Updated October 2026
<p>Buying in Tarpon Point? We read the recorded sales for your product line, the association and estoppel for your building, the operator land, the marina lease and the flood file before you write an offer. Call Marc at (239) 287-5873.</p>
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Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
This is our buyer's guide to Tarpon Point, the gated waterfront community of towers, coach homes and estate homesites around a resort marina on Glover Bight in Cape Coral, Florida, ZIP code 33914. The history, marina, amenities and storm record are covered in our Tarpon Point community guide. What follows is the buyer's side: the four kinds of home you can buy here, what each recorded in Lee County, what each costs to buy and to own, which associations you join, what the marina and the clubhouse do and do not come with, how Tarpon Point compares with Cape Harbour, which documents you receive and when, and how a purchase runs in Lee County. Call Marc at (239) 287-5873, see how we represent buyers, or read the full guide below.
Tarpon Point in Cape Coral is a gated community of 402 county parcels: 330 condominium units in three towers and two coach-home condominiums, plus 47 estate lots, beside a marina the State has permitted for 266 slips. Lee County recorded 19 sales at a $720,000 median in the 12 months to September 25, 2026. These eleven points shape every offer we write here.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; FEMA National Flood Hazard Layer, Florida DEP permit records and association documents read October 10, 2026).
This Tarpon Point buyer guide runs from what you can buy and what it recorded, through the associations, the operator's land and the marina, to the documents you receive, the flood and storm file, taxes, schools, negotiation and financing. Use the list below to jump to the question you need first, and call Marc if you would rather talk it through.
McGreevy and Comisar are the Tarpon Point buyer's agents who read the county's recorded sales by product line, the association documents for the exact building, the operator's land on the county roll and the FEMA file for the exact lot before an offer is written. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In Tarpon Point the expensive mistakes are rarely cosmetic. They are pricing a coach home off a community median that is mostly tower sales, pricing an estate home off a condominium median, assuming a tower unit comes with a boat slip, assuming the clubhouse belongs to your association, writing an offer before the estoppel certificate shows the dues, buying an estate lot in zone AE without an elevation certificate, or counting on a lease shorter than the 30 days the Tarpon Landings policy allows. 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 guide to the best real estate agents in Cape Coral sets out the yardsticks we think a buyer should use: verified production, years in the market, reviews you can read yourself, and whether the agent who tours with you is the agent who negotiates. In a community with four product lines, five associations and a resort operator, add one more test: ask whether the agent can tell you, before the first tour, which association's estoppel certificate your home needs and what the same product line recorded in the last 12 months.
These are the locked credentials we publish on every page we operate, stated exactly as awarded:
Domain Realty Group is also the #5 real estate team in Florida (RealTrends 2026).
Jesse and Marc handle their own buyers, and the person who tours with you is the person who negotiates the contract. Marc leads buyer representation and negotiation; Jesse leads listing and seller strategy, which matters if you are selling one home to buy another. Jesse's direct line is (239) 898-6072 and Marc's is (239) 287-5873. Our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral. Jesse can be reached directly at (239) 898-6072 for any Tarpon Point buyer question.
Before writing this guide we tracked every recorded Tarpon Point sale in the Lee County record for the 12 months to September 25, 2026, 19 in all, read each against the county roll dated October 4, 2026 for the community's 402 parcels, and set the Southwest Florida MLS pull of October 10, 2026 beside them. This section lists what we measured.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; association, State and City records read October 10, 2026).
We tracked every recorded Tarpon Point sale in the Lee County record for the 12 months to September 25, 2026: 19 qualified sales, every one a condominium resale. We sorted them by product line, plan size, price band and year built, and ran the same cuts for the prior 12 months, for each calendar year since 2019 and for the longer windows of 24, 36 and 60 months and all recorded history since January 13, 2004. Where a product line had fewer than 10 sales in 12 months, we widened the window until it had 10 or more and named the window beside the figure.
The county roll dated October 4, 2026 lists 402 Tarpon Point parcels: 330 condominium units, 35 single-family homes, 10 vacant residential parcels (9 of them estate homesites and 1 an operator tract), 20 common elements, 3 right-of-way parcels, 2 marina-class parcels, 1 hotel and Marina Village parcel and 1 multifamily-coded tract. Our Tarpon Estates counts use the platted lots of the Tarpon Point plat, Plat Book 73, Pages 70 to 79, because "Tarpon Estates" is not a legal description on the roll.
On October 10, 2026 we read the Florida Division of Corporations record for each Tarpon Point association and for the resort operator, the Florida Department of Environmental Protection's marina permit and staff report, FEMA's flood layer at street-level points, Lee County's evacuation and school-zone services, the City of Cape Coral's zoning, coastal and canal layers, the Tarpon Landings association's published rules, guide, FAQ and structural integrity reserve study, and the operator's own pages, each labelled as such below. We also read the 2026 text of the Florida statutes quoted in this guide.
Before the first showing we pull five things for each home on your short list: the product line and therefore the association whose estoppel certificate you will need; the recorded sales for the same product line and plan size; the FEMA zone for the unit or lot and any elevation certificate; the association's published rules measured against what you plan to bring, from pets to a boat; and, for a tower unit, the 2025 reserve study and the milestone dates. Those answers move price more than finishes do.
Tarpon Point in Cape Coral offers four residential product lines inside one gate: Tarpon Landings tower condominiums, Lake Homes and Park Homes coach-home condominiums at Tarpon Gardens, and Tarpon Estates single-family homes and vacant homesites. They carry different associations, flood zones and price records, so a buyer chooses the line first.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded sales through September 25, 2026; FEMA National Flood Hazard Layer read October 10, 2026).
| Product line | Homes or lots on the roll | Year built | County heated area | Association a buyer joins | Flood zone at the sample point | Recorded sales, 12 months | Median |
|---|---|---|---|---|---|---|---|
| Tarpon Landings (three 12-story towers) | 210 condominium units | 2006 (one tower), 2007 (two) | 2,801 to 3,071 sq ft for 198 units; 4,275 to 5,438 sq ft for 12 top-floor units | Tarpon Landings Condominium Association, Inc. | X | 13 | $875,000 |
| Lake Homes at Tarpon Gardens | 64 condominium units | 2004 | 2,178 and 3,080 sq ft | Lake Homes at Tarpon Gardens Condominium Association, Inc. | X (0.2 percent annual chance, coastal) | 4 | $612,500 |
| Park Homes at Tarpon Gardens | 56 condominium units | 2004 | 1,990 to 2,597 sq ft | Park Homes at Tarpon Gardens Condominium Association, Inc. | X | 2 | $412,310 and $590,000 (no median) |
| Tarpon Estates homes | 35 homes | 2004 to 2025 | 2,708 to 6,126 sq ft on single lots | Tarpon Point Estate Homeowners' Association, Inc. | AE, base flood elevation 8 feet | 0 | none recorded |
| Tarpon Estates homesites | 9 vacant homesites | not built | not applicable | Tarpon Point Estate Homeowners' Association, Inc. | AE, base flood elevation 8 feet | 1 | $370,000 (one sale) |
Source: Lee County Property Appraiser roll dated October 4, 2026 and Lee County recorded sales, the 12 months to September 25, 2026, our analysis; FEMA National Flood Hazard Layer, read October 10, 2026. A master association, Tarpon Point Property Owners' Association, Inc., sits over all four lines. Flood zones are FEMA's at one street-level point per line, not a determination for any one building.
Tarpon Landings is three condominium buildings of 70 units each at 6081, 6061 and 6021 Silver King Blvd, built in 2006 (6081) and 2007 (6061 and 6021). Each is, in the words of the association's 2025 structural integrity reserve study, "a 12-story multi-family structure over a two-level garage." Of the 210 units, 198 are three-bedroom, three-bath plans of 2,801 to 3,071 square feet of county heated area in seven sizes, and 12 top-floor units, four per building, run 4,275 to 5,438 square feet. The association lists a resort pool and spa, a clubhouse, an exercise room, a sauna, a barbecue and picnic area, a bike and jog path, bike storage and what it calls a community boat dock. The managing agent is Resort Management of Naples, per the state register.
Lake Homes at Tarpon Gardens is 64 coach-home condominium units in 16 two-story buildings on the odd street numbers 5901 to 5965 Tarpon Gardens Cir, built in 2004 (one unit carries 2016 on the roll). The plans are 32 first-floor units of 2,178 square feet (two bedrooms, two baths) and 32 second-floor units of 3,080 square feet (three bedrooms, three baths). It has its own condominium association, which also lists Resort Management as its care-of address on the state register.
Park Homes at Tarpon Gardens is 56 coach-home condominium units in 14 buildings on the even street numbers 5900 to 5960 Tarpon Gardens Cir, built in 2004. It has four plans of 14 units each: 1,990 square feet (two or three bedrooms), 2,548 square feet and 2,597 square feet. It has its own association, separate from Lake Homes. No Tarpon Gardens umbrella association appears on the state register, so a Lake Homes rule does not carry to a Park Homes unit.
Tarpon Estates is the single-family part of Tarpon Point: 47 platted lots on 44 parcels, because three pairs of lots were combined, with 35 homes and 9 vacant homesites on the roll dated October 4, 2026. Tarpon Estates Blvd holds 38 parcels (32 built, 6 vacant) and Tarpon Estates Ct holds 6 (3 built, 3 vacant). Single-lot homes run 2,708 to 6,126 square feet of county heated area with three to five bedrooms, and one two-lot combination reaches 11,116 square feet. By year built, 5 homes date from 2004 to 2009, 19 from 2010 to 2019 and 11 from 2020 to 2025. Our Tarpon Estates guide covers the estate homes and homesites street by street.
The 9 vacant homesites are the only new-build route in Tarpon Point. The appraiser classes the 44 estate parcels by frontage as 17 canal, 13 lake (four of them vacant), 4 river, 3 single-family with no water class and 7 plain vacant. Those are the appraiser's labels, not a boat route: the City's canal layer records no City canal inside Tarpon Point. City staff text in a May 19, 2026 Hearing Examiner agenda describes private Design Review Guidelines for Tarpon Estates that require minimum living areas, garage design standards and a swimming pool for each house. A buyer pricing a lot should read those guidelines, the estates declaration and the City's Planned Development conditions together.
Three things buyers often assume come with a Tarpon Point home do not, on the public record we read. A boat slip is leased from the marina operator and is not part of a home purchase. The clubhouse tract, the gatehouse tract, the marina tract and the hotel and Marina Village tract belong to the resort operator, Freeman & Hasselwander Resort Properties, L.L.C., not to an association. And the Westin's own pools, spa and gym carry no documented owner access. The sections below set out each point.
The Southwest Florida MLS sells every Tarpon Point home under the development name Tarpon Point Marina, with sub-names Tarpon Landings, Tarpon Gardens and Tarpon Estates. It has no Lake Homes or Park Homes label, so both coach-home condominiums appear as Tarpon Gardens, and it has no "coach home" value: it codes the coach homes "Low Rise (1-3)" and the towers "High Rise (8+)". The county roll names each condominium separately and records the estate lots as lots of the Tarpon Point plat. When a listing says "Tarpon Gardens," ask which association it belongs to.
Tarpon Point in Cape Coral recorded 19 sales in Lee County's public record in the 12 months to September 25, 2026, at a $720,000 median and a range of $412,310 to $1,220,000, every one a condominium resale. Thirteen were Tarpon Landings units at an $875,000 median, and no Tarpon Estates home recorded a sale.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026).
| Product line | Recorded sales, 12 months | Median | Range | Per square foot of county heated area |
|---|---|---|---|---|
| Tarpon Landings (towers) | 13 | $875,000 | $670,000 to $1,220,000 | $308.37 (12 months, n = 13) |
| Lake Homes at Tarpon Gardens | 4 | $612,500 | $525,000 to $670,000 | $268.37 (36 months, n = 12) |
| Park Homes at Tarpon Gardens | 2 | not shown (two sales) | $412,310 and $590,000 | $243.33 (60 months, n = 11) |
| Tarpon Gardens, both condominiums | 6 | $575,000 | $412,310 to $670,000 | $239.87 (24 months, n = 12) |
| Tarpon Estates homes | 0 | no recorded sale | none | $447.04 (all history, n = 25) |
| All Tarpon Point | 19 | $720,000 | $412,310 to $1,220,000 | $257.05 (12 months, n = 19) |
Source: Lee County recorded sales, the 12 months to September 25, 2026, Lee County Property Appraiser public roll, our analysis. Price per square foot is per square foot of county heated area, never an MLS living-area figure, and the window beside each per-square-foot figure is the first window with 10 or more sales for that product.
The headline is a condominium figure. Nothing in this guide prices an estate home with the $720,000 median, and nothing prices a coach home with the $875,000 Tarpon Landings median. For a buyer the useful number is the one for the product line and plan size you are about to offer on.
Every one of the 13 Tarpon Landings sales in the 12 months was a three-bedroom, three-bath unit of 2,801 to 3,071 square feet of county heated area, built in 2006 or 2007, and none was a builder-direct sale. The lowest was $670,000, the highest $1,220,000 and the median $875,000, at $308.37 per square foot of county heated area. By price band, five closed from $500,000 to $750,000, five from $750,000 to $1,000,000 and three at $1,000,000 and up. No tower accounts for 10 or more of the 13, so we print no median by building; compare the plan size and floor of the unit you want with the sales of the same plan. None of the 12 top-floor units of 4,275 to 5,438 square feet is among the 13, so a top-floor unit has no recent same-plan sale to anchor an offer.
The six Tarpon Gardens sales in the 12 months are few enough to list. Street names only are shown.
| Sale date | Price | Product line (by plan size) | Street | Year built | County heated area |
|---|---|---|---|---|---|
| November 7, 2025 | $525,000 | Lake Homes | Tarpon Gardens Cir | 2004 | 2,178 sq ft |
| March 5, 2026 | $412,310 | Park Homes | Tarpon Gardens Cir | 2004 | 1,990 sq ft |
| March 26, 2026 | $670,000 | Lake Homes | Tarpon Gardens Cir | 2004 | 3,080 sq ft |
| March 26, 2026 | $590,000 | Park Homes | Tarpon Gardens Cir | 2004 | 2,597 sq ft |
| June 29, 2026 | $665,000 | Lake Homes | Tarpon Gardens Cir | 2004 | 3,080 sq ft |
| July 10, 2026 | $560,000 | Lake Homes | Tarpon Gardens Cir | 2004 | 2,178 sq ft |
Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis. The product line is assigned from the county plan size, because the plan sizes of the two condominiums do not overlap.
Read the list by plan. The two Lake Homes first-floor sales of 2,178 square feet were $525,000 and $560,000; the two second-floor sales of 3,080 square feet were $665,000 and $670,000. Across 24 months Tarpon Gardens recorded 12 sales at a $575,000 median, $412,310 to $895,000. Lake Homes alone needed 36 months to reach 12 sales, at a $655,000 median ($510,000 to $895,000), and Park Homes needed 60 months to reach 11 sales, at a $590,000 median ($412,310 to $679,000).
| Price band | Recorded sales, 12 months to September 25, 2026 |
|---|---|
| Under $400,000 | 0 |
| $400,000 to $500,000 | 1 |
| $500,000 to $750,000 | 10 |
| $750,000 to $1,000,000 | 5 |
| $1,000,000 and up | 3 |
| Total | 19 |
Source: Lee County recorded sales, our analysis. Ten of the 19 sales closed between $500,000 and $750,000, and 15 of the 19 closed between $500,000 and $1,000,000. No sale closed under $400,000, and the three at $1,000,000 or more were all Tarpon Landings units.
No Tarpon Estates home recorded a sale in the 12 months to September 25, 2026, so the estate price record comes from wider windows.
| Window | Recorded sales of Tarpon Estates homes | Price |
|---|---|---|
| 12 months | 0 | none recorded |
| 24 months | 2 | $1,300,000 and $2,050,000, both in 2025 |
| 36 months | 3 | median $1,750,000 |
| 60 months | 4 | median $1,675,000 ($1,300,000 to $2,050,000) |
| All recorded history (October 29, 2004 to September 25, 2026) | 26 | median $1,687,500 ($675,000 to $2,800,000) |
Source: Lee County recorded sales, Tarpon Point plat lots 1 to 47, single-family, our analysis. In the full history an estimated 4 sales were builder-direct (median $2,098,232) and 22 were resales (median $1,612,500); builder-direct is the county tool's estimate. The all-history median is $447.04 per square foot of county heated area (n = 25).
For a buyer that means an estate offer leans on four sales in five years, the lot's frontage class and flood zone, the year built and the size, and the one active estate listing described below. We say plainly when the comparable sales number fewer than five, and here they do.
Vacant estate lots trade separately from homes. Lee County recorded one homesite sale in the 12 months to September 25, 2026, at $370,000 on April 7, 2026. Over 24 months there were 3 sales at a $499,900 median ($370,000 to $550,875), over 36 months 5 at $467,500 and over 60 months 9 at $480,000 ($299,999 to $710,000). Across all history since the first lot sale on May 19, 2003, the county shows 68 homesite sales at a $600,000 median ($104,500 to $1,400,000), an estimated 39 of them builder-direct, so the older medians include developer sales.
| Window | Recorded sales, all Tarpon Point | Median |
|---|---|---|
| 12 months (September 26, 2025 to September 25, 2026) | 19 | $720,000 |
| 24 months | 34 | $870,000 |
| 36 months | 51 | $875,000 |
| 60 months | 88 | $950,000 (range $412,310 to $2,050,000) |
| All recorded history since January 13, 2004 | 782 | $550,000 (range $170,000 to $3,297,400) |
Source: Lee County recorded sales to September 25, 2026, our analysis. Each window ends on September 25, 2026 and contains the shorter ones, so the rows are never added. The wider windows include estate-home sales, so the mix moves the median from row to row. Tarpon Landings alone recorded 20 sales at $955,000 in 24 months, 29 at $1,100,000 in 36 months and 57 at $1,125,000 in 60 months.
| Year | Tarpon Landings sales | Tarpon Landings median | Tarpon Gardens sales | Tarpon Gardens median |
|---|---|---|---|---|
| 2019 | 26 | $645,000 | 7 | $372,000 |
| 2020 | 26 | $655,000 | 11 | $400,000 |
| 2021 | 51 | $745,000 | 11 | $451,500 |
| 2022 | 14 | $1,312,500 | 5 | $585,000 |
| 2023 | 7 | $1,650,000 | 3 | $685,000 |
| 2024 | 9 | $1,250,000 | 6 | $634,500 |
| 2025 | 8 | $1,030,000 | 7 | $530,000 |
| 2026, January 1 to September 25 (partial year) | 10 | $911,000 | 5 | $590,000 |
Source: Lee County recorded sales, our analysis. Each row is its own window, and a median on fewer than 10 sales moves with one sale, so read the count beside it. The Tarpon Landings medians peaked in 2023 on seven sales and have stepped down since; we state the record and draw no forecast from it.
The prior 12 months, September 26, 2024 to September 25, 2025, recorded 15 sales at a $1,100,000 median: 13 condominiums at $900,000 and 2 estate homes at $1,300,000 and $2,050,000. The count rose from 15 to 19. The medians are not like for like, because the prior window held two estate homes and the current one none. The condominium-only comparison, 13 sales at $900,000 against 19 at $720,000, is closer but still shifts with the mix of towers and coach homes. We print both and claim no direction.
The MLS measures what the county does not: time on market, the ratio of sold price to list price and active listings. The figures below are Southwest Florida MLS (Matrix), closings in the 12 months to September 25, 2026, sales entered after the fact excluded from every median and ratio, pulled October 10, 2026.
| Product (MLS label) | Closings (entered after the fact) | Marketed sales | Median days on market | Median sale-to-list | Active, October 10, 2026 | Pending | Months of supply |
|---|---|---|---|---|---|---|---|
| All Tarpon Point | 22 (4) | 18 | 46.5 | 92.1% | 13 | 2 | 8.7 |
| Tarpon Landings | 16 (3) | 13 | 48 | 92.0% | 10 | 2 | 9.2 |
| Tarpon Gardens | 6 (1) | 5 (thin sample) | 26 | 95.1% | 2 | 0 | 4.8 |
| Tarpon Estates | 0 | 0 | no closing | no closing | 1 | 0 | not computable |
Source: Southwest Florida MLS (Matrix), our analysis. Sale-to-list is sold price over final list price, and none of the 18 marketed sales sold above its final list price. Months of supply is active listings over the monthly pace of marketed closings: 13 / (18 / 12) = 8.7 for all Tarpon Point, 10 / (13 / 12) = 9.2 for Tarpon Landings and 2 / (5 / 12) = 4.8 for Tarpon Gardens. The prior 12 months show 14 MLS closings, a 126-day median time on market and a 92.0 percent median sale-to-list ratio. The county's 19 and the MLS's 22 measure different events and are never merged.
Buying in Tarpon Point? Call Marc at (239) 287-5873 or book a Tarpon Point buyer consultation. The first session sets the 13 Tarpon Landings sales at an $875,000 median beside the unit you like, names the estoppel certificate your home needs and pulls the flood file for the lot. Selling a home first? Get a free home valuation, or call Jesse direct at (239) 898-6072.
On October 10, 2026 the Southwest Florida MLS showed 13 active Tarpon Point listings and 2 pending, with asking prices from $499,000 to $2,000,000 and a $949,000 median. Ten were Tarpon Landings units, two were Tarpon Gardens coach homes and one was a Tarpon Estates home. Inventory changes daily, so these are a dated snapshot.
Data updated: October 2026 (Southwest Florida MLS (Matrix), active and pending listings on October 10, 2026, pulled October 10, 2026; Lee County recorded sales through September 25, 2026).
| Product (MLS label) | Active | Pending | Asking prices | Median asking price |
|---|---|---|---|---|
| Tarpon Landings | 10 | 2 | $700,000 to $1,800,000 | $1,037,000 |
| Tarpon Gardens | 2 | 0 | $499,000 and $570,000 | not shown (two listings) |
| Tarpon Estates | 1 | 0 | $2,000,000 | one listing |
| All Tarpon Point | 13 | 2 | $499,000 to $2,000,000 | $949,000 |
Source: Southwest Florida MLS (Matrix), October 10, 2026, our analysis. An asking price is not a sale price, and the county record and the MLS are separate instruments.
The 10 active Tarpon Landings listings ask a $1,037,000 median, against an $875,000 median for the 13 recorded Tarpon Landings sales in the 12 months, and the MLS median sale-to-list ratio for the towers was 92.0 percent across 13 marketed sales. Those are different instruments, so we set them side by side and do not subtract one from the other. What they tell a buyer is where to look: the plan size and floor of each listing against the recorded sales of the same plan.
The two Tarpon Gardens listings asked $499,000 and $570,000 on October 10, 2026. The MLS labels both coach-home condominiums Tarpon Gardens, so the first question for either listing is which association it belongs to, Lake Homes or Park Homes, and which plan it is. The six recorded Tarpon Gardens sales in the 12 months ran from $412,310 to $670,000.
One Tarpon Estates home was active on October 10, 2026, at $2,000,000: a 2023-built home of 4,125 square feet of MLS living area. With no Tarpon Estates closing in the 12 months, there is no 12-month estate days-on-market figure, and the four county sales in 60 months, $1,300,000 to $2,050,000, are the recorded range. MLS living area is not county heated area, so we do not set this listing's size against the county's per-square-foot figures.
At the 12-month pace of 18 marketed closings, the 13 active listings would take about 8.7 months to sell, 9.2 months for the towers and 4.8 months for Tarpon Gardens on a thin sample of five sales. Those are arithmetic on the record, not a forecast. To see the homes themselves, browse Cape Coral homes for sale at Domain Realty Group, our team's search site, or ask us for the Tarpon Point list.
Owning in Tarpon Point means property tax at the City of Cape Coral rate, city charges on the tax bill, a master association fee, dues to your condominium or estates association, and insurance. The master fee and every association's dues are unpublished, there is no community development district, and the county's 2026 rate applied to the tax roll is 15.3250 mills.
Data updated: October 2026 (Lee County Property Appraiser 2026 millage book printed October 9, 2026; City of Cape Coral and School District of Lee County 2026 rate releases; City of Cape Coral fiscal year 2027 charges; Tarpon Landings association documents dated December 2022 to April 2025).
| Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
| Master association (Tarpon Point Property Owners' Association, Inc.) | Unpublished; in the master budget or an estoppel certificate | Annual | Per the Tarpon Landings FAQ, access to the main fitness center, pools, tennis courts and clubhouse; the recorded declaration controls | Tarpon Landings association FAQ, version 11, December 12, 2022 (existence of the fee only) |
| Tarpon Landings maintenance | Unpublished; in the association budget or an estoppel certificate | Monthly, due on the 1st, late after the 10th | Condominium operation; pest control included | Tarpon Landings Application and Guide, January 2025; FAQ, December 2022 |
| Tarpon Landings late or returned payment | $69.00 late fee; 1.5 percent a month interest; $85 returned-payment fee | Per event | Penalties | Application and Guide, January 2025 |
| Tarpon Landings purchase or lease application | $150 | Once per application | Association review | Application and Guide, January 2025 |
| Tarpon Landings move in or move out | $100 non-refundable plus a $500 refundable deposit | Per move | Service elevator and scheduling | Move-In and Move-Out Policy, April 4, 2025 |
| Lake Homes at Tarpon Gardens assessment | Unpublished | Unpublished | Unpublished | Florida Division of Corporations (existence only) |
| Park Homes at Tarpon Gardens assessment | Unpublished | Unpublished | Unpublished | Florida Division of Corporations (existence only) |
| Tarpon Estates homeowners dues | Unpublished | Unpublished | Unpublished | Florida Division of Corporations (existence only) |
| Special assessments | None published; an estoppel certificate shows any that exist | As levied | Unpublished | Estoppel certificate |
| Property tax | 15.3250 mills applied for 2026 (2025 certified total 15.3806 mills) | Annual | County, school, City and special authorities | Lee County Property Appraiser; City of Cape Coral; School District of Lee County |
| City charges on the tax bill | Set per parcel; check the tax bill | Annual | Fire service, stormwater, solid waste | City of Cape Coral |
| Community development district | None: tax district 057 shows no such line | Not applicable | Not applicable | Lee County Property Appraiser, 2026 preliminary millage book |
| Marina slip | Unpublished; leased from the operator | Unpublished | Not part of a home purchase | Florida DEP; operator's marina page |
| Insurance | Unpublished; no premium is printed | Annual | Unit, homeowners, wind and flood | Insurance section below |
Association dues for all four associations, the master association fee and any capital contribution at closing are unpublished. Information not available at time of publishing (checked 2026-10-07). The documents below hold the answers, and we request each in writing before an offer becomes firm.
We print no gate transponder price, because the Tarpon Landings association's own documents give two different amounts.
The Tarpon Landings association's own documents state a handful of amounts. Maintenance is due on the first of the month and late after the 10th; the January 2025 guide lists a $69.00 late fee, interest at 1.5 percent a month and an $85 returned-payment fee; the purchase or lease application fee is $150; and a move in or out costs $100 non-refundable plus a $500 refundable deposit under the policy dated April 4, 2025. Pest control is included in the monthly dues, according to the December 2022 FAQ. The monthly maintenance amount itself is not on the association's public pages.
This illustration takes the 12-month Tarpon Landings median, $875,000, as the assessed value of a homesteaded unit and uses the 2026 millage applied to the tax roll: 10.0540 mills on non-school taxable value and 5.271 mills on school taxable value.
Add the unpublished master fee and Tarpon Landings maintenance from the estoppel and budget, the per-parcel city charges on the tax bill, and an HO6 unit policy quoted for the unit.
The same method at $575,000, the 24-month Tarpon Gardens median, homesteaded:
Add the Lake Homes or Park Homes assessment and the master fee, both unpublished, and an HO6 unit policy.
At $1,675,000, the 60-month Tarpon Estates median, homesteaded:
Add the estates association dues and the master fee, both unpublished, and homeowners, wind and flood cover for a home in zone AE.
Each example assumes the assessed value equals the price, which is our illustration, not how the Property Appraiser sets a value. The 2026 millage is the 15.3250 that the Property Appraiser's final book, printed October 9, 2026, applies to the tax roll. Condominium city charges are billed per parcel and differ from the single-family figures. Dues, the master fee, insurance and utilities are not in the totals, because none is published for Tarpon Point. The estoppel certificate, the budget, the tax bill and a written insurance quote turn each example into your number.
A Tarpon Point buyer joins two layers: the master association, Tarpon Point Property Owners' Association, Inc., and the association for the product line, which is Tarpon Landings, Lake Homes at Tarpon Gardens, Park Homes at Tarpon Gardens or the Tarpon Point Estate Homeowners' Association. The resort operator is a separate landowner, not an association.
Data updated: October 2026 (Florida Division of Corporations records and Lee County parcel layer, read October 10, 2026; Tarpon Landings association FAQ, December 12, 2022).
| Body | State filing | Regime | What it owns or governs | Documents published |
|---|---|---|---|---|
| Tarpon Point Property Owners' Association, Inc. | N02000005990; filed August 7, 2002; active; annual report February 5, 2026 | Master association | 8 of the 25 tracts: four lakes, two wetland and buffer tracts, C-1 and C-2 | None that we found |
| Tarpon Landings Condominium Association, Inc. | N03000007768; filed September 9, 2003; active; annual report August 10, 2026 | Condominium | 210 units in three towers; 5.52-acre common element | Rules, forms, FAQ, shutter specification, move policy, reserve study |
| Lake Homes at Tarpon Gardens Condominium Association, Inc. | N02000006002; filed August 7, 2002; active | Condominium | 64 units; 10.28-acre common element | None that we found |
| Park Homes at Tarpon Gardens Condominium Association, Inc. | N02000006003; filed August 7, 2002; active | Condominium | 56 units; 6.00-acre common element | None that we found |
| Tarpon Point Estate Homeowners' Association, Inc. | N02000005996; filed August 7, 2002; active; annual report April 17, 2026 | Homeowners association | 47 lots; the Tarpon Estates Blvd right-of-way tract, 4.74 acres | None that we found |
| Freeman & Hasselwander Resort Properties, L.L.C. | L11000130341; filed November 15, 2011; active | Resort operator, not an association | 16 tracts including the clubhouse, entry, marina, hotel and Marina Village | Operator website (marketing, not governing documents) |
Three records agree that the master association exists: the state register lists it, the county roll shows it as owner of record of 8 of the 25 tracts, and the Tarpon Landings association's FAQ of December 12, 2022 says owners "pay an annual fee to the Master Association." The FAQ ties that fee to access to the main fitness center, pools, tennis courts and clubhouse. Its declaration, budget and fee amount were not available to us, so the fee exists and its amount is unpublished.
The Tarpon Landings association governs the 210 tower units and owns its own 5.52-acre common element, with a 4,874 square foot building from 2006. It runs a website and posts its rules, forms, FAQ, hurricane shutter specification, move policy and structural integrity reserve study there, and the state register lists it in care of Resort Management of Naples. Those are the association's own documents; the recorded declaration governs.
Lake Homes at Tarpon Gardens and Park Homes at Tarpon Gardens each have their own condominium association, both filed August 7, 2002 and active. We found no public rules, budget or declaration for either. A buyer of a coach home asks the seller or the managing agent for the declaration, rules, budget and estoppel certificate of that one association.
The estates association is filed as Tarpon Point Estate Homeowners' Association, Inc., with "Estate" in the singular, which is why a state-register search for "Tarpon Estates" does not find it. It filed amended and restated articles on April 29, 2022. It is the only homeowners association regime in the community, so a Tarpon Estates purchase carries the homeowners association disclosure summary and its 3-day right.
The documents that bind an owner are the recorded declarations and their amendments, and we could not read them: the Lee County Clerk's online records would not open to us. The county roll gives the citations. The Lake Homes declaration is at Official Records Book 4154, Page 3910, with phases at Book 4218, Page 1607; the Park Homes declaration is at Book 4154, Page 3726, with later phases at Book 4182, Page 2225, Book 4236, Page 4618 and Book 4221, Page 394; and the Tarpon Landings condominium instruments are numbered 2006-343856, 2007-77029 and 2007-247240. The Florida Department of Business and Professional Regulation registers all three condominiums as "Approved, Recorded."
Tarpon Point has no community development district: tax district 057, the City of Cape Coral district, shows no district or special taxing district line in the Property Appraiser's 2026 preliminary millage book. No Tarpon Point special assessment is published, and an association's estoppel certificate is where one would appear for a specific home.
Data updated: October 2026 (Lee County Property Appraiser 2026 millage book printed October 9, 2026; taxing districts layer read October 10, 2026).
Every Tarpon Point parcel we sampled sits in tax district 057, the City of Cape Coral, with the City also providing fire service (district 014). The preliminary millage book listed 15.3806 mills as the previous year's total and 15.3882 proposed for the district; the final book, printed October 9, 2026, applies 15.3250 mills to the 2026 tax roll, with the City of Cape Coral operating levy at 5.1471. The book says it does not list non ad valorem special assessments, so the tax bill for the exact parcel is the document to read.
Cape Coral levies utilities extension assessments in some areas of the city. We did not find any Tarpon Point parcel in a utilities extension area, and we print nothing about such an assessment for Tarpon Point. The title agent's search and the City's free payoff request, which lists assessments, utility balances, open code cases and open building permits, settle it for one parcel.
An association may levy a special assessment for repairs or reserves. No Tarpon Point special assessment is published in the documents we read. The estoppel certificate states any assessment levied or pending and the account status for the exact unit or lot, and a condominium buyer's resale package includes the budget. For a tower, read the 2025 reserve study with the budget, because Florida no longer lets owners vote to waive or reduce reserves for the items the study covers in budgets adopted on or after December 31, 2024.
In Tarpon Point the resort operator, Freeman & Hasselwander Resort Properties, L.L.C., is owner of record of the clubhouse, gatehouse, marina and hotel tracts, not an association. Owners' rights to them are set by recorded declarations we could not read, so a buyer treats any promise of access as unconfirmed until a document states it.
Data updated: October 2026 (Lee County parcel layer and Florida Division of Corporations, read October 10, 2026; operator and Tarpon Landings association pages read October 10, 2026).
On the Lee County parcel record the clubhouse tract, C-8, is 6.67 acres with a 9,283 square foot building built in 2003, classed by the appraiser as a country club use, and its owner of record is the operator. The entry tract with the gatehouse, a 2,821 square foot building also from 2003, has the same owner. The operator lists an Olympic-sized lap pool, a resort-style pool, a heated inground spa, a fitness center of more than 3,500 square feet with steam rooms and a sauna, two tennis courts it calls "2 Ace Rebound Cushion Courts," a jogging path and bocce. Hours, guest rules and user fees: Information not available at time of publishing (checked 2026-10-07).
The only public statement of owner access is the Tarpon Landings association's FAQ (version 11, December 12, 2022): owners "pay an annual fee to the Master Association," which gives access to the main fitness center, pools, tennis courts and clubhouse, separate from the condominium's own amenities. That is the association's description; the recorded declarations govern. Whether a Tarpon Gardens or Tarpon Estates owner holds the same rights is not documented in any record we found.
The Westin Cape Coral Resort at Marina Village stands 19 stories, per the operator, on the hotel and Marina Village tract of 8.01 acres owned by the operator. It opened in 2009 as The Resort at Marina Village and became a Westin in December 2012. The Westin's restaurants are Marker 92 Waterfront Bar and Bistro and The Nauti Mermaid Dockside Bar and Grill, and the operator lists Marina Village dining as Marker 92, High Tide Social House, The Nauti Mermaid, Pinchers Crab Shack, Next Door and Gather. Owner access to the Westin's pools, spa and gym: Information not available at time of publishing (checked 2026-10-07).
The towers carry amenities that belong to their own association: a resort pool and spa, a clubhouse, an exercise room, a sauna, a barbecue and picnic area, a bike and jog path, bike storage and a community boat dock, per the association's site. Its December 2022 FAQ gives the clubhouse and exercise room hours as 5:00 a.m. to 10:30 p.m. and the pool and hot tub as sunrise to sundown. A leasing owner gives up pool and clubhouse use for the term of a lease.
Tarpon Point has no golf course; the nearest course on a City record is the City's Coral Oaks Golf Course at 1800 NW 28th Ave, about 10 miles away in a straight line. The operator's amenity list does not include pickleball. The marina has no boat ramp and no dry storage. There is no beach inside the community, and the City's canal layer records no City canal inside it.
A Tarpon Point buyer can lease a slip from the marina operator, but no home comes with one. The State of Florida permit of October 16, 2024 authorizes 266 slips, a state lease condition keeps at least 90 percent open to the public first come, first served, and slip rates and dockage fees are not published.
Data updated: October 2026 (Florida DEP permit 153417-024 EI, October 16, 2024, and technical staff report, May 14, 2024; NOAA Coast Pilot 5, read October 10, 2026; operator pages read October 10, 2026).
Florida DEP permit 153417-024 EI, issued October 16, 2024, authorizes expansion "of the previously authorized 225-slip commercial marina to a 266-slip commercial marina." The operator and the Business Observer (August 17, 2026) report 265 slips after a 46-slip expansion. The permittee and lessee is Freeman & Hasselwander Resort Properties, LLC, doing business as Tarpon Point Marina, under State sovereignty submerged lands lease 360189959.
The operator leases slips annually and transiently, and nothing published gives Tarpon Point owners priority or ownership. The Tarpon Landings association lists a "community boat dock" among its amenities; we could not tell from any document what that dock is or how it is assigned, and we do not read it as a slip right. Slip rates and dockage fees: Information not available at time of publishing (checked 2026-10-07). Ask the operator for the lease terms in writing before closing, including the term and whether the lease can be assigned.
The DEP permit authorizes private vessels 20 to 100 feet long with a draft of 1 to 5 feet; the operator's 2026 releases describe vessels up to 85 feet, which we attribute to the operator. The operator describes the basin as about 8 to 12 feet deep. The depth of the marked channel out of Glover Bight is not published: Information not available at time of publishing (checked 2026-10-07).
NOAA's Coast Pilot 5 lists no bridge between Glover Bight and the mouth of the Caloosahatchee; the Cape Coral Bridge, a fixed span with 55 feet of clearance at center, is upstream. A boat bound for the open Gulf by the San Carlos Bay main channel passes under Sanibel Causeway Bridge A, a fixed span with a published clearance of 70 feet. The operator describes the marina as "just three miles from the Gulf of Mexico"; that is the operator's description, and we publish no distance or run time of our own.
The operator lists a fuel dock (gas and diesel, 7:00 a.m. to 5:30 p.m.), a pump-out (free to tenants, a small fee for the public), a ship store at 6179 Black Marlin Ln and 570 feet of free two-hour side-tie dockage for restaurant visitors. The DEP exhibit lists no repair services. The rules page, modified July 27, 2026, bars live-aboards, sets a 5 mph no-wake speed, limits overnight stays to 5 consecutive days and 10 in any 30, and states that "No swimming, diving or fishing will be permitted within the marina area."
Tarpon Point and Cape Harbour are the two marina communities of southwest Cape Coral, about half a mile apart across the water and 5.3 road miles apart. On the same Lee County record and window, Tarpon Point recorded 19 sales at a $720,000 median, all condominiums, and Cape Harbour 31 sales at a $487,500 median across a wider mix.
Data updated: October 2026 (Lee County recorded sales, 12 months to September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix), closings in the same 12 months with sales entered after the fact excluded from time on market and sale-to-list, pulled October 10, 2026).
| Factor | Tarpon Point | Cape Harbour |
|---|---|---|
| Distance apart | about half a mile across the water in a straight line; 5.3 road miles, about 12 minutes | same |
| Recorded sales, 12 months to September 25, 2026 | 19 at a $720,000 median, all condominium resales | 31 at a $487,500 median, $330,000 to $3,150,000 |
| Per square foot of county heated area | $257.05 (n = 19) | $321.32 (n = 31) |
| County parcels | 402 | 476 |
| MLS, same window | 22 closings (4 entered after the sale), median 46.5 days on market, 92.1 percent sale-to-list, 8.7 months of supply | 30 marketed closings, median 139 days on market, 94.6 percent sale-to-list, 7.6 months of supply |
| Active and pending, October 10, 2026 | 13 active, 2 pending | 19 active, 3 pending |
| What you can buy | tower condominiums, coach-home condominiums, estate homes and homesites | towers, a mid-rise, coach homes, townhome-style villas and houses |
| Marina | State-permitted for 266 slips, one operator, at least 90 percent of slips open to the public | operated by Safe Harbor; no slip count printed |
| Hotel inside the community | the Westin | none in the records we read |
| Golf | none | none |
| Community development district | none on the tax district | see the Cape Harbour guide |
| Governance | a master association, three condominium associations and an estates homeowners association | a community association, a separate META at Cape Harbour association, and condominium and homeowners associations for its buildings: 15 active Florida association entities |
Source: Lee County recorded sales and roll, Southwest Florida MLS (Matrix), Florida DEP and the operators' pages, our analysis. The two MLS sets are drawn differently: Tarpon Point's are the rows carrying the Tarpon Point Marina development name, and Cape Harbour's are the closings whose street address matches a Cape Harbour parcel on the county roll.
Tarpon Point's 12-month record is 13 tower units and 6 coach homes, with estate homes trading a few times in five years. Cape Harbour's 31 sales span towers, a mid-rise, coach homes, townhome-style villas and houses, and 17 of them were in the two Marina South towers at a $425,000 median. The 13 Tarpon Landings sales at $875,000 were all three-bedroom plans of 2,801 to 3,071 square feet of county heated area, and the Marina South residences are smaller by the developer's own description, so the two tower medians reflect size as much as place.
At Tarpon Point the State permit authorizes 266 slips and the operator reports 265 after the August 2026 expansion; no record gives owners slip priority. No bridge stands between Glover Bight and the mouth of the Caloosahatchee on NOAA's list, and the main channel to the Gulf passes under Sanibel Causeway Bridge A at a published 70 feet. Cape Harbour's marina is run by Safe Harbor, and the City reports that the removal of the Chiquita Lock near Cape Harbour finished June 17, 2025, so the lock is not a present feature. We make no claim about which marina is closer to the Gulf.
On the same instrument and window, Cape Harbour ran $321.32 per square foot of county heated area and Tarpon Point $257.05. Both figures blend different products and sizes, so we set them in one sentence and draw no conclusion about value from them.
If your list calls for a large three-bedroom tower plan, a coach-home condominium on Tarpon Gardens Cir, an estate home or homesite, a resort hotel and restaurants inside the gate, or a zone X condominium parcel, Tarpon Point's record is the one to read, along with the unpublished fees, the operator-owned clubhouse and the 2025 tower reserve study.
If your list calls for a smaller tower residence, a townhome-style villa or a house in a harbor village, Cape Harbour's mix is wider and its 12-month count larger. Our Cape Harbour guide sets out its sales, buildings and flood findings the way this guide does for Tarpon Point, and our guide to buying a home in Cape Harbour covers the purchase side there.
Choose by what you need to own and the documents you will request, not by a ranking. Ask both associations for the declaration, budget and estoppel for the exact building, read the flood zone for the exact unit, and price each offer on the same product line's recorded sales. Call Marc at (239) 287-5873 to read the two side by side.
A Tarpon Point buyer is owed specific documents at specific times: the flood disclosure at or before the sales contract, a condominium resale package with a 7-day right to cancel for a tower or coach home, the homeowners association disclosure summary with a 3-day right for an estate home, and an estoppel certificate within 10 business days of the request.
Data updated: October 2026 (Florida Statutes 2026 edition, read October 7 and October 10, 2026).
| Document | Statute | Who delivers | When | Buyer's remedy | Applies to |
|---|---|---|---|---|---|
| Flood disclosure | s. 689.302 | The seller | At or before the time the sales contract is executed | The statute text holds no right to cancel | Every product line |
| Condominium resale package | s. 718.503 | The seller, at the seller's expense | The 7 days run from signing and receiving the documents | Void the contract within 7 days, not counting Saturdays, Sundays and legal holidays | Tarpon Landings, Lake Homes, Park Homes |
| Homeowners association disclosure summary | s. 720.401 | The seller | Before signing the contract | Void in writing within 3 days after receiving the summary or before closing, whichever comes first; the right cannot be waived | Tarpon Estates homes and homesites |
| Estoppel certificate | s. 718.116 (condominiums) and s. 720.30851 (homeowners) | The association | Within 10 business days of the request | Effective 30 days if delivered by hand or electronically, 35 if mailed; the fee is refunded if the closing does not happen | Every product line, for each association that bills the home |
| Property tax disclosure summary | s. 689.261 | The seller | With the sale documents | Informational: the seller's tax bill is not a guide to the buyer's | Every product line |
Under section 689.302, the seller of residential real property gives the buyer the flood disclosure at or before the time the sales contract is executed. It covers known flooding during the seller's ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. The statute text holds no right for the buyer to cancel. The disclosure says what the seller knows; it does not replace a flood determination for the unit or lot.
For a Tarpon Landings, Lake Homes or Park Homes unit, section 718.503 entitles the buyer, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, the summary of the milestone inspection report and the most recent structural integrity reserve study where they exist. The buyer may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them. For a tower, that package includes the 2025 reserve study.
For a Tarpon Estates home or homesite, section 720.401 requires that the buyer be given the disclosure summary before signing. Without it, the buyer may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and the right cannot be waived.
An estoppel certificate is due within 10 business days of the request and is good for 30 days if delivered by hand or electronically and 35 days if mailed. A worked example: a certificate delivered electronically on day 0 stays effective through day 30, so a closing set for day 31 needs a refreshed certificate. The statute sets the fee at $250, plus $100 for delivery within 3 business days and $150 where the account is delinquent, with inflation adjustments every five years; the caps in force since the 2022 adjustment are $299, $119 and $179. A Tarpon Point home is billed by its own association and the master association, so ask the closing agent how many certificates the home needs.
Florida law requires that the buyer be given a property tax disclosure summary warning that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment. Our worked examples above assess the home at the price, not at the seller's capped value.
An owner may close an open or expired permit with the original contractor, another licensed contractor or as owner-builder; a local agency may close a permit six years after it was issued if no apparent safety hazard exists; and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed (section 553.79(16) and (17)). Permit history for an address can be searched without an account on the City's EnerGov portal, and the City's free payoff request lists assessments, utility balances, open code cases and open permits.
For a tower unit: the Tarpon Landings declaration and amendments, rules, the January 2025 guide, the April 2025 move policy, the May 2024 shutter specification, the budget, the 2025 reserve study, the Tarpon Landings and master estoppels, the last two tax bills and the seller's flood disclosure. For a coach home: the Lake Homes or Park Homes declaration, rules, budget and estoppel, the master estoppel, the tax bills and the flood disclosure. For an estate home or homesite: the estates declaration, the Design Review Guidelines, the homeowners association disclosure summary, the estates and master estoppels, the elevation certificate where one exists, the tax bills and the flood disclosure.
A Tarpon Landings buyer should read the association's structural integrity reserve study, dated May 20, 2025, and the milestone inspection dates that Florida law sets for the three 12-story towers. On the 30-year clock, the first milestone inspections fall due by 2036 and 2037, or five years earlier if the City requires it.
Data updated: October 2026 (Florida Statutes s. 718.112 and s. 553.899, 2026 edition; SOCOTEC structural integrity reserve study for the Tarpon Landings association, May 20, 2025; county roll dated October 4, 2026).
Florida requires a structural integrity reserve study for each condominium building of three or more habitable stories at least every 10 years, and associations that existed on or before July 1, 2022 and were controlled by unit owners had to complete the first one by December 31, 2025. The Tarpon Landings association published its study, prepared by SOCOTEC Consulting with a site visit on May 7, 2025 and dated May 20, 2025. It lists 54 reserve components with a total current cost of $15,190,200, and records that the main flat roofs were replaced in 2024 and that the cabana and garage gravel-ballast roofs are in fair to poor condition with replacement scheduled for 2028. We print no funding percentage or per-unit contribution, because the report states two different 2026 contributions; read the full study and the budget.
The same study describes each building as "a 12-story multi-family structure over a two-level garage," attached to two-story private cabanas beside the amenity pool deck, with a deep auger-cast pile foundation, cast-in-place reinforced concrete columns and beams, post-tensioned decks, concrete block infill and painted stucco, from plans by The Evans Group (2005) and TKW Consulting Engineers (2004). That describes a building, not how any unit performed in a storm.
Under section 553.899, a condominium building of three or more habitable stories is inspected by December 31 of the year it reaches 30 years of age and every 10 years after, and a local agency may require it at 25 years where conditions such as nearness to salt water justify it. Phase one is due within 180 days of the notice, and the association pays.
| Tarpon Landings building | Year built (county roll) | First milestone inspection, 30-year clock | If the City requires 25 years |
|---|---|---|---|
| 6081 Silver King Blvd | 2006 | by December 31, 2036 | by December 31, 2031 |
| 6061 Silver King Blvd | 2007 | by December 31, 2037 | by December 31, 2032 |
| 6021 Silver King Blvd | 2007 | by December 31, 2037 | by December 31, 2032 |
The arithmetic is the roll's year built plus 30 (2006 + 30 = 2036; 2007 + 30 = 2037) or plus 25. The dates rest on the roll, not on certificates of occupancy, so they are our inference. Whether the City has adopted the 25-year option: Information not available at time of publishing (checked 2026-10-07).
The Lake Homes and Park Homes are two-story buildings with first- and second-floor units, and the reserve study and milestone rules apply to buildings of three or more habitable stories. The story count under the Florida Building Code for the coach homes was not available to us, so we make no reserve study or milestone statement for them. Each association's budget, in the resale package, shows its reserves.
Whether the Tarpon Landings study appears on the Department of Business and Professional Regulation's public lists was not readable by our tools, and we do not say it was filed there. No Tarpon Landings special assessment is published; the estoppel certificate is where a pending one would show.
A Lee County purchase of a Tarpon Point home runs from a written buyer agreement before the first tour, through a contract, an inspection period, the association documents and estoppels, to a closing where the closing agent the seller chooses records the deed. The contract sets the days; Florida statutes set only the disclosure, cancellation and certificate deadlines above.
Data updated: October 2026 (Florida Statutes 2026 edition and the National Association of REALTORS written buyer agreement guidance, read October 7, 2026).
| Step | What happens | Who sets the date |
|---|---|---|
| 1. Buyer agreement | Written agreement signed before touring, stating the agent's compensation | You and your agent |
| 2. Search | Shortlist by product line, plan size and flood zone | You |
| 3. Offer and contract | Price, deposit and terms in the Florida Realtors and Florida Bar contract | The contract |
| 4. Inspection period | Home inspection, four-point and wind mitigation reports where the insurer asks, flood determination | The contract |
| 5. Documents | Disclosures, governing documents, estoppel certificates, association application where required | Statute and the associations |
| 6. Insurance and loan | Binding quotes, appraisal, underwriting | Your lender and insurer |
| 7. Closing | Deed recorded, funds disbursed, prorations settled | The contract |
| 8. After closing | Homestead application, utility accounts, tax reset | The calendar |
Since August 17, 2024, a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement "prior to touring a home, including both in-person and live virtual tours," and it must state the amount or rate of the agent's compensation and that "broker commissions are not set by law and are fully negotiable." That requirement comes from the industry settlement, not from Florida statute.
We search by product line first, because the product line decides the association, the flood zone and the comparable sales, then by plan size and floor for a tower or coach home, and by lot class and year built for an estate home. We read the recorded sales of the same plan before the first tour, so you hear the range before you see the unit.
The offer sets price, deposit, financing terms and dates in the Florida Realtors and Florida Bar contract. Contract timelines such as the inspection period, the financing period and the days to closing are set in the contract, and we print no default day count. Ask for the estoppel certificates, the governing documents and the flood disclosure as written conditions.
A home inspection looks at the structure and systems; the inspection section below lists what we add at Tarpon Point. Insurers may ask for a four-point inspection on a home over 20 years old and for a wind mitigation inspection on the state's form, which insurers must accept from an authorized inspector.
Order the estoppel certificates at the start of the inspection period. For a tower unit, the Tarpon Landings guide lists a $150 application fee for a purchase or lease; whether the declaration gives the board a right to approve a sale is in the recorded declaration, which we could not read, so we read it with you before you commit. The flood determination and any elevation certificate are requested the same week.
Binding insurance quotes for the exact unit or home, with its wind mitigation form, are obtained inside the inspection period, not after it, because the premium decides whether the monthly number works. The lender orders the appraisal and the flood determination and, for a condominium, reviews the association.
In Lee County the seller customarily pays the deed stamps and the owner's title policy and chooses the closing agent; the buyer customarily pays to record the deed and all costs of a new mortgage. Those are customs, not law, and the contract controls. Florida property taxes are for the calendar year and are paid in arrears, so a closing prorates the year between seller and buyer.
File the homestead application with the Lee County Property Appraiser by March 1 of the year you qualify. Book the move: at Tarpon Landings, moves run weekdays from 9:00 to 4:30, with no weekend or holiday moves, at $100 plus a $500 refundable deposit. Keep the estoppel certificates and the closing statement with your records.
A Tarpon Point buyer's cash to close at a 20 percent down payment on the $720,000 all-sales median is about $147,186.50: $144,000 down, $2,016.00 in mortgage documentary stamps, $1,152.00 in intangible tax and $18.50 to record a two-page deed, before association charges, inspections, insurance prepaids and lender fees.
Data updated: October 2026 (Florida Statutes sections 201.08, 199.133, 28.24 and 201.02, 2026 edition; Lee County recorded sales through September 25, 2026; arithmetic shown).
A new mortgage carries documentary stamp tax of 35 cents per $100 of the debt (section 201.08) and a one-time intangible tax of 2 mills, $2 per $1,000 (section 199.133). Recording a deed costs $10.00 for the first page and $8.50 for each further page (section 28.24), so a two-page deed records for $18.50.
The table assumes a loan of 80 percent of the recorded median for each product line.
| Line | All Tarpon Point, $720,000 | Tarpon Landings, $875,000 | Tarpon Gardens, $575,000 | Tarpon Estates home, $1,675,000 |
|---|---|---|---|---|
| Down payment, 20 percent | $144,000.00 | $175,000.00 | $115,000.00 | $335,000.00 |
| Loan amount | $576,000 | $700,000 | $460,000 | $1,340,000 |
| Mortgage documentary stamps, $0.35 per $100 | $2,016.00 | $2,450.00 | $1,610.00 | $4,690.00 |
| Intangible tax, $2 per $1,000 | $1,152.00 | $1,400.00 | $920.00 | $2,680.00 |
| Recording a two-page deed | $18.50 | $18.50 | $18.50 | $18.50 |
| Subtotal, before association charges, inspections, prepaids and lender fees | $147,186.50 | $178,868.50 | $117,548.50 | $342,388.50 |
The medians are the 12-month all-sales and Tarpon Landings medians, the 24-month Tarpon Gardens median and the 60-month Tarpon Estates median, each from Lee County recorded sales. A Tarpon Landings buyer adds the $150 application fee in the association's January 2025 guide, which brings that column to $179,018.50.
Documentary stamp tax on a deed is 70 cents per $100 of the price (section 201.02), and in Lee County the seller customarily pays it along with the owner's title policy. At the four medians the deed stamps are $5,040.00, $6,125.00, $4,025.00 and $11,725.00. The owner's title premium on the state-set schedule, $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000, is about $3,675, $4,450, $2,950 and $6,762.50, estimates before any credit a title company applies. The contract controls who pays what.
| Down payment | At $720,000 | At $875,000 | At $575,000 | At $1,675,000 |
|---|---|---|---|---|
| 3 percent | $21,600 | $26,250 | $17,250 | $50,250 |
| 5 percent | $36,000 | $43,750 | $28,750 | $83,750 |
| 10 percent | $72,000 | $87,500 | $57,500 | $167,500 |
| 20 percent | $144,000 | $175,000 | $115,000 | $335,000 |
Any capital contribution or transfer charge an association collects at closing is unpublished for every Tarpon Point association. Information not available at time of publishing (checked 2026-10-07). The estoppel certificate states it, along with dues owed and any assessment, and the contract assigns who pays.
We print no figure for a title search, a settlement or closing fee, a lien search or a commission rate, because no dated public document sets one. Ask the closing agent for a written estimate, and ask your lender for a Loan Estimate that itemizes its own charges.
Taxes are prorated for the calendar year. Tarpon Landings maintenance is due monthly on the first, so the closing statement settles the month in progress; the period for the other associations' dues is in their budgets and estoppels.
A Tarpon Point home pays the citywide Cape Coral millage, 15.3250 mills applied to the 2026 tax roll against 15.3806 mills certified for 2025, with no community development district line. At the $720,000 median, homesteaded, the ad valorem tax is $10,385.34; without a homestead exemption it is $11,034.00.
Data updated: October 2026 (Lee County Property Appraiser 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; Lee County Property Appraiser exemption pages, tax year 2026).
For 2026 the City Council kept the City operating millage at 5.1471, and the School Board adopted a total of 5.271 mills, down from 5.319. The Property Appraiser's final book, printed October 9, 2026, puts the district at 15.3250 mills applied to the tax roll: 5.271 for schools and 10.0540 for every other line.
The cost section above runs the same arithmetic at $875,000, $575,000 and $1,675,000.
For tax year 2026 the first $25,000 of assessed value is exempt from all property taxes, and an additional exemption of up to $26,411 applies to assessed value over $50,000 for non-school taxes only. Applications are due by March 1 of the year the owner qualifies. Save Our Homes 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.
A new owner's assessed value resets after a sale, so the seller's bill is not your bill. Non-homestead property has a 10 percent yearly assessment cap that does not apply to school taxes.
A homestead owner may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead. If you are selling a Florida homestead to buy in Tarpon Point, ask the Property Appraiser how portability applies to your numbers.
The City's fiscal year 2027 charges for a typical single-family home are a fire service average of $515.43, stormwater of $163 and solid waste of $384.25, together $1,062.68. Condominium billing differs and is set per parcel, so the tax bill is the only reliable source for a tower or coach-home unit.
Paying the tax bill early earns a discount: 4 percent in November, 3 percent in December, 2 percent in January, 1 percent in February and none in March.
Amendment 3 passed on November 3, 2026 with 61.99 percent yes on the Florida Division of Elections’ unofficial count (60 percent was needed; Florida Election Watch, Amendments). The state certifies the final count later in November. It raises the non-school homestead exemption to as much as $150,000 from January 1, 2027 and $250,000 from January 1, 2028, leaves only the first $25,000 exempt from school taxes and cuts the non-homestead cap from 10 percent to 5 percent. Our examples use the 2026 rules, which govern bills until the 2027 tax year.
The rules that run with a Tarpon Point home depend on the product line. Tarpon Landings publishes its leasing, pet, parking, moving and hurricane shutter rules; the rules for Lake Homes, Park Homes and Tarpon Estates sit in recorded declarations that were not available to us. In every case the recorded declaration controls over any summary.
Data updated: October 2026 (Tarpon Landings Application and Guide for New Owners and Residents, January 2025; Move-In and Move-Out Policy, April 4, 2025; Hurricane Shutter Specification, May 7, 2024; City of Cape Coral Hearing Examiner agenda, May 19, 2026).
The leasing policy, approved April 19, 2011 and printed in the association's January 2025 guide, sets a minimum lease of 30 days and a maximum of one year; Board approval before occupancy, which can take up to 30 days to process, with 30 days' notice; the whole unit only; no subleasing; and no transient tenants. A leasing owner gives up pool and clubhouse use for the term of the lease. A stay shorter than 30 days is not a lease the policy allows, so a buyer planning short-term rental income should not count on it at Tarpon Landings.
Tarpon Landings allows up to two pets per unit, registered with a photo; new renters may not keep pets, and pets are not allowed in the pool areas (January 2025 guide).
At Tarpon Landings, boats, trailers, jet skis and ATVs may not stay on driveways or streets unless they are enclosed in the garage (January 2025 guide).
A move at Tarpon Landings runs weekdays from 9:00 to 4:30, with no weekend or holiday moves, for $100 non-refundable plus a $500 refundable deposit (policy dated April 4, 2025). Book the elevator before you book the movers.
Hurricane shutters at Tarpon Landings need written approval from the Board or the Architectural Review Committee, must be engineered to the Florida Building Code, installed by a Florida-licensed contractor with a permit, and paid for by the owner. The specification is dated May 7, 2024, and a Board resolution cites s. 718.113(5), Florida Statutes.
Rules on leasing, pets, vehicles, short-term rental and architectural review for Lake Homes, Park Homes and Tarpon Estates are unpublished. Information not available at time of publishing (checked 2026-10-07). The recorded declarations govern, and the association for the home can supply them. A Tarpon Landings rule does not carry over to Tarpon Gardens or Tarpon Estates.
City staff described private "Design Review Guidelines for Tarpon Estates" in a 2026 Hearing Examiner report, saying they require minimum living areas, garage design standards and a swimming pool for each house. We attribute that to City staff, because we did not read the guidelines themselves. A buyer planning to build on one of the 9 vacant homesites, or to expand an estate home, should request the guidelines, the declaration and the City's Planned Development conditions together.
At Tarpon Point, FEMA's flood map shows the towers, coach homes and clubhouse in zone X and the Tarpon Estates lots in zone AE with a base flood elevation of 8 feet. A parcel tally puts all 330 condominium units in zone X. Check any one property on FEMA's Map Service Center before you offer.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panels 12071C0392G and 12071C0411G effective November 17, 2022, read October 10, 2026; City of Cape Coral flood protection pages).
| Product line | Sample point | FEMA zone | Base flood elevation (NAVD88) | FIRM panel |
|---|---|---|---|---|
| Tarpon Landings tower | Silver King Blvd, building 6081 | X, area of minimal flood hazard | none | 12071C0392G |
| Tarpon Landings tower | Silver King Blvd, building 6021 | X, area of minimal flood hazard | none | 12071C0392G |
| Lake Homes at Tarpon Gardens | Tarpon Gardens Cir | X, 0.2 percent annual chance flood hazard in a coastal zone | none | 12071C0411G |
| Park Homes at Tarpon Gardens | Tarpon Gardens Cir | X, area of minimal flood hazard | none | 12071C0411G |
| Tarpon Estates canal lot | Tarpon Estates Blvd | AE, coastal floodplain | 8 ft | 12071C0392G |
| Tarpon Estates lake lot | Tarpon Estates Ct | AE, coastal floodplain | 8 ft | 12071C0392G |
| Tarpon Estates west end | Tarpon Estates Blvd | AE, coastal floodplain | 8 ft | 12071C0392G |
Source: FEMA National Flood Hazard Layer at street-level points, read October 10, 2026. Each row is a sample point, not a flood determination for every building.
Placing a point at the center of each parcel against the same layer puts all 330 condominium unit parcels in zone X. Of the 35 Tarpon Estates homes, 32 fall in AE with a base flood elevation of 8 feet, two in AE at 9 feet and one in VE at 10 feet, a river-side home. That tally is our analysis, and a parcel center is not a flood determination. FEMA's layer holds no Letter of Map Revision or Letter of Map Amendment inside the community, and the preliminary layer shows no pending revision at the estate-lot point.
The City requires a building brought into compliance to have its lowest floor at or above the base flood elevation plus 1 foot of freeboard. On a Tarpon Estates lot at the map's 8-foot base flood elevation: 8 feet plus 1 foot = 9 feet NAVD88 minimum for new or substantially improved construction. The same rule gives 10 feet on an AE 9 lot and 11 feet on a VE or AE 10 lot. That is a rule for new work, not the elevation of any existing home, which sits on its own elevation certificate. Many certificates are on the City's Forerunner portal, and buildings from before 1993 may not have one on file.
The City treats an improvement or repair "the cost of which equals or exceeds 50% of the market value of the building or structure before the improvement or repair is started" as a substantial improvement, and the building must then meet the flood rules for new construction. Market value for the test is the value of the building only, land excluded, and the City requires an appraisal for condominiums. For an estate home in zone AE, read the permit history before you price a major renovation into your offer.
Cape Coral holds a Community Rating System Class 5 rating, reached in 2010, which is a 25 percent flood insurance discount on every NFIP policy in the city, zone X included, under FEMA's current rating method. It reaches a policy on a zone X tower or coach home as well as one on an estate home in AE. We print no flood premium, because none is published for Tarpon Point.
Federal rules generally call for flood insurance on a mortgaged home in an AE zone, and the lender's flood determination decides it for the exact building. The seller's flood disclosure under section 689.302 tells you the seller's own flood and claim history. For a condominium, the association's master policy covers the building; ask what its flood cover is.
Every Tarpon Point point we sampled, from the towers to the marina, is in Lee County evacuation zone A. Hurricane Ian brought 6 to 9 feet of inundation above ground in Cape Coral communities at the river mouth, and no measurement at Tarpon Point itself exists. No Tarpon Point insurance premium is published, so a buyer gets a quote inside the inspection period.
Data updated: October 2026 (Lee County evacuation zone service, City of Cape Coral Coastal High Hazard Area layer and National Hurricane Center reports, read October 10, 2026; Citizens Property Insurance Corporation 2026 approved rate changes by county).
Every sample point returned Lee County evacuation zone A and storm-surge zone 1. Lee County says its zones are no longer referenced by storm category, and that zone A may be ordered to evacuate before a storm's effects arrive. The City's Coastal High Hazard Area, the Category 1 storm-surge zone in its Comprehensive Plan, covers the canal-lot and west-end estate points and the marina, not the towers, coach homes or clubhouse. A tower can sit outside that area and still sit in zone A, as all of Tarpon Point does.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 at 130 knots. The National Hurricane Center reports maximum inundation of 6 to 9 feet above ground level in Pine Island, Cape Coral and other communities at the mouth of the Caloosahatchee. At the marina, the owner told the State on January 23, 2023 that Ian had damaged, destroyed or washed away parts of the docks; DEP verified a repair exemption on February 20, 2023, and a new dock system followed. We found no published account of damage at the towers, coach homes or estate homes, and we make no claim about them. For a specific home, the useful record is its own file: permits, roof age, the wind mitigation report and the claim history.
A condominium has two layers of cover: the association's master policy for the building and common areas, and the owner's unit policy, usually the form called HO6, for contents, improvements and liability inside the unit. None of the three Tarpon Point condominium associations publishes its master policy terms, deductibles or premium. The Tarpon Landings FAQ says its carrier requires contractors working in the buildings to carry liability and workers' compensation coverage. The budget and the estoppel certificate show the master policy line.
A Tarpon Estates owner insures the home directly: homeowners, wind and flood. The elevation certificate is the document a flood insurer asks about, and the wind mitigation report is part of the wind quote.
| Citizens policy form, Lee County | Policies | Average premium before | Average premium after | Approved change |
|---|---|---|---|---|
| Condominium unit owners, multiperil (HO6) | 801 | $1,459 | $1,356 | minus 7.0 percent |
| Homeowners, multiperil (HO3) | 5,586 | $3,322 | $3,039 | minus 8.5 percent |
| Homeowners, wind-only (HW2) | 1,219 | $4,550 | $4,279 | minus 5.9 percent |
| All personal lines combined | 21,124 | $2,923 | $2,797 | minus 4.3 percent |
Source: Citizens Property Insurance Corporation, 2026 Approved Rate Changes by County. These are Lee County averages over different coverage amounts, not Tarpon Point figures and not quotes; their only use here is to show that Citizens' approved 2026 changes in the county were decreases.
Ask for the unit or home's wind mitigation form, the roof age and, for an estate home, the elevation certificate before you request quotes, and get written quotes before the inspection period ends. We do not estimate a premium without a quote.
A Tarpon Point inspection covers the structure and systems of the unit or home, plus the reports an insurer asks for: a four-point inspection on a home over 20 years old and a wind mitigation inspection. By the county roll, the 2004 coach homes are over 20 years old and the 2006 and 2007 towers are at or near that age.
Data updated: October 2026 (Citizens Property Insurance inspection pages; s. 627.711, Florida Statutes; Florida Attorney General and U.S. Consumer Product Safety Commission drywall guidance; county roll dated October 4, 2026).
Citizens requires a four-point inspection for homes over 20 years old and asks for documentation of at least five years of remaining useful life once a roof passes 25 years (50 years for roof types it treats as longer-lived). Other insurers set their own rules. For a tower unit, the building roof belongs to the association, and the 2025 reserve study records the 2024 main roof replacement and the cabana and garage roofs scheduled for 2028.
A wind mitigation inspection is recorded on the state's Uniform Mitigation Verification Inspection Form, OIR-B1-1802, which insurers must accept from an authorized inspector (s. 627.711). Ask the seller whether a report already exists before you order one.
The Florida Attorney General says "Homes built or remodeled between 2001 and 2008 are at risk of containing Chinese drywall," and the U.S. Consumer Product Safety Commission's identification guidance starts with drywall "installed between 2001 and 2009" together with signs such as blackened copper wiring or air-conditioning coils. By the roll's year built, the coach homes (2004), the towers (2006 and 2007) and the earliest estate homes (2004 to 2009) fall in those years. That is a reason to ask the inspector to look, not a claim about any building.
The roll flags a seawall on 32 of the 35 estate homes, a boat dock on 10 and a pool on 32. Those are appraiser fields, not an inspection, so a buyer of an estate home with a seawall or dock asks a qualified inspector to look at both, and checks the permit history for each.
For a tower or coach-home unit, ask the inspector to note which systems belong to the unit and which to the association: the declaration sets the line. The resale package and the budget show what the association maintains and reserves for.
From the Westin point at Tarpon Point, the drive is about 11 minutes to Cape Coral Parkway, 12 minutes to Cape Harbour, 30 minutes to downtown Fort Myers, 38 minutes to Southwest Florida International Airport and 43 minutes to Sanibel. These are free-flow estimates from OpenStreetMap routing without traffic, so plan more time at peak hours and in season.
Data updated: October 2026 (OSRM public routing service on OpenStreetMap data, run October 10, 2026; Lee County tolls page read October 10, 2026).
| Destination | Road miles | Minutes (free-flow) | Route note |
|---|---|---|---|
| Rotary Park Environmental Center | 1.4 | about 5 | local roads |
| Lee Convenient Care South Cape Coral (urgent care) | 3.8 | about 10 | |
| Cape Coral Parkway at Cape Coral Pkwy E | 4.2 | about 11 | |
| Cape Harbour | 5.3 | about 12 | |
| Cape Coral Yacht Club Community Park | 5.6 | about 14 | |
| Cape Coral City Hall | 9.1 | about 19 | |
| HCA Florida Cape Coral Emergency (freestanding emergency room) | 9.4 | about 19 | |
| Lee Health Cape Coral Hospital | 10.2 | about 21 | |
| Gulf Coast Medical Center (Level II trauma center) | 11.5 | about 24 | |
| Fort Myers Beach | 15.2 | about 30 | by the Cape Coral Bridge |
| Downtown Fort Myers | 15.7 | about 30 | by the Midpoint Memorial Bridge |
| Southwest Florida International Airport (RSW) | 19.9 | about 38 | |
| Sanibel (City Hall) | 21.1 | about 43 | by the Sanibel Causeway |
| Punta Gorda (downtown) | 32.5 | about 54 | |
| Naples (downtown) | 39.4 | about 69 |
Every row is measured from the Westin point on Silver King Blvd. The entry tract at 5850 Silver King Blvd is 0.4 to 0.8 mile and 1 to 3 minutes closer for every destination.
Tolls apply on the way back, not on the way out. The Cape Coral Bridge and the Midpoint Memorial Bridge charge $2.00 with a transponder and $5.00 pay-by-plate, charged only on trips from Fort Myers into Cape Coral. The Sanibel Causeway charges $6.00 with a transponder and $9.00 pay-by-plate. LeeWay's unlimited yearly program for the Midpoint and Cape Coral bridges is $330 a year (Lee County, read October 10, 2026).
Lee Health Cape Coral Hospital at 636 Del Prado Blvd lists a 24-hour emergency department, and HCA Florida Cape Coral Emergency at 322 SW Pine Island Rd is a freestanding emergency room that its own page describes as "Open 24 Hours." Gulf Coast Medical Center in Fort Myers is, on Lee Health's own trauma page, the "state designated Level II trauma center." HealthPark Medical Center and Golisano Children's Hospital are 11.4 miles and about 26 minutes away. We print no bed count.
Rotary Park Environmental Center at 5505 Rose Garden Rd is a 97-acre City park with an environmental center, a butterfly house, a dog park, trails and the Glover Bight Boardwalk, open Monday to Saturday, 8 a.m. to 4 p.m. The Cape Coral Yacht Club Community Park beach is open sunrise to sunset while the park is rebuilt in phases. Lee County lists its Gulf beach parks, including Bowditch Point, Lynn Hall and Bowman's Beach, as charging for parking.
The Cape Coral Bridge replacement is a Lee County project. On September 19, 2023 the county commissioners voted to advance the design with a pedestrian bridge, and the county's release says construction is "set to begin in 2026." The release gives no cost and no completion date. A buyer who crosses it often can watch the county's project page.
Lee County assigns schools by choice zone, so Tarpon Point has no single zoned school. At all eleven points we sampled, the 2026 to 2027 zones are elementary Proximity Zone F, middle Proximity Zone BB and high school West Zone sub-zone 3. We print road distances and no grades or ratings.
Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026 to 2027 and Lee County GIS school zones, read October 10, 2026; OSRM free-flow road distances from the Westin point).
| School | Level and zone | Address | Road miles from the Westin point | Minutes (free-flow) |
|---|---|---|---|---|
| Pelican Elementary | Elementary, Zone F | 3525 SW 3rd Ave | 4.3 | about 11 |
| Cape Elementary | Elementary, Zone F | 4519 Vincennes Blvd | 4.9 | about 12 |
| Gulf Elementary | Elementary, Zone F | 3400 SW 17th Pl | 6.1 | about 15 |
| Gulf Middle | Middle, Zone BB | 1809 SW 36th Ter | 5.8 | about 14 |
| Trafalgar Middle | Middle, Zone BB | 2120 Trafalgar Pkwy | 8.5 | about 19 |
| Ida S. Baker High | High, West Zone sub-zone 3 | 3500 Agualinda Blvd | 6.5 | about 15 |
| Cape Coral High | High, West Zone sub-zone 3 | 2300 Santa Barbara Blvd | 6.9 | about 16 |
| Mariner High | High, West Zone sub-zone 3 | 701 Chiquita Blvd N | 11.6 | about 23 |
| Island Coast High | High, West Zone sub-zone 3 | 2125 De Navarra Pkwy | 16.3 | about 32 |
| North Fort Myers High | High, West Zone sub-zone 3 | not measured | not measured | not measured |
| Oasis Charter campuses (South, Middle, High) | Charter, City-run | 3415, 3507 and 3519 Oasis Blvd | 6.6 to 6.8 | about 15 |
A home address fixes a zone, the student's household ranks the schools in that zone, and a lottery places students, with sibling and proximity preferences. That is why we write "the schools in the zone" and never name one school as assigned to an address. Zones can change from year to year, so the district's school zones page is the authority for the year of enrollment.
The City of Cape Coral runs Oasis Charter Schools, with four campuses. Oasis High's own page says students in any Florida school district may seek enrollment, subject to seat capacity. Charter admission is separate from the district's choice zones.
Before an offer, enter the exact address in the district's zone tools and read each school's own page. We list no grades, ratings or enrollment figures.
The only item naming Tarpon Point on City of Cape Coral agendas in the year we read is Ordinance 43-26, which concerns two undeveloped estate lots on Tarpon Estates Court and went to a public hearing on August 5, 2026. Nearby, the City has Rotary Park items and a Yacht Club rebuild, and the county is replacing the Cape Coral Bridge.
Data updated: October 2026 (City of Cape Coral Council, Planning and Zoning, Hearing Examiner and committee agendas read September 2025 to mid-October 2026; Lee County Department of Transportation release of September 19, 2023).
Ordinance 43-26 would exempt Lots 5 and 8 of Village C, the estate homesites the City's Planned Development calls Village C, from the 100-foot lot-width rule. City Planning staff and the Hearing Examiner recommended approval on May 19, 2026, and the Council heard it on August 5, 2026. The City's Business Impact Estimate says it adds no new regulations, costs or fees and does not change density or setbacks. The Council's outcome was not in the records we could read, so we do not say it was adopted.
The operator holds two parcels with no building on the roll: tract A, 7.703 acres, coded multifamily for 10 or more units in commercial zoning, and tract F, 4.101 acres, coded vacant residential. No plan for either is stated in any record we read, and a roll code is not a development approval. A buyer watching for change can ask the City about both.
We read 56 City Council, Planning and Zoning, Hearing Examiner and Committee of the Whole meetings from September 2025 to mid-October 2026. No rezoning, site plan or redevelopment of the Westin, Marina Village, the towers, the coach homes or the marina appears in them. A silence in agendas is not a promise about the future.
We find you the right Tarpon Point home by choosing the product line first, because it decides the association, the flood zone and the comparable sales, then reading the same plan's recorded sales and the unit's documents before a tour, and touring only homes that pass those checks.
We start with your total monthly number, not the price: the mortgage, the master fee and your association's dues from the estoppel and budget, taxes at the reset assessment, the unit or home policy, and for an estate home in zone AE, flood cover. The worked examples above show the tax arithmetic at four medians.
A tower unit, a Lake Homes or Park Homes coach home and an estate home differ in association, rules, flood zone and recorded price. We say which line fits your list of requirements, using home features and documents.
For a tower, the plan size and floor and the 2025 reserve study; for a coach home, which of the two associations and which plan; for an estate home, the lot class, the year built, the elevation certificate and the Design Review Guidelines. We pull them before the tour.
We tour with the checklists in this guide, including the boat questions for the marina, and we watch the Southwest Florida MLS for homes that match your criteria and tell you the day one reaches the market.
We negotiate for you in Tarpon Point from the county record and the MLS pace: what the same product line and plan recorded, how the asking price compares, and which terms protect you. All 19 recorded sales in the 12 months were resales, and the MLS median sale-to-list ratio was 92.1 percent across 18 marketed sales.
We start with the same plan's recorded sales, then the product line, then the wider windows. At Tarpon Landings every 12-month sale was a three-bedroom plan of 2,801 to 3,071 square feet, from $670,000 to $1,220,000. We adjust for plan size, floor, view, condition and upgrades, and we keep county and MLS figures in separate sentences.
The median Tarpon Point marketed sale took 46.5 days and sold at 92.1 percent of final list, none above list, with 8.7 months of supply on October 10, 2026. Tarpon Gardens moved faster on a thin sample, 26 days at 95.1 percent across 5 sales. A listing well past those marks is one where we ask what has changed.
We ask for the estoppel certificates, the governing documents, the reserve study for a tower and the flood disclosure as written conditions; an inspection period long enough to order them; the 7-day or 3-day statutory windows noted in the contract; and a deposit schedule that fits the dates. The contract sets every day count.
If the estoppel shows a special assessment, the reserve study shows a near-term project, or the inspection finds a roof or system near the end of its life, we use it to ask for a price change, a credit or a repair. Where a document is missing, we ask the contract to say what happens.
The deposit is held under the contract's terms. We read the deadlines that return it, including the condominium and homeowners association windows, and calendar each one.
Since August 17, 2024, a Tarpon Point buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring, stating the agent's compensation and that broker commissions are not set by law and are fully negotiable. The requirement comes from the industry settlement, not from Florida statute.
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.
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 (section 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 on this page.
Every recorded Tarpon Point sale in the window was a resale, so the compensation conversation is between you, your agent and the seller's offer in the contract. Ask the seller's agent in writing what, if anything, the seller is offering.
Financing a Tarpon Point purchase turns on four inputs: the down payment, the lender's treatment of the unpublished association dues, the flood zone of the building and, for a tower or coach home, the condominium association's budget and reserves. A 20 percent down payment at the $720,000 median is $144,000, and at the $875,000 Tarpon Landings median it is $175,000.
A lender counts the master fee and your association's dues, and because neither is published, the estoppel certificate and the budget are the first documents your lender will want. A lender also counts property taxes and insurance.
A lender reviewing a Tarpon Landings, Lake Homes or Park Homes unit looks at the association: its budget, reserves, insurance, litigation and any special assessment. For the towers, the 2025 reserve study and the milestone dates are questions a lender may ask.
If the building is in zone AE, as the estate homes are, flood insurance is generally required for a federally backed mortgage, and the premium belongs in the monthly number before you commit. The condominium parcels map in zone X, where the lender's determination decides.
An appraiser values a resale from comparable recorded sales. With 13 Tarpon Landings sales in 12 months and four estate sales in 60, an estate appraisal can reach back years for comparables. We bring the recorded sales of the same plan or lot class to the appraiser.
The current mortgage rate belongs to your lender. Freddie Mac publishes its Primary Mortgage Market Survey weekly. We print no rate on this page.
Tarpon Point's record shows four product lines inside one gate, a marina permitted for 266 slips, condominium parcels in zone X, a published tower reserve study and no community development district. It also shows unpublished dues, an operator-owned clubhouse, evacuation zone A everywhere and a thin estate record. These are features of homes and places; the weight is yours.
If the home you want needs a slip, the operator's lease is the deciding document. If it needs zone X, the condominium parcels qualify on the tally and the estate lots do not. If it needs a known monthly cost, the estoppel and budget come before the offer. Compare the lists with the worked examples.
If you are also selling a Florida home to buy in Tarpon Point, 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 within the community, start with a free Tarpon Point home valuation built on the county's recorded sales by product line and plan. When you are ready to list, our guide to selling your home in Tarpon Point explains how we price a resale. Call Jesse direct at (239) 898-6072.
We map both dates before you sign: the estoppel clock, the condominium or homeowners association 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, and see our citywide guide to buying a home in Cape Coral. For a non-waterfront comparison, our Sandoval guide and buying a home in Sandoval set out a gated community in central Cape Coral.
If you own in Tarpon Point and are thinking of selling, the most useful first step is a pricing read from the county's recorded sales for your product line and plan. Call Jesse direct at (239) 898-6072 or get a free home valuation. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and we are Top 1% Real Estate Agents Nationally Since 2008.
Get a Free Valuation in 60 Seconds. Get a free Tarpon Point home valuation, read how we sell homes in Tarpon Point, or call Jesse direct at (239) 898-6072.
Lee County recorded 19 Tarpon Point sales in the 12 months to September 25, 2026 at a $720,000 median, all condominium resales: 13 at Tarpon Landings at an $875,000 median and 6 at Tarpon Gardens from $412,310 to $670,000.
On the Southwest Florida MLS for the same 12 months, the median was 46.5 days on market across 18 marketed sales, 48 days at Tarpon Landings and 26 days at Tarpon Gardens on a thin sample of five.
In Lee County the seller customarily pays the deed documentary stamps, 70 cents per $100, and the owner's title policy, and chooses the closing agent; the contract controls. At $720,000 the deed stamps are $5,040.00.
The governing documents, the budget, the FAQ sheet, and the milestone summary and structural integrity reserve study where they exist, after which the buyer has 7 days, not counting weekends and legal holidays, to cancel. Every seller also gives the flood disclosure.
The four estate sales in 60 months ran $1,300,000 to $2,050,000 at a $1,675,000 median, and the one active estate listing asked $2,000,000 on October 10, 2026. We price from the lot class, flood zone, year built and size, and say plainly that the comparables are few.
A custom Tarpon Point listing alert tells you about the right home the day it reaches the market. With 13 active listings on October 10, 2026 and 18 marketed closings a year, the buyers who see a correctly priced unit first are the ones who tour it and write the first offer.
Price and bedrooms are the least useful filters. The ones that matter are the product line (tower, coach home or estate), the association (Lake Homes or Park Homes inside "Tarpon Gardens"), the plan size and floor for a tower, the lot class and flood zone for an estate home, and the year built.
To see which Tarpon Point homes are for sale, browse our team's Cape Coral search on Domain Realty Group, linked in the section on what is for sale above, or tell us your criteria and we will build the saved search and send you the link. Call Marc at (239) 287-5873.
The Tarpon Point buyer consultation is a working session, not a sales meeting: we take your monthly number, compare the four product lines, flag the units and lots that need a closer look at the flood file and give you the document list for the addresses you like. There is no charge and no obligation.
A carrying-cost model with the association layers separated from the mortgage; the recorded sales for the plan or lot class you are considering; the FEMA zone and any elevation certificate for any address you name; the estoppel certificates the home needs; the boat questions for the operator; and an estimate of your cash to close from the state figures in this guide.
Your timing, whether you are financing, whether you intend to homestead, whether you are selling a Florida home and might carry portability, whether a boat is part of the plan, and which of the leasing, pet and vehicle rules matter for your plans.
Use the Tarpon Point buyer consultation, see how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer team, and the five-star reviews below come from buyers we represented, quoted exactly as clients wrote them on the site named beneath each one. They are not Tarpon Point transactions unless the client says so, and we do not display an aggregate rating.
★★★★★ "I was with another agent prior to Marc and we just couldn't close on a house. As soon as we switched to Marc it was night and day how quickly we could get the house we wanted. If you're looking for someone to have your back at all steps in the home buying process, go with Marc." Verified Zillow review
★★★★★ "Marc is very professional, attentive, and, patient; providing quick, courteous feedback. He is straight forward, telling you like it is and he's on top of the local market. Marc made my home shopping process a very positive experience. He is a wonderful realtor!!" Verified Zillow review
★★★★★ "Jesse was great from the moment we met him, during our travels to find a home, supporting us through closing and following up after the sale. He was patient while we sorted through our options and gave us honest feedback that helped us make our decision. We had many questions during the process and he always responded within a short period of time with answers or checking resources to get the information. We were referred to Jesse from friends who had connected with him through a purchase of a property and they assured us he would be wonderful to work with. He has proven himself to be personable, professional and an ally in our quest for home buying." Verified Zillow review
These are the Tarpon Point questions a buyer will ask that no public primary source we could read on October 10, 2026 answered. We would rather name the gap and the document that closes it than print a number from a listing sheet, and each item below names who settles it.
The questions below are the ones Tarpon Point buyers ask us most, from what Tarpon Point is and what it recorded to the fees, the marina, the documents and the flood map. 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; Southwest Florida MLS (Matrix) pulled October 10, 2026; FEMA, State and association records read October 10, 2026).
Here is what is there. Tarpon Point is a gated waterfront community in southwest Cape Coral with 402 county parcels: 330 condominium units, 47 estate lots on 44 parcels and a resort marina permitted for 266 slips, with the Westin and Marina Village restaurants inside the gate. Lee County recorded 19 sales at a $720,000 median in the 12 months to September 25, 2026. Dues are unpublished at every level, and there is no community development district. FEMA maps the towers and coach homes in zone X and the estate lots in zone AE, and every point is in evacuation zone A. Schools are assigned by choice zone. Those are the facts; the judgment is yours.
Tarpon Point is in southwest Cape Coral, Lee County, ZIP 33914, on Glover Bight off the Caloosahatchee River near its mouth. Entry is by Silver King Blvd off Rose Garden Rd, and the interior streets are Silver King Blvd, Tarpon Gardens Cir, Tarpon Estates Blvd, Tarpon Estates Ct and Black Marlin Ln at the marina.
Four product lines: Tarpon Landings, 210 condominium units in three 12-story towers; Lake Homes at Tarpon Gardens, 64 coach-home condominium units; Park Homes at Tarpon Gardens, 56 coach-home condominium units; and Tarpon Estates, 35 single-family homes and 9 vacant homesites on 47 platted lots, per the county roll dated October 4, 2026.
Lee County recorded 13 Tarpon Landings sales in the 12 months to September 25, 2026 at an $875,000 median, from $670,000 to $1,220,000, at $308.37 per square foot of county heated area. Every one was a three-bedroom, three-bath unit of 2,801 to 3,071 square feet. On October 10, 2026 the 10 active tower listings asked $700,000 to $1,800,000.
Tarpon Gardens recorded 6 sales in the 12 months, $412,310 to $670,000, and 12 sales at a $575,000 median in 24 months. Lake Homes had 4 sales at a $612,500 median in the 12 months and Park Homes 2, at $412,310 and $590,000. Two Tarpon Gardens listings asked $499,000 and $570,000 on October 10, 2026.
No Tarpon Estates home recorded a sale in the 12 months to September 25, 2026. The four in 60 months had a $1,675,000 median, $1,300,000 to $2,050,000, and all recorded history since 2004 holds 26 sales at a $1,687,500 median. One estate home was active at $2,000,000 on October 10, 2026.
Lee County recorded one homesite sale in the 12 months, at $370,000 on April 7, 2026. Over 24 months there were 3 sales at a $499,900 median and over 60 months 9 at $480,000, from $299,999 to $710,000. The roll dated October 4, 2026 shows 9 vacant homesites.
Across the 19 sales in the 12 months, the median was $257.05 per square foot of county heated area. Tarpon Landings ran $308.37 (13 sales), Tarpon Gardens $239.87 (12 sales, 24 months) and Tarpon Estates homes $447.04 (25 sales, all history). These are county heated-area figures and are not comparable with an MLS living-area figure.
On October 10, 2026 the Southwest Florida MLS showed 13 active Tarpon Point listings and 2 pending: 10 Tarpon Landings units, 2 Tarpon Gardens coach homes and 1 Tarpon Estates home, asking $499,000 to $2,000,000 with a $949,000 median. That is about 8.7 months of supply at the 12-month pace.
The Southwest Florida MLS median was 46.5 days on market across 18 marketed sales in the 12 months to September 25, 2026, 48 days at Tarpon Landings and 26 days at Tarpon Gardens on five sales. The prior 12 months ran 126 days across 14 sales.
The median sale-to-list ratio was 92.1 percent across 18 marketed sales in the 12 months to September 25, 2026, measured as sold price over final list price, and none of the 18 sold above list. Tarpon Landings was 92.0 percent and Tarpon Gardens 95.1 percent on five sales.
The record answers for what closed, not what comes next. The count rose from 15 sales in the prior 12 months to 19, but the prior window held two estate homes, so the $1,100,000 and $720,000 medians are not like for like. Tarpon Landings calendar-year medians stepped down from $1,650,000 in 2023 (7 sales) to $911,000 in 2026 to date (10 sales).
No association publishes its dues. Tarpon Landings maintenance is due monthly, late after the 10th, with a $69.00 late fee, and pest control is included, per the association's documents. The amounts for Tarpon Landings, Lake Homes, Park Homes and the estates association are unpublished, so the estoppel certificate and budget are the documents to request.
Yes, a fee exists and its amount is unpublished. The Tarpon Landings FAQ of December 12, 2022 says owners "pay an annual fee to the Master Association" for access to the main fitness center, pools, tennis courts and clubhouse. The master association is Tarpon Point Property Owners' Association, Inc., filed August 7, 2002 and active.
No. Tax district 057, the City of Cape Coral district, shows no community development district or special taxing district line in the Lee County Property Appraiser's 2026 preliminary millage book, printed August 11, 2026. The tax bill for the exact parcel confirms it.
At the $720,000 median, homesteaded, the 2026 ad valorem tax is $10,385.34, and $11,034.00 without a homestead exemption, at 15.3250 mills. At the $875,000 Tarpon Landings median it is $12,760.71 homesteaded. These are estimates, not bills, and a new owner's assessed value resets after a sale.
On a loan of 80 percent of the $720,000 median, the mortgage stamps are $2,016.00, the intangible tax $1,152.00 and a two-page deed records for $18.50, so with $144,000 down the subtotal is $147,186.50 before association charges, inspections, prepaids and lender fees. A Tarpon Landings buyer adds the $150 application fee.
In Lee County the seller customarily pays the owner's title policy and the deed stamps and chooses the closing agent, and the buyer customarily pays to record the deed and all costs of a new mortgage. Those are customs; the contract controls.
No record we read ties a slip to a home. Slips at Tarpon Point Marina are leased from the operator, annually and transiently, under a state lease condition that keeps at least 90 percent of slips open to the public first come, first served. Slip rates are not published.
The Florida DEP permit issued October 16, 2024 authorizes 266 slips, and the operator and the Business Observer reported 265 after a 46-slip expansion in August 2026. The permit authorizes private vessels 20 to 100 feet long with a 1 to 5 foot draft, and the marina has no dry storage or boat ramp.
NOAA's Coast Pilot lists no bridge between Glover Bight and the mouth of the Caloosahatchee; the Cape Coral Bridge, fixed at 55 feet, is upstream. A boat bound for the Gulf by the San Carlos Bay main channel passes under Sanibel Causeway Bridge A, a fixed span with a published clearance of 70 feet.
On the county roll the clubhouse tract, 6.67 acres with a 9,283 square foot building from 2003, belongs to the resort operator, Freeman & Hasselwander Resort Properties, L.L.C., not to an association. What owners may use there is set by recorded declarations we could not read.
Owner access to the Westin's pools, spa and gym is not documented in anything we could read. The Tarpon Landings FAQ links the master fee to the main fitness center, pools, tennis courts and clubhouse. Ask for the declarations and any amenity agreement before an offer.
The Tarpon Landings leasing policy sets a minimum of 30 days and a maximum of one year, requires Board approval before occupancy, covers the whole unit only, and bars subleasing and transient tenants. A leasing owner gives up pool and clubhouse use during the lease. The declaration controls.
At Tarpon Landings no lease under 30 days is allowed by the published policy. Leasing and short-term rental rules for Lake Homes, Park Homes and Tarpon Estates are not published, and their recorded declarations govern.
The January 2025 guide allows up to two pets per unit, registered with a photo, bars pets in the pool areas and says new renters may not keep pets. Pet rules for Lake Homes, Park Homes and Tarpon Estates are not published.
At Tarpon Landings the January 2025 guide lists a $150 application fee for a purchase or lease, and the leasing policy requires Board approval before a tenant occupies. Whether a declaration gives a board a right to approve a sale is in the recorded declaration, which we read with you before you commit.
The governing documents, the budget, the FAQ sheet, and the milestone inspection summary and structural integrity reserve study where they exist, with 7 days to cancel after signing and receiving them, not counting weekends and legal holidays (s. 718.503). You also get the flood disclosure and the estoppel certificate.
The homeowners association disclosure summary before signing, with a 3-day right to void if it was not given (s. 720.401), the flood disclosure at or before the contract (s. 689.302) and the estoppel certificates from the estates and master associations.
It is due within 10 business days of the request and is good for 30 days if delivered by hand or electronically, 35 if mailed. The fee caps in force since the 2022 adjustment are $299, $119 and $179, and the fee is refunded if the closing does not happen.
Yes. The association published a structural integrity reserve study by SOCOTEC dated May 20, 2025, listing 54 reserve components with a total current cost of $15,190,200. On the 30-year clock the first milestone inspections fall due by December 31, 2036 and 2037, or 2031 and 2032 if the City requires 25 years.
FEMA maps the tower and coach-home points in zone X and the estate-lot points in zone AE with a base flood elevation of 8 feet. A parcel tally puts all 330 condominium parcels in zone X and, of 35 estate homes, 32 in AE 8, two in AE 9 and one in VE 10. Check a specific property on FEMA's Map Service Center.
On a mortgaged estate home in zone AE, federal rules generally call for it, and the lender's flood determination decides. Cape Coral's Community Rating System Class 5 gives a 25 percent discount on every NFIP policy in the city, zone X included. For a condominium, ask what the association's master policy covers.
Every point we sampled, from the towers to the marina, is in Lee County evacuation zone A and storm-surge zone 1. Lee County says zone A may be ordered to evacuate before a storm's effects arrive. Confirm a specific address on the county's Know Your Zone page.
The National Hurricane Center reports 6 to 9 feet of inundation above ground in Cape Coral communities at the mouth of the Caloosahatchee; no measurement at Tarpon Point itself exists. Florida DEP records that Ian damaged parts of the marina docks; the State verified a repair exemption on February 20, 2023, and a new dock system followed. We found no published account of damage at the towers, coach homes or estate homes.
No Tarpon Point premium is published, and we print none. For context only, Citizens' 801 condominium unit policies in Lee County averaged $1,356 after an approved 7.0 percent decrease for 2026. Get a written quote for the exact unit inside the inspection period.
Lee County assigns schools by choice zone. At every point we sampled the 2026 to 2027 zones are elementary Zone F, middle Zone BB and high school West Zone sub-zone 3. Zone F holds Cape, Gulf and Pelican elementary schools, 4.3 to 6.1 road miles away. The City also runs Oasis Charter Schools. We print no grades or ratings.
From the Westin point, free-flow: Southwest Florida International Airport 19.9 miles, about 38 minutes; Fort Myers Beach 15.2 miles, about 30 minutes; Sanibel City Hall 21.1 miles, about 43 minutes; and the Cape Coral Yacht Club beach 5.6 miles, about 14 minutes.
The Cape Coral and Midpoint Memorial bridges charge $2.00 with a transponder and $5.00 pay-by-plate, only on trips from Fort Myers into Cape Coral. The Sanibel Causeway charges $6.00 with a transponder and $9.00 pay-by-plate. LeeWay's unlimited yearly program for the two Cape Coral bridges is $330.
No. The nearest course on a City of Cape Coral record is the City's Coral Oaks Golf Course, about 10 miles away in a straight line. The operator's amenity list names two tennis courts, bocce, a jogging path, a lap pool, a resort pool, a spa and a fitness center.
Only on one of the 9 vacant Tarpon Estates homesites on the roll dated October 4, 2026. The lots are zoned R1, the City's freeboard rule puts the lowest floor at 9 feet NAVD88 or higher on an AE 8 lot, and City staff describe private Design Review Guidelines that call for minimum living areas, garage standards and a pool.
In the same Lee County record and window, Tarpon Point recorded 19 sales at a $720,000 median, all condominiums, and Cape Harbour 31 at $487,500 across towers, a mid-rise, coach homes, villas and houses. Tarpon Point includes a resort hotel inside the gate. The decision table above sets the rest side by side.
Yes, if your agent participates in a REALTOR-affiliated multiple listing service: since August 17, 2024 the agreement is signed before touring and states the agent's compensation, which is negotiable. Florida law itself presumes a transaction broker relationship unless another is set in writing.
Call Marc at (239) 287-5873 or start a buyer consultation. We will build your monthly number, choose the product line, pull the same plan's recorded sales and the unit's documents, and tour only the homes that pass. You are working with Top 1% Real Estate Agents Nationally Since 2008.
These Tarpon Point documents are published by the Tarpon Landings association, the Florida Department of Environmental Protection, the City of Cape Coral, Lee County, the School District of Lee County and federal agencies. Each link opens the issuer's own copy, so you read the current version, and the recorded documents for a specific unit control.
| Document | Issuer | Link |
|---|---|---|
| Structural Integrity Reserve Study, Tarpon Landing Condominium Association (May 20, 2025) | Tarpon Landings association (SOCOTEC) | Open |
| Application and Guide for New Owners and Residents (January 2025) | Tarpon Landings association | Open |
| Move-In and Move-Out Policy (April 4, 2025) | Tarpon Landings association | Open |
| Owner FAQ, version 11 (December 2022) | Tarpon Landings association | Open |
| Hurricane Shutter Specification (May 2024) | Tarpon Landings association | Open |
| Marina permit 153417-024 EI (October 16, 2024) | Florida DEP | Open |
| Marina technical staff report (May 14, 2024) | Florida DEP | Open |
| 2026 Taxing District Millage Book, preliminary | Lee County Property Appraiser | Open |
| Ordinance 43-26 Business Impact Estimate | City of Cape Coral | Open |
| Student Enrollment Plan 2026 to 2027 | School District of Lee County | Open |
| 2026 Approved Rate Changes by County | Citizens Property Insurance Corporation | Open |
| Save Our Homes assessment limitation table | Florida Department of Revenue | Open |
| United States Coast Pilot 5, chapter 4 | NOAA | Open |
| Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | Open |
Every figure in this Tarpon Point buyer guide traces to a county record, a State or federal document, a posted association document, an operator page labelled as such, or a newspaper of record, listed below. Market figures come from Lee County recorded sales and the Southwest Florida MLS, and each source was read between October 7 and October 15, 2026.
McGreevy and Comisar are the Southwest Florida team Tarpon Point buyers call when a purchase has to be priced on the county record and closed without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and Tarpon Point 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 Tarpon Point, 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 Tarpon Point neighborhood guide. Selling first? Read how we sell homes in Tarpon Point. Ready to buy? Start your Tarpon Point buyer consultation or call Marc at (239) 287-5873. Owners can also see what their Tarpon Point home is worth. For the estate homes and homesites, read our Tarpon Estates guide, and see the citywide picture 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.
County sales from Lee County Property Appraiser public files, recorded through September 25, 2026, analyzed October 2026. Market data from Southwest Florida MLS, pulled October 10, 2026. Brokered by Domain Realty.