdays, Sundays and legal holidays, to cancel after receiving them [Source: Florida Statutes 718.503]. We read them with you, order the inspection and get insurance quotes in the same week.
A condominium closing adds the estoppel certificate and any association approval to the usual title work. Lee County custom has the buyer pay recording, the lender's title policy and mortgage taxes, and the contract controls.
The Rapallo market favors sellers of well-priced homes but leaves buyers room on the rest: 36 homes closed in 12 months at a $395,000 median, only 5 were listed on September 29, 2026, about 1.7 months of supply, and 8 of 36 closed below 95% of list. Homes priced to the record moved fast, and homes priced above it waited.
Data updated: September 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (Sept 29, 2025 to Sept 29, 2026) | 36 | $395,000 | $243 | 40.5 | 96.9% |
| Last 24 months | 58 | $404,500 | $248 | 40 | 97.1% |
| Last 36 months | 79 | $430,000 | $258 | 28 | 97.1% |
| Last 60 months | 142 | $442,500 | $273 | 14 | 97.9% |
Source: Southwest Florida MLS (Matrix), Rapallo closings, pulled September 29, 2026. Windows end on that date.
The 12-month median of $395,000 is below the 24-month median of $404,500, the 36-month median of $430,000 and the 60-month median of $442,500, and the median price per square foot fell from $273 over 60 months to $243. Buyers who compare this year's prices with the $549,500 median of two years earlier will see them lower, and the typical size sold stayed near 1,700 square feet.
| Year block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| 12 months ending Sept 29, 2026 | 36 | $395,000 | $243 | 40.5 | 96.9% |
| 12 months ending Sept 29, 2025 | 22 | $427,500 | $253 | 40 | 97.8% |
| 12 months ending Sept 29, 2024 | 21 | $549,500 | $317 | 14 | 97.1% |
| 12 months ending Sept 29, 2023 | 21 | $500,000 | $308 | 19 | 98.4% |
| 12 months ending Sept 29, 2022 | 42 | $458,500 | $268 | 4 | 100.0% |
Source: Southwest Florida MLS (Matrix), five consecutive 12-month blocks ending September 29, 2026.
Five listings against 36 annual closings is about 1.7 months of supply, a tight market by the usual yardstick. The five are small in number, so one new listing at a strong price changes the picture, and we watch new listings daily.
Of the 36 sales, 17 closed within 30 days on the market and 10 took more than 90 days, so the market split in two. Buyers had the most leverage on homes that sat, and homes priced to the record went quickly at or near list: 6 closed at or above list, and 8 closed below 95% of list.
Rapallo homes sold for $314,000 to $800,000 in the 12 months to September 29, 2026, with a $395,000 median on 36 closings: the smallest terrace-size homes near $314,000 to $350,000 and a 2,376-square-foot courtyard villa at $800,000. The table below lists every closed sale, newest first.
Data updated: September 2026
| Closed | Beds and baths | Living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
| Sep 14, 2026 | 3 bd/2 | 1,732 | $475,000 | $475,000 | 100.0% | 81 |
| Jun 22, 2026 | 3 bd/2 | 1,436 | $350,000 | $340,000 | 97.1% | 123 |
| Jun 15, 2026 | 2+den/2 | 1,836 | $424,888 | $400,000 | 94.1% | 8 |
| Jun 15, 2026 | 2+den/2 | 1,612 | $395,000 | $395,000 | 100.0% | 1 |
| Jun 4, 2026 | 3 bd/2 | 1,706 | $481,500 | $460,000 | 95.5% | 10 |
| May 18, 2026 | 2 bd/2 | 1,317 | $355,000 | $335,000 | 94.4% | 129 |
| May 15, 2026 | 2+den/2 | 1,342 | $368,000 | $350,000 | 95.1% | 17 |
| May 15, 2026 | 2+den/2 | 1,612 | $350,000 | $340,000 | 97.1% | 51 |
| May 8, 2026 | 2+den/2 | 1,342 | $329,000 | $314,000 | 95.4% | 57 |
| Apr 30, 2026 | 2+den/2 | 1,836 | $414,900 | $405,000 | 97.6% | 15 |
| Apr 30, 2026 | 3 bd/2 | 1,732 | $369,000 | $365,000 | 98.9% | 228 |
| Apr 27, 2026 | 3 bd/2 | 1,436 | $400,000 | $380,000 | 95.0% | 138 |
| Apr 14, 2026 | 3 bd/2 | 1,836 | $439,000 | $420,000 | 95.7% | 50 |
| Apr 10, 2026 | 3 bd/2 | 2,492 | $575,000 | $530,000 | 92.2% | 91 |
| Mar 31, 2026 | 2 bd/2 | 1,836 | $449,900 | $435,000 | 96.7% | 77 |
| Mar 20, 2026 | 2+den/2 | 1,612 | $400,000 | $395,000 | 98.8% | 107 |
| Mar 17, 2026 | 3 bd/2 | 1,606 | $410,888 | $380,000 | 92.5% | 24 |
| Mar 12, 2026 | 3+den/3 | 2,376 | $800,000 | $800,000 | 100.0% | 9 |
| Mar 10, 2026 | 3 bd/2 | 2,584 | $599,000 | $599,000 | 100.0% | 7 |
| Feb 10, 2026 | 3 bd/2 | 1,606 | $410,888 | $404,000 | 98.3% | 6 |
| Feb 10, 2026 | 2+den/2 | 1,342 | $339,000 | $339,000 | 100.0% | 2 |
| Jan 30, 2026 | 3 bd/2 | 2,492 | $650,000 | $635,000 | 97.7% | 66 |
| Jan 23, 2026 | 3 bd/2 | 2,584 | $779,000 | $737,500 | 94.7% | 28 |
| Jan 22, 2026 | 3 bd/2 | 1,836 | $445,000 | $425,000 | 95.5% | 1 |
| Jan 5, 2026 | 3 bd/2 | 1,606 | $415,000 | $415,000 | 100.0% | 52 |
| Dec 29, 2025 | 2+den/2 | 1,966 | $599,000 | $585,000 | 97.7% | 330 |
| Dec 19, 2025 | 2+den/2 | 1,836 | $410,000 | $390,000 | 95.1% | 10 |
| Dec 1, 2025 | 2+den/2 | 1,238 | $345,000 | $330,000 | 95.7% | 315 |
| Nov 24, 2025 | 2+den/2 | 1,606 | $345,000 | $333,000 | 96.5% | 9 |
| Nov 21, 2025 | 3 bd/2 | 1,612 | $400,000 | $390,000 | 97.5% | 11 |
| Nov 3, 2025 | 3 bd/2 | 2,584 | $765,000 | $725,000 | 94.8% | 21 |
| Oct 30, 2025 | 2+den/2 | 1,342 | $345,000 | $337,500 | 97.8% | 218 |
| Oct 15, 2025 | 3 bd/2 | 1,836 | $499,900 | $465,000 | 93.0% | 21 |
| Oct 6, 2025 | 2+den/2 | 1,732 | $399,000 | $390,000 | 97.7% | 31 |
| Oct 6, 2025 | 3 bd/2 | 1,606 | $389,000 | $378,000 | 97.2% | 57 |
| Oct 2, 2025 | 2 bd/2 | 1,660 | $439,500 | $375,000 | 85.3% | 100 |
Source: Southwest Florida MLS (Matrix), Rapallo closed sales from September 29, 2025 to September 29, 2026, pulled September 29, 2026.
| Sold-price band | Closed sales (12 months) |
|---|---|
| Under $350,000 | 8 |
| $350,000 to $399,999 | 11 |
| $400,000 to $449,999 | 7 |
| $450,000 to $599,999 | 6 |
| $600,000 and above | 4 |
Source: Southwest Florida MLS (Matrix), the same 36 closings grouped by sold price.
The top sale was a 2,376-square-foot home that closed at its $800,000 list price in 9 days on March 12, 2026. The lowest was a 1,342-square-foot home that closed at $314,000 on May 8, 2026 after 57 days. Buyers should read the middle of the range for their product, not the ends.
A Rapallo home costs a median $338,250 under 1,500 square feet, $385,000 at 1,500 to 1,699, $420,000 at 1,700 to 1,899 and $680,000 at 2,300 and above, with a single sale between 1,900 and 2,299 square feet at $585,000. Size is the strongest predictor of price, and the plan sizes map to four home types.
Data updated: September 2026
| Living area | Closed sales (12 months) | Median sold price | Range | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|---|
| Under 1,500 sq ft | 8 | $338,250 | $314,000 to $380,000 | $253 | 126 | 95.5% |
| 1,500 to 1,699 sq ft | 10 | $385,000 | $333,000 to $415,000 | $239 | 37.5 | 97.3% |
| 1,700 to 1,899 sq ft | 11 | $420,000 | $365,000 to $475,000 | $229 | 21 | 95.7% |
| 1,900 to 2,299 sq ft | 1 | $585,000 | $585,000 to $585,000 | $298 | 330 | 97.7% |
| 2,300 sq ft and larger | 6 | $680,000 | $530,000 to $800,000 | $268 | 24.5 | 96.2% |
Source: Southwest Florida MLS (Matrix), 36 closed sales in 12 months, living area as reported by the MLS.
| Living area (sq ft) | Plan our community guide lists at that size | Product | Closed sales (12 months) | Median sold price | Range |
|---|---|---|---|---|---|
| 1,238 | No plan listed at this size in our guide | Not stated | 1 | $330,000 | $330,000 |
| 1,317 | Portofino II (2nd floor) | Terrace condo | 1 | $335,000 | $335,000 |
| 1,342 | Portofino II or III | Terrace condo | 4 | $338,250 | $314,000 to $350,000 |
| 1,436 | San Remo II | Terrace condo | 2 | $360,000 | $340,000 to $380,000 |
| 1,606 | Tellaro I | Coach home | 5 | $380,000 | $333,000 to $415,000 |
| 1,612 | Chiavari | Coach home | 4 | $392,500 | $340,000 to $395,000 |
| 1,660 | No plan listed at this size in our guide | Not stated | 1 | $375,000 | $375,000 |
| 1,706 | Andora I | Coach home | 1 | $460,000 | $460,000 |
| 1,732 | Tellaro II | Coach home | 3 | $390,000 | $365,000 to $475,000 |
| 1,836 | Andora II | Coach home | 7 | $420,000 | $390,000 to $465,000 |
| 1,966 | Vernazza | Carriage home | 1 | $585,000 | $585,000 |
| 2,376 | Sestri Levante | Courtyard villa | 1 | $800,000 | $800,000 |
| 2,492 | Monterosso | Carriage home | 2 | $582,500 | $530,000 to $635,000 |
| 2,584 | Rio Maggiore | Carriage home | 3 | $725,000 | $599,000 to $737,500 |
Sources: Southwest Florida MLS (Matrix) for closings; plan names and products from our Rapallo community guide. Where the guide lists no plan at a size, we say so.
The price per square foot does not rise steadily with size: $253 under 1,500 square feet, $239 at 1,500 to 1,699, $229 at 1,700 to 1,899 and $268 at 2,300 and above. Small homes carry a premium per foot, and the largest homes command more in total, so the middle sizes are the value on a per-foot basis.
Homes of one size sold up to $138,500 apart: the 2,584-square-foot size closed from $599,000 to $737,500 in the year. The record does not code floor, view or updates, so we tour the home and adjust from the listing details.
Five Rapallo homes were listed on September 29, 2026, asking $300,000 to $749,000 with a $375,000 median ask, and two had waited 112 and 154 days. That is about 1.7 months of supply, so a buyer who finds a fit should be ready to move within days.
Data updated: September 2026
| Asking price | Beds and baths | Living area (sq ft) | Days on market |
|---|---|---|---|
| $300,000 | 2+den/2 | 1,346 | 112 |
| $350,000 | 3 bd/2 | 1,500 | 11 |
| $375,000 | 2+den/2 | 1,612 | 19 |
| $410,000 | 3 bd/2 | 1,612 | 154 |
| $749,000 | 3 bd/2 | 1,810 | 56 |
Source: Southwest Florida MLS (Matrix), active Rapallo listings, pulled September 29, 2026. Listings change daily; we send you new ones the morning they appear.
Days on market tells you how negotiable a listing may be. The two long listings, at 112 and 154 days, have had time to adjust price, and the 11-day and 19-day listings are new. We read each price history before we advise on an offer.
The $300,000 listing, at 1,346 square feet, is a terrace-size home near the bottom of the recorded range. The $350,000 to $410,000 group are 1,500 to 1,612 square feet and match the coach home sizes. The $749,000 listing is 1,810 square feet, well above the $475,000 top of that size band's recorded sales, so we would ask what the seller sees that the record does not.
Rapallo's $395,000 median sits above Genova's $390,000 and Mirasol's $348,750 and well above Villagio's $270,000, at $243 per square foot. With 36 closings and 1.7 months of supply, Rapallo is the deepest and tightest market in the Coconut Point condominium cluster.
Data updated: September 2026
| Community | Closed sales (12 months) | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings, Sept 29, 2026 | Months of supply |
|---|---|---|---|---|---|---|---|
| Rapallo | 36 | $395,000 | $243 | 40.5 | 96.9% | 5 | 1.7 |
| Mirasol at Coconut Point | 8 | $348,750 | $239 | 50.5 | 96.3% | 8 | 12.0 |
| Genova | 12 | $390,000 | $231 | 75.5 | 96.2% | 4 | 4.0 |
| Villagio | 31 | $270,000 | $190 | 88 | 96.2% | 8 | 3.1 |
| Cascades at Estero | 38 | $408,750 | $224 | 36.5 | 95.6% | 5 | 1.6 |
| Stoneybrook | 43 | $420,000 | $250 | 36 | 96.3% | 10 | 2.8 |
| Fountain Lakes | 40 | $335,000 | $239 | 63.5 | 95.3% | 16 | 4.8 |
| The Vines | 31 | $390,000 | $212 | 79 | 94.9% | 16 | 6.2 |
| Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 12 | 2.9 |
Source: Southwest Florida MLS (Matrix), 12-month closings and September 29, 2026 active listings for each community, all from the same pull. Rows with fewer than 10 closings rest on small samples.
Genova closes at a slower 75.5-day median and Villagio prices lower at $190 per square foot, so a buyer who wants the Coconut Point location at a lower price has options, and Rapallo's $243 is above both. Stoneybrook and Pelican Sound price higher per foot at $250 and $343.
If you like Rapallo's location, tour Mirasol at Coconut Point and Genova the same morning, because they share the Coconut Point side of US-41. A tour of a lower-fee alternative makes Rapallo's bundled fee easier to judge.
Rapallo has 540 residences and a bundled fee, so buying here rewards local knowledge. If you are buying a home in Estero, start your Rapallo home search with Marc or call Marc at (239) 287-5873. If you are also selling a home in Estero, get a free Rapallo home valuation or call Jesse direct at (239) 898-6072.
Rapallo's $395,000 median on 36 sales sits above Mirasol at Coconut Point's $348,750 on 8, at $243 against $239 per square foot, with 1.7 months of supply against 12.0. Rapallo offers 540 residences, four home types and an included club, while Mirasol offers 200 garage condominiums and a lower quarterly fee.
Data updated: September 2026
| Decision point | Rapallo | Mirasol at Coconut Point |
|---|---|---|
| Home types and count | 540 residences: terrace condos, coach homes, carriage homes and courtyard villas | 200 condominium units in 29 two-story buildings, nine floor plans, every unit with a garage |
| Era and builder | Built 2005 to 2007 by Touchstone at Rapallo, Inc. (Wallace Homes) | 34 units built in 2008 by the original developer; D.R. Horton built the other 166 units in 2012 to 2015 |
| Closings, last 12 months | 36 closings, $395,000 median | 8 closings, $348,750 median (15 closings and a $365,000 median over 24 months) |
| Price per square foot | $243 median | $239 median |
| Days on market and sale-to-list | 40.5 days, 96.9% of list | 50.5 days, 96.3% of list |
| Listings and supply, Sept 29, 2026 | 5 listings, about 1.7 months of supply | 8 listings, about 12.0 months of supply on 8 closings |
| Quarterly fee | $2,543.03 to $2,663.11 (May 2026 listings), bundling cable, internet, water, sewer, building exterior insurance, landscape and security | $1,905 to $1,951 (2025 and 2026 MLS listings), with no separate master or club fee entered |
| Club and golf | No golf; The Club at Rapallo is included with every residence | No golf, marina, beach club or boat dock; clubhouse with a heated pool, fitness room and billiards |
| CDD and gate | No CDD; gated, with five resident pedestrian gates into Coconut Point | No CDD; controlled-access gate |
| Flood zone | Mixed: most parcels Zone X, Zone AE at elevation 11 cited along the Estero River corridor near Via Rapallo Drive | All 29 buildings in FEMA Zone X on panel 12071C0593H, effective November 17, 2022 |
Sources: our Rapallo community guide and Mirasol at Coconut Point community guide for fees, builders, flood and amenities; Southwest Florida MLS (Matrix), pulled September 29, 2026, for closings and listings.
| Asking price | Beds and baths | Living area (sq ft) | Days on market |
|---|---|---|---|
| $240,000 | 1 bd/1 | 840 | 86 |
| $319,500 | 2 bd/2 | 1,244 | 102 |
| $320,000 | 2 bd/2 | 1,244 | 59 |
| $335,000 | 2 bd/2 | 1,261 | 161 |
| $337,500 | 2 bd/2 | 1,244 | 333 |
| $339,000 | 2 bd/2 | 1,181 | 62 |
| $339,900 | 3 bd/2 | 1,402 | 20 |
| $349,900 | 2+den/2 | 1,574 | 38 |
Source: Southwest Florida MLS (Matrix), active Mirasol at Coconut Point listings, pulled September 29, 2026.
Rapallo's median is about $46,000 above Mirasol's on 12-month closings, and the per-foot figures are $243 and $239, nearly equal. Mirasol's homes are smaller, from 840 to 1,574 square feet among the active listings, so much of the gap is size.
Choose Rapallo if you want more home types to choose from, larger floor plans up to 2,584 square feet, the included Club and a faster-moving resale market, and you accept a higher bundled fee.
Choose Mirasol if you want a lower quarterly fee, a garage with every unit, a uniformly Zone X flood map and more inventory to negotiate with: 8 listings and 12.0 months of supply give a buyer more leverage than Rapallo's 1.7.
In Rapallo, expect to compete on price and terms for a well-priced home. In Mirasol, expect to negotiate: all 15 closings in 24 months sold below list price, and one active listing has waited 333 days. Read the full Mirasol at Coconut Point community guide for the other side.
Florida law gives a Rapallo condominium buyer the section 718.503 documents, delivered by the seller at the seller's expense, and a 7-day right to cancel after receiving them, excluding Saturdays, Sundays and legal holidays. The section 720.401 homeowners association summary does not apply to associations regulated under chapter 718.
Data updated: September 2026
Florida has two resale regimes. Section 720.401(2) says the homeowners association disclosure summary does not apply to associations regulated under chapters 718, 719, 721 or 723 [Source: Florida Statutes 720.401]. Rapallo's five sub-associations are condominium associations under chapter 718, so a Rapallo buyer's rights come from section 718.503, and we do not tell a condominium buyer otherwise. This is information, not legal advice.
A seller who is not the developer must give the buyer the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary or the structural integrity reserve study or a statement that none exists where they apply, and the Frequently Asked Questions and Answers document [Source: Florida Statutes 718.503] [Source: Florida Statutes 718.504]. The 7-day cancellation right ends at closing, so the review window is the time to read.
Florida's structural integrity reserve study and milestone inspection rules apply to condominium buildings of three or more habitable stories [Source: Florida Statutes 553.899] [Source: Florida Statutes 718.112]. Our community guide describes the terrace condo buildings as three stories with elevators and the coach, carriage and villa buildings as two, and notes that some Via Garibaldi Circle buildings are described as three stories, so we verify the height and the study for your building [Source: Rapallo community guide].
We have not read the master association's recorded declaration, so we do not know whether it adds its own resale summary, transfer assessment or approval right, and we say so. Our community guide cites the sub-association declarations by instrument number, for example Rapallo One at Official Records Book 4574, Page 1681, and we read the ones for your building with you [Source: Rapallo community guide].
Section 689.261 requires a property tax disclosure warning that a sale can trigger reassessment and that a buyer should not rely on the seller's current taxes, and section 689.302 requires the seller's flood disclosure at or before contract [Source: Florida Statutes 689.261] [Source: Florida Statutes 689.302]. Read both, then get your own tax and insurance figures.
The estoppel certificate states what the seller owes the association, Florida caps its fee at $299 for a current account, and in Lee County the seller customarily pays it. Rapallo has sub-associations and a master association, so we ask management which certificates your closing needs and confirm any approval or fee for a new owner.
Data updated: September 2026
A condominium estoppel certificate reports the assessments due, any special assessment and any delinquency at a point in time. Florida caps the fee at $299, plus $119 for delivery within three business days and $179 more if the account is delinquent [Source: Florida Statutes 718.116]. We read it against the budget before you waive any contingency.
Our community guide reports a $100 application fee and a $100 transfer fee for a new owner on current listing data for the Rapallo Three association [Source: Rapallo community guide]. Fees can differ by sub-association, so we list the figures for yours.
We found no published capital contribution or resale fee beyond those figures, and the association budgets and reserve balances for each sub-association are not published on any public site we found. We ask management in writing and treat the answer as unknown until they respond.
Condominium associations may require an application for a new owner. If you plan to rent, ask for the lease application and the minimum term first, because the cap of three leases a year and minimums of 30 to 90 days shape the income you can expect [Source: Rapallo community guide].
Inspect a Rapallo home's air conditioner, water heater, plumbing, windows and lanai, then ask the association about the roof and exterior, which the fee's building insurance and reserves cover. Homes built from 2005 to 2007 have original systems approaching or past typical service life, so age dates matter more than cosmetics.
Data updated: September 2026
Our community guide reports a community roof replacement around 2022 to 2023, and insurers ask for roof age [Source: Rapallo community guide]. Ask the association for the roof record for your building, because it drives your unit-owner quote and the building's master policy.
Original 2005 to 2007 air conditioners are old enough that a replacement may be near. Ask for service records and the install dates, and get a plumber to scope the drains if the home is original.
Our community guide reports 130 mph impact glass on all windows and sliding doors as original construction [Source: Rapallo community guide]. Confirm the glass is intact, the seals are good and any lanai enclosure was approved.
Ask for permits on any renovation, and for association approval on any exterior change. Unapproved work can cost the next owner, and a lender or insurer can ask about it.
A wind mitigation inspection documents roof shape, roof-to-wall connections and opening protection for insurers, on a uniform form Florida insurers must accept [Source: Florida OIR wind mitigation resources]. It often lowers a quote, and it is inexpensive.
A Rapallo buyer insures the inside of the unit with an HO-6 policy, because the association's master policy covers the building exterior, and adds flood insurance when the lender or the address requires it. Florida requires at least $2,000 of loss-assessment coverage on a unit-owner policy, and our community guide recommends at least $50,000.
Data updated: September 2026
The fee includes building exterior insurance, so the master policy covers the structure, and your HO-6 covers your interior, contents, liability and loss assessments [Source: Rapallo community guide]. Get the master policy declarations from management so your agent can match the coverage line by line.
Florida requires at least $2,000 of loss-assessment coverage on a unit-owner policy under section 627.714, and our guide recommends at least $50,000 [Source: Florida Statutes 627.714]. Higher limits protect you if the association levies a special assessment after a storm or a major repair.
Most Rapallo parcels read Zone X, and the Village of Estero's preliminary flood map cites Zone AE at elevation 11 along the Estero River corridor near Via Rapallo Drive [Source: Village of Estero, Preliminary Flood Maps]. Look up the address on the FEMA Flood Map Service Center and ask for a flood quote even in Zone X.
The Village of Estero holds a Class 6 rating in FEMA's Community Rating System, which our community guide reports as a 20 percent discount on federal flood insurance premiums inside special flood hazard areas and 10 percent outside [Source: Village of Estero, Community Rating System]. Ask the agent to apply it.
Get quotes from private carriers and from Citizens Property Insurance, the state insurer of last resort, before you write an offer [Source: Citizens Property Insurance]. Rapallo is inland of US-41, where the Village said most Hurricane Ian damage was west of it, but a quote is the only reliable answer for your unit [Source: Village of Estero, October 19, 2022 council recap].
A Rapallo owner pays principal and interest, the quarterly association fee of $2,543.03 to $2,663.11 observed on May 2026 listings, property tax and an HO-6 policy, with no CDD. At the 7.03% Freddie Mac average as of September 24, 2026, principal and interest on a $316,000 loan is $2,109 a month.
Data updated: September 2026
| Purchase price | Loan at 20% down | Principal and interest per month, 30 years at 7.03% |
|---|---|---|
| $335,000 | $268,000 | $1,788 |
| $395,000 | $316,000 | $2,109 |
| $450,000 | $360,000 | $2,402 |
| $725,000 | $580,000 | $3,870 |
Loan at 20% down, 30-year fixed at 7.03%, the Freddie Mac Primary Mortgage Market Survey average as of September 24, 2026; principal and interest only, our arithmetic. [Source: Freddie Mac Primary Mortgage Market Survey]
The observed quarterly fee is about $848 to $888 a month, and it replaces cable, internet, water, sewer, trash, landscaping and building exterior insurance bills you would otherwise pay separately [Source: Rapallo community guide]. At a $395,000 price, principal and interest plus the fee is about $2,957 to $2,997 a month before taxes and insurance.
Our community guide puts typical annual taxes on a Rapallo unit at roughly $2,500 to $5,000 and a unit-owner HO-6 policy at roughly $1,500 to $3,500 a year [Source: Lee County Property Appraiser]. Get the property appraiser's record and an insurance quote for the exact address.
A purchase can trigger a reassessment to the price you paid, so the seller's tax bill is a poor guide. Section 689.261 requires the warning in the contract, and we show you the estimate for your price [Source: Florida Statutes 689.261].
The fee funds cable, internet, water, sewer, building exterior insurance, landscaping and gate security, with membership in The Club at Rapallo included, and the developer's archived club page lists a clubhouse, a sports building, tennis courts, pools and walking paths [Source: Rapallo.com club page, Wayback Machine]. The reserve balance is not published, so we ask for it.
Buyer closing costs in Rapallo are recording fees, the lender's title policy, the mortgage taxes and lender charges, plus prepaid taxes, insurance and association dues. In Lee County the seller customarily pays the owner's title policy and the deed documentary stamp tax of $0.70 per $100, and the contract controls.
Data updated: September 2026
In Lee County the seller customarily pays the owner's title policy, at the promulgated $5.75 per $1,000 to $100,000 and $5.00 per $1,000 above, and the deed stamps, which at $395,000 are $2,050 and $2,765 [Source: Rule 69O-186.003, title insurance rates] [Source: Florida Department of Revenue, documentary stamp tax]. In Collier County the buyer customarily pays the owner's policy. Custom is not law.
A financed purchase adds Florida's documentary stamp tax on the note, $0.35 per $100 of the loan, which is $1,106 on a $316,000 loan, plus an intangible tax on the mortgage that your lender's Loan Estimate lists [Source: Florida Department of Revenue, documentary stamp tax]. A cash buyer skips both.
Expect recording fees, the lender's title policy, a survey or elevation certificate if required, and lender fees on the Loan Estimate. We review the estimate against the contract before closing.
Property taxes are prorated to the closing date, and you prepay insurance and often escrows. The association fee is prorated as well, so the estoppel states the amount and the date it is paid to [Source: Lee County Tax Collector].
After the NAR settlement, effective August 17, 2024, a buyer signs a written agreement with the agent before touring, the compensation is negotiable and cannot be advertised on the MLS, and a seller may still offer concessions. We explain every term before you sign, and you decide what is fair.
Data updated: September 2026
The agreement names the agent, the term, the services and how the agent is paid [Source: NAR settlement FAQs]. Read it before touring, and ask for anything unclear in writing.
The amount is negotiated. A seller may agree to pay the buyer's agent in the contract, or you may pay directly, and we show the effect on your closing costs.
Florida requires a written disclosure of the brokerage relationship, and a transaction broker or single agent duty applies depending on what you sign [Source: Florida Statutes 475.278]. We tell you which applies.
Yes. Rapallo buyers use conventional, FHA and VA loans and cash, but a condominium loan adds a project review: the lender checks the association's reserves, insurance, delinquencies and litigation before it approves. Ask management early for the condominium questionnaire so the review does not slow your closing.
Data updated: September 2026
Conventional loans are the most common route, and FHA and VA lenders require a project to meet their condominium rules, which change, so ask the lender to verify Rapallo before you write an offer [Source: HUD, buying a home]. We do not assume a project is approved.
Fannie Mae's condominium project rules can make a project ineligible when the association fails certain tests, such as insurance or litigation [Source: Fannie Mae Selling Guide B4-2.1-03]. We ask the lender to run the review at the start, and if a project were ineligible we would say so before you spend money.
Florida and federal programs help some first-time buyers with down payments, and eligibility depends on income and the lender. Ask a lender about programs before you sign a contract.
A cash buyer skips the appraisal and the lender's project review, but still reads the documents and orders the inspection. In a tight market, a cash offer can be attractive to a seller.
Get a pre-approval with a lender who has closed condominium loans, and lock the rate when you sign. At 7.03%, each point of rate moves a $316,000 payment by about $200 a month.
We find you the right Rapallo home by starting with your plans, matching them to a product type and a fee you can carry, setting alerts for new listings, and touring with the closed-sale record in hand. With only 5 listings on September 29, 2026, speed and preparation matter.
Data updated: September 2026
Full-time, seasonal or investment use changes everything: the lease cap, the minimum term, the fee and the size you need. We ask first, then search.
At each showing you get the closed sales in that size band and the days on market. That tells you whether an ask is reasonable before you ever write an offer.
The 112-day and 154-day listings among the five actives have had time to adjust. A price cut or a new price history is a signal, and we watch for it.
Sometimes an owner sells quietly, and we hear about it. Tell us your criteria and we will call when something fits.
We negotiate for you by pricing the offer against closed sales of the same size and product, using the review windows and the inspection, and asking for credits before price cuts. Rapallo homes closed at a median 96.9% of list, so terms often matter as much as price.
Data updated: September 2026
We start with the closed sales in your size band and the days on market, then choose an offer that is defensible at appraisal. Eight of the 36 sales closed below 95% of list, and 6 closed at or above list, so we price by the home, not the community.
The 7-day condominium cancellation right and the inspection period give you time to read and to renegotiate. We use them, we never waive them casually, and we tell you what each waiver costs.
A credit at closing can help your cash more than a small price cut, and a price cut lowers your tax basis and reassessment. We compare both on your numbers.
A larger deposit and a flexible closing date help an offer in a tight market, and we explain the risk of each. Nothing in the contract is boilerplate.
Rapallo rules that decide whether a home works for you include a cap of three leases per year, minimum terms of 30 to 90 days that vary by association, no nightly rentals, owner pet permission, gate registration for guests and approval of exterior changes. Confirm your association's rules in writing before you write an offer.
Data updated: September 2026
The three-lease cap is community-wide on our data, and minimum terms vary: typically 30 days, with some buildings requiring 60 or 90 days, and 90 days in peak season for some associations [Source: Rapallo community guide]. Short-term rentals are not allowed, so plan any rental income on seasonal terms.
Owners may keep pets, with a two-pet norm and no published weight limit on listings, and renters are reported to be stricter [Source: Rapallo community guide]. Assistance animals are protected by fair housing law regardless of policy.
Lanai enclosures, shutters, paint and landscaping changes usually need association approval, requested through management and the TownSq portal, per our community guide. Ask about any change you plan before you close.
The Club at Rapallo has no golf course, and the developer's archived club page lists a clubhouse, a sports building, tennis courts, pools, a fitness center and walking paths [Source: Rapallo.com club page, Wayback Machine]. Pickleball is not confirmed in the developer's materials, so confirm it with management if it matters to you.
Rapallo is the right place if you want a gated condominium community with an included club, five pedestrian gates into Coconut Point and a bundled fee, and you accept a quarterly fee of $2,543.03 to $2,663.11, lease limits and a small pool of listings. It is not age-restricted, and buyers of every age buy here.
Rapallo suits full-time residents and seasonal owners who want a lock-and-leave home near shopping, dining and a hospital, with the exterior, landscaping and many utilities handled. It suits buyers who value an included club over a golf course.
Look elsewhere if you want golf, a lower fee, a single-family lot, nightly rental income or unrestricted leasing. Mirasol at Coconut Point has a lower fee, and communities with golf are a short drive away.
Five resident pedestrian gates open toward Coconut Point, and Lee Health's Coconut Point emergency department sits across US-41 [Source: Lee Health Coconut Point]. We do not promise drive times we have not timed, and we tell you about the Via Rapallo Drive construction our community guide documents.
Tell us your budget, your timing and how you will use the home. We reply with the closed sales, the current listings and a monthly cost sheet, and you decide.
McGreevy and Comisar is a top-reviewed Rapallo realtor, and the quotes below are genuine five-star Google reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
Rapallo runs from a $314,000 terrace-size home to an $800,000 villa, so fit matters more than size. We match the home to your needs and your monthly budget, not the other way around.
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
A condominium purchase runs through a document window and a lender review, and we start both on day one so the calendar works for you.
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
That is the job: to work for you, with the record in hand.
A personalized Rapallo buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to a home type, walk the fee stack and a monthly payment at today's rates, set out the document plan under section 718.503, and tell you honestly whether Rapallo or a neighbor fits better.
Data updated: September 2026
The consultation form sits near the top of this page. You can also call Marc Comisar direct at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or read how we represent buyers in Estero first.
Rapallo specialists matter to a buyer because the facts that decide a purchase live in documents, not in a listing feed: five sub-condominium associations, a master association, a bundled fee, a lease cap, an approval process for changes, a flood map that splits by parcel and building heights that trigger state reserve rules.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar. He runs the buyer side: the search, the tours, the inspection and the closing table. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage and the other half of McGreevy and Comisar. He runs pricing, data and the document work, which in Rapallo means the closed-sale record, the estoppels and the payment math. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
A general agent may quote one flood zone for the whole community, skip the reserve study on a three-story building, price a courtyard villa off the community median or forget the lease minimum for your association. Each mistake costs money.
If you're searching for "the best buyer's agent in Estero, Florida," McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you're relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
If you are ready to buy, call Marc at (239) 287-5873 and read how we represent buyers in Estero. If you are selling first, call Jesse direct at (239) 898-6072 or request a free home valuation.
Buyers who own a home can sell and buy as one plan with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, so the two closings line up. In Rapallo, where 5 homes were listed on September 29, 2026, the timing of your sale decides how fast you can move.
Data updated: September 2026
If you are searching for the best listing agent to sell before you buy, or thinking, "I need to sell my home and buy in Rapallo," we run both sides ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Selling in Estero? Read our Estero seller guide.
Yes. We line up the contract dates, the financing and the moving date so you are not homeless or double-paying. A sale contingency can weaken an offer in a market with 1.7 months of supply, so we discuss the alternatives.
Not necessarily. Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer up to $500,000 of the difference between just value and capped assessed value [Source: Florida Statutes 193.155] [Source: Florida Department of Revenue, PT-112 portability guide]. Confirm the deadlines with the property appraiser.
Selling first gives you cash and a firm date, and buying first gives you the home you want. In a market with few listings, we often line up a rent-back or a short closing, and we model each path with your numbers.
Many owners exclude some or all of the gain on a primary residence, but the rules depend on your situation [Source: IRS Publication 523]. Ask your CPA before you list.
Yes. We work from the MLS record, the public parcel record and photographs, and Marc arranges an on-site visit or a video walk-through.
Rapallo buyers ask these questions before they make an offer, and each answer below is written for a Lee County buyer in a gated condominium community with a master association, in a single paragraph with its source. They cover price, fees, documents, insurance, financing and rules.
Data updated: September 2026
Buyers choose McGreevy and Comisar because the answers below show up in the price they pay:
Nothing here is legal or tax advice; confirm anything that affects your purchase with your closing agent, attorney or CPA.
Rapallo homes closed between $314,000 and $800,000 in the 12 months to September 29, 2026, with a $395,000 median on 36 sales, and size decides where a home falls: $338,250 under 1,500 square feet, $420,000 at 1,700 to 1,899 and $680,000 at 2,300 and above.
The median was $243 per square foot of MLS living area over the last 12 months, $248 over 24 months, $258 over 36 months and $273 over 60 months, per the Southwest Florida MLS.
Down from the peak. The median was $549,500 in the 12 months to September 2024, $427,500 in the year to September 2025 and $395,000 in the latest year, and the median price per square foot fell from $317 to $243.
Five were listed on the Southwest Florida MLS on September 29, 2026, asking $300,000 to $749,000 with a $375,000 median ask, about 1.7 months of supply.
Thirty-six homes closed from September 29, 2025 to September 29, 2026 for $15,772,000 in total volume, and the county's recorded qualified sales show the same count of 36 on its own index, with no builder-direct sales [Source: Lee County Property Appraiser].
Closer to a seller's market on supply, at 1.7 months, but buyers still negotiated: the median sale closed at 96.9% of list and 8 of 36 closed below 95%. Homes priced to the record went fast and those above it waited.
Yes, and the record shows where. Ten of the 36 sales took more than 90 days, and homes that sat generally closed below list. We compare the ask with closed sales of the same size before we recommend an offer.
Quarterly dues observed on May 2026 listings ran $2,543.03 to $2,663.11, about $10,172 to $10,652 a year, and vary by sub-association [Source: Rapallo community guide]. The estoppel states the exact amount for a home.
Cable, internet, water, sewer, building exterior insurance, landscaping and gate security, with membership in The Club at Rapallo included, per our community guide [Source: Rapallo community guide]. Confirm the details for your association in the documents.
No. Our community guide reports no Community Development District bond line on the tax bill [Source: Rapallo community guide]. Confirm with the tax bill for the address.
No. The Club at Rapallo is an amenity club with a clubhouse, a sports building, tennis courts, pools, a fitness center and walking paths, and no golf course [Source: Rapallo.com club page, Wayback Machine].
No. Rapallo is not age-restricted, and the MLS field on recent listings shows 55+/Senior Community: No [Source: Rapallo community guide].
A condominium. The five sub-associations are chapter 718 condominium associations, and The Club at Rapallo, Inc. is the master association [Source: Sunbiz, The Club at Rapallo, Inc.]. The section 720.401 HOA summary does not apply to chapter 718 associations.
The declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone or reserve study where they apply and the Frequently Asked Questions and Answers document, at the seller's expense [Source: Florida Statutes 718.503].
Yes, within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, under section 718.503. The right ends at closing [Source: Florida Statutes 718.503].
A statement from the association of what is owed on the unit. Florida caps the fee at $299, plus $119 for a rush and $179 if delinquent, and in Lee County the seller customarily pays [Source: Florida Statutes 718.116].
With limits: no more than three leases a year, minimum terms of typically 30 days and up to 90 in some associations, and no nightly rentals [Source: Rapallo community guide]. Confirm your association's rule before you buy.
Owners may keep pets, with a two-pet norm and no published weight limit on listings, and renters are reported to be stricter [Source: Rapallo community guide]. Assistance animals are protected by fair housing law.
Most parcels read Zone X, and the Village of Estero's preliminary flood map cites Zone AE at elevation 11 along the Estero River corridor near Via Rapallo Drive [Source: Village of Estero, Preliminary Flood Maps]. Look up the address before you offer.
Rapallo is inland of US-41, and the Village manager told council that most Ian damage was on West Broadway and west of US-41 [Source: Village of Estero, October 19, 2022 council recap]. We found no Rapallo-specific damage report, so we make no promise about a unit.
An HO-6 unit-owner policy with loss-assessment coverage, plus flood if the lender or the address requires it. Florida requires at least $2,000 of loss assessment, and our guide recommends at least $50,000 [Source: Florida Statutes 627.714].
It includes building exterior insurance, not your interior or contents, so you still need an HO-6 policy [Source: Rapallo community guide].
Our community guide puts them at roughly $2,500 to $5,000 a year for a typical unit, depending on assessed value and homestead status [Source: Lee County Property Appraiser]. A purchase can reset the assessment.
At the 7.03% Freddie Mac average as of September 24, 2026, principal and interest on a $316,000 loan at a $395,000 price is $2,109 a month, plus the fee of about $848 to $888, taxes and insurance [Source: Freddie Mac Primary Mortgage Market Survey].
Possibly, but FHA and VA lenders review the condominium project, so ask your lender to verify Rapallo before you offer [Source: HUD, buying a home]. We do not assume a project is approved.
Usually, when the association's reserves, insurance and litigation status meet the lender's rules, and Fannie Mae's rules can make a project ineligible if not [Source: Fannie Mae Selling Guide B4-2.1-03]. We ask management early for the questionnaire.
In Lee County the seller customarily pays the owner's title policy and the deed stamps, and the buyer customarily pays recording, the lender's title policy and mortgage taxes. The contract controls [Source: Rule 69O-186.003, title insurance rates].
It depends on the loan, but expect recording, the lender's title policy, $0.35 per $100 of the loan in documentary stamp tax and lender fees, plus prepaids. Your Loan Estimate lists each line [Source: Florida Department of Revenue, documentary stamp tax].
It is negotiable and set in your written agreement, and a seller may offer to pay. Since August 17, 2024, compensation cannot be advertised on the MLS [Source: NAR settlement FAQs].
We strongly recommend it. Original 2005 to 2007 systems are common, so age of the air conditioner, water heater and plumbing matters, and the 7-day window under section 718.503 runs alongside [Source: Florida Statutes 718.503].
The fee includes building exterior insurance, and our community guide reports a community roof replacement around 2022 to 2023, so ask management for the roof record for your building [Source: Rapallo community guide].
Florida's rules apply to buildings of three or more habitable stories, and the terrace condo buildings are described as three stories, so we verify the height and any study for your building [Source: Florida Statutes 553.899].
Five resident pedestrian gates open toward Coconut Point, and Lee Health's Coconut Point emergency department is across US-41 [Source: Lee Health Coconut Point]. We have not timed drive or walk minutes, so we do not quote them.
It depends on your priorities. Rapallo has a $395,000 median, four home types and an included club, and Mirasol has a $348,750 median, a lower quarterly fee of $1,905 to $1,951 and 12.0 months of supply. See the decision table above.
Start with a free buyer consultation at our buying page or call Marc direct at (239) 287-5873. Tell us your budget, your timing and how you will use the home, and we reply with the closed sales and a monthly cost sheet.
Buyers who own a home ask how to sell and buy in the same season, and the answers below cover timing, taxes and financing. They apply to any Florida owner, and the tax and portability points need confirmation from your CPA or the property appraiser.
Not always. Some buyers use a bridge loan, a home equity line or cash from savings, and others sell first and rent back. We model each path with your numbers and your lender.
You can, but a contingency weakens an offer when supply is 1.7 months, so sellers may prefer clean offers. We advise on alternatives.
It depends on the price, the payoff, the commission and the closing costs. Our free home valuation includes a net sheet.
A new homestead resets the assessment to the purchase price, and portability may carry over up to $500,000 of savings [Source: Florida Department of Revenue, PT-112 portability guide]. The January 1 homestead date matters.
Rapallo buyers work with Marc Comisar and Jesse McGreevy of Domain Realty because the team reads every closed sale inside the community, prepares the association paperwork before an offer, and works from an office in Bonita Springs about ten minutes from the Rapallo gate. Learn more about our team.
If you are thinking about buying, the work begins with the product: a 1,342-square-foot terrace condo or a 2,584-square-foot carriage home, and where it sits in the closed-sale record. It continues with the estoppel, the condominium documents and a fee stack stated in one line. That is the work we do for Rapallo buyers, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Rapallo realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero. Selling first? Call Jesse direct at (239) 898-6072 or request a free home valuation.
Rapallo facts on this page rest on primary sources: the developer's archived pages, Sunbiz filings for the associations, Lee County's Property Appraiser, Clerk and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Rapallo buyers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that come from your association and the office that holds them.
| Document | What it proves for a Rapallo owner | Official authority |
|---|---|---|
| Florida Statutes 718.503 | The condominium resale documents a seller delivers at the seller's expense and the buyer's 7-day cancellation right | Florida Legislature |
| Florida Statutes 720.401 | The homeowners association disclosure summary, and that it does not apply to chapter 718 condominium associations | Florida Legislature |
| Florida Statutes 718.116 | What the condominium estoppel certificate must state and its fee caps | Florida Legislature |
| Florida Statutes 718.112 | Condominium budgets and the structural integrity reserve study | Florida Legislature |
| Florida Statutes 553.899 | Milestone inspections for condominium buildings of three or more stories | Florida Legislature |
| Florida Statutes 718.504 | The Frequently Asked Questions and Answers document a condominium buyer receives | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | Florida Legislature |
| Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds | Florida Department of Revenue |
| Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | Florida Administrative Code |
| NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
| PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | Florida Department of Revenue (PDF) |
| The Club at Rapallo, Inc. Articles of Incorporation, filed September 23, 2004 | The master association's purposes, its powers and its North Village dues obligation | Florida Division of Corporations (PDF) |
| Village of Estero Preliminary Flood Maps | The flood-zone callout along the Estero River corridor near Via Rapallo Drive | Village of Estero (PDF) |
| Village of Estero Flood Zones Removed Index | The streets, including Via Lungomare Circle, Via Rapallo Drive and Piazza Del Lago Circle, where parcels were removed from flood zones | Village of Estero (PDF) |
| Lee County Mandatory Flood Insurance Information | When federally backed mortgages require flood insurance | Lee County (PDF) |
| NOAA Hurricane Ian Tropical Cyclone Report | The official storm record for September 28, 2022 | National Hurricane Center (PDF) |
| FEMA CRS eligible communities, April 1, 2026 | The Village of Estero's Class 6 rating and flood insurance discount | FEMA (PDF) |
| Current budget, rules and estoppel for your association | Fees, any special assessment, lease and pet rules and whether buyer approval is required | Ordered through the association's management company and the Lee County Clerk's recorded documents |
You reach the Rapallo buyer team by calling Marc Comisar direct at (239) 287-5873, calling Jesse McGreevy at (239) 898-6072, emailing [email protected], or using the Buyer Consultation form at the top of this page. The first conversation is free and carries no obligation.
If you're thinking, "I want a buyer's agent for a home in Estero, Florida," McGreevy and Comisar helps buyers search, negotiate and close with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch. The full community picture stays on our Rapallo community guide, and sellers can start with our Estero seller guide.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.