Estero, Florida
Buy a condo in The Enclave at Rapallo with McGreevy and Comisar. See 12 closings in 12 months, the quarterly fee, the Chapter 718 documents and the 7-day right to cancel. Call Marc at (239) 287-5873 or Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Buyers looking at The Enclave at Rapallo are looking at a section of 90 condominium residences on Piazza Del Lago Circle, all built in 2007, inside the gated community of Rapallo at Coconut Point in Estero, Florida. This is the buyer's half of our The Enclave at Rapallo neighborhood guide, and it answers the questions a buyer should settle before writing an offer: what a flat costs to buy and to carry, which documents you are owed, and what the record can and cannot tell you. The Rapallo at Coconut Point community guide covers all five associations.
If you own a home you must sell first, our Enclave at Rapallo seller's guide and home valuation page show how we price a flat here. Shopping across the community? Our buyer's guides to Rapallo at Coconut Point and Rapallo One cover the other neighborhoods.
McGreevy and Comisar are the best realtor to buy in The Enclave at Rapallo because we show you every recent closing, read the Chapter 718 documents with you before your cancellation window closes, and negotiate for you alone. We are the #1 team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
Buyers comparing agents can read our guide to the best real estate agents in Estero and then ask each agent what the last same-size flat here sold for and how long it took. Ours are listed below by month, price, bedrooms and area.
Marc Comisar and Jesse McGreevy personally represent every buyer we take, and we lead Domain Realty Group. Our team has closed more than 4,000 transactions across Southwest Florida. In the last 12 months we tracked all 12 MLS closings in The Enclave at Rapallo and merged Rapallo Three, at a median of $397,500 (n = 12, the mean of the middle pair $395,000 and $400,000), and we tracked all 49 the MLS has recorded for the pair since October 2021. We publish no count of Enclave purchases we represented, because none is on file for this neighborhood, and we do not present public-record sales as our own.
Honors and recognition:
Those are career honors across Southwest Florida. What we claim about the Enclave is narrower and checkable: we have read its public record, and we bring it to your first tour.
Marc runs the search, the tours and the negotiation, and Jesse runs the data, the documents and the numbers. You work with the two of us, not with an assistant reading a template. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read how the partnership works in the experts section below.
Selling your Enclave at Rapallo home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Enclave at Rapallo? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Enclave at Rapallo buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your monthly cost, your leverage and your protections more than any listing photo will, and they are specific to this one street of 2007 condominium buildings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Buying in The Enclave at Rapallo takes six steps: set a budget on the full monthly cost, sign the written buyer agreement, choose a size, make and negotiate the offer, review the Chapter 718 documents and inspect, and close. With 12 closings a year, the first three steps decide whether you can move on the right flat quickly.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Start with the payment, not the price. An Enclave buyer's monthly cost is principal and interest, the quarterly association fee of $2,657.00 we saw ($885.67 a month), property tax and insurance. At 7.03 percent, a $318,000 loan costs about $2,122 a month before those other lines, so we add them before you fall in love with a flat.
Since August 17, 2024, a buyer's agent must have a written agreement with the buyer before touring a home. It states the agent's compensation as a specific amount or rate and says compensation is negotiable and not set by law. We explain it in plain words before you sign.
The county roll shows four heated areas in the Enclave (1,500, 1,612, 1,660 and 1,721 square feet), and the MLS shows plan-style figures such as 1,606, 1,612, 1,706, 1,732 and 1,836. The two are different measures, so we compare sales to sales and roll to roll, and we ask for the recorded plans.
We price the offer from same-size closings, not the asking price. Over 24 months, 16 of 20 closings sold below list, four at list and none above, so a well-supported offer below ask is normal here, and a flat that has waited months may accept more.
The seller delivers the declaration, articles, bylaws and rules, budget and financial statement and the state's FAQ sheet, plus any milestone or reserve-study document that applies. Your 7-day cancellation clock runs from receipt, so we read them together and order the inspection and the insurance quotes in the same window.
The contract sets the dates. Your lender orders the appraisal and reviews the condominium project, the association issues the estoppel, the closing agent prorates tax and the quarterly fee, and you close. The right to cancel under section 718.503 ends at closing.
The Enclave at Rapallo market gives buyers room to negotiate: the pair closed 12 times in the last 12 months at a $397,500 median and 21 median days on market, ten of them below the final list price. The median flat gave back about 4 percent, and prices sit below the 2023 and 2024 peak.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months, first window with 10+ | 12 | $397,500 (mean of $395,000 and $400,000) | $243.49 | 21 | 95.6% |
24 months | 20 | $397,500 (mean of $395,000 and $400,000) | $242.99 | 36.5 | 96.1% |
36 months | 29 | $430,000 | $256.93 | 21 | 96.8% |
60 months | 49 | $440,000 | $260.80 | 11 | 97.5% |
The 12-month and 24-month medians are both $397,500, so the band has held for two years, and the longer windows are higher only because they include the 2023 and 2024 peak. A buyer in 2026 is negotiating in a market where the median flat waited 21 days and gave back 4.4 percent, compared with the 12 months ending September 2022, when the median flat sold in 3 days at list.
Twelve months ending Sept. 29 | MLS closings | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|
2022 (from Oct. 6, 2021) | 14 | $418,500 | 3 | 100.0% |
2023 | 6 (small sample) | $519,694 | 29 | 98.0% |
2024 | 9 (small sample) | $515,000 | 12 | 97.2% |
2025 | 8 (small sample) | $402,500 | 80 | 97.1% |
2026 | 12 | $397,500 | 21 | 95.6% |
The MLS carries one subdivision string for the whole community, so we assigned each of the 142 MLS closings in the pull to a neighborhood by matching it to a Lee County qualified sale of one of that neighborhood's parcels at the same price, recorded within 45 days. Of the 142, 49 matched a parcel in The Enclave at Rapallo or Rapallo Three, one closed after the county file ends on July 29, 2026 and cannot be placed, and 92 matched no parcel here.
Buyers have the most leverage on a flat that has waited: three of the 12 closings took 91, 228 and 315 days. Buyers have the least on a flat priced to the same-size closings, because five of the 12 closed in 11 days or fewer, one at its full list price in a single day. We tell you which one you are looking at.
Twelve Enclave at Rapallo and Rapallo Three condos closed in the 12 months to September 29, 2026, from $330,000 to $725,000, and the county has recorded qualified sales of the Enclave alone every year since 2016. Each closing below is listed by month, price, bedrooms and area only.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Jun 2026 | 2 plus den and 2 | 1,836 | $424,888 | $400,000 | 94.1% | 8 |
Jun 2026 | 2 plus den and 2 | 1,612 | $395,000 | $395,000 | 100.0% | 1 |
Jun 2026 | 3 and 2 | 1,706 | $481,500 | $460,000 | 95.5% | 10 |
Apr 2026 | 3 and 2 | 1,732 | $369,000 | $365,000 | 98.9% | 228 |
Apr 2026 | 3 and 2 | 2,492 | $575,000 | $530,000 | 92.2% | 91 |
Jan 2026 | 3 and 2 | 1,606 | $415,000 | $415,000 | 100.0% | 52 |
Dec 2025 | 2 plus den and 2 | 1,836 | $410,000 | $390,000 | 95.1% | 10 |
Dec 2025 | 2 plus den and 2 | 1,238 | $345,000 | $330,000 | 95.7% | 315 |
Nov 2025 | 3 and 2 | 1,612 | $400,000 | $390,000 | 97.5% | 11 |
Nov 2025 | 3 and 2 | 2,584 | $765,000 | $725,000 | 94.8% | 21 |
Oct 2025 | 3 and 2 | 1,836 | $499,900 | $465,000 | 93.0% | 21 |
Oct 2025 | 3 and 2 | 1,606 | $389,000 | $378,000 | 97.2% | 57 |
Two of the twelve are most likely not Enclave flats: the 2,492 and 2,584 square foot MLS figures are far above the Enclave's largest MLS figure of 1,836 and its largest heated area of 1,721, so they probably sit on the Rapallo Three side of the pair, whose roll goes up to 2,284 heated square feet. MLS living area and county heated area are different measures, so they need not match. Set them aside and the ten smaller sales ran from $330,000 to $465,000 with a $392,500 median (our arithmetic).
Six of the twelve closed below $400,000, from $330,000 to $395,000, four between $400,000 and $465,000, and two at $530,000 and $725,000. If your budget is $400,000, the record shows six flats that closed below it in the last 12 months, and the buyers who bought them mostly did so after some negotiation.
The county's qualified recorded sales split cleanly by legal name, so this table is The Enclave at Rapallo alone.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 3 (small sample) | $395,000 |
2025 | 9 (small sample) | $385,000 |
2024 | 2 (small sample) | $476,000 |
2023 | 2 (small sample) | $487,500 |
2022 | 7 (small sample) | $490,000 |
2021 | 17 | $340,000 |
The county's median rose from $340,000 in 2021 to $490,000 in 2022 and settled at $385,000 in 2025. Small counts move medians, so we describe the direction and not a precise rate.
A quarterly fee of about $2,657, a two-layer association and a pool of 12 closings in 12 months mean the record matters more here than the listing photos. Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Selling a home first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
An Enclave at Rapallo condo of 1,612 square feet had a 60-month median of $392,500 on 8 closings, a 1,732 square foot flat $488,888 on 9, and a 1,836 square foot flat $422,500 on 10. Size does not sort price cleanly here, so we read size, bedroom label and timing together.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
MLS living area | MLS closings, 60 months | Median sold |
|---|---|---|
1,612 sq ft | 8 (small sample) | $392,500 (mean of $390,000 and $395,000) |
1,706 sq ft | 5 (small sample) | $450,000 |
1,732 sq ft | 9 (small sample) | $488,888 |
1,836 sq ft | 10 | $422,500 (mean of $405,000 and $440,000) |
The 1,836 square foot flats sold for less than the 1,732 square foot flats, which is the opposite of what size alone predicts. Four of the ten 1,836 sales closed in 2025 and 2026 against two of the nine 1,732 sales, and condition is not in the record.
The MLS splits the same 1,600 to 1,850 square foot flats into three-bedroom and two-plus-den listings, while the county roll counts a den as a third bedroom on 85 of the 90 Enclave parcels. Over 60 months the 30 three-bedroom closings had a $455,000 median and the 18 two-plus-den closings $400,000. Over 24 months the medians were $420,000 for 13 three-bedroom flats and $382,000 for 6 two-plus-den flats. Part of the gap is size, so compare the flats, not the labels.
A county heated area counts finished, air-conditioned living space as the appraiser measured it, and an MLS living area is entered by the listing agent and often follows a builder's plan sheet. A 1,836 square foot MLS figure beside a 1,721 square foot roll maximum is a known mismatch between two records. Measure the flat, and ask for the recorded plans.
Across the 49 MLS closings, the sizes that recur are 1,612 square feet (8 sales in 60 months), 1,732 (9), 1,836 (10), 1,706 (5) and 1,606 (4). That is the working vocabulary of a showing, and it means a comparable in the Enclave is usually a same-size sale.
We do not quote active listings for The Enclave at Rapallo, because the MLS does not split it from the rest of Rapallo and an active listing carries no recorded sale to match. The Rapallo hub reported 4 community-wide active listings in July 2026, a figure that covers all five associations.
Call Marc at (239) 287-5873 and we run a street-level search of Piazza Del Lago Circle on the day you ask, then arrange gate clearance and a same-morning tour of the sizes that recur, so you can compare them side by side. Homes for sale and listing search are also on our team site at DomainRealtyGroup.com.
Check the street, not just the subdivision string, because the MLS shares RAPALLO across five associations. Check the living area against the roll's heated areas, the fee in the listing's disclosure against $2,657.00, and the days on market against the 21-day median. A flat that has waited 90 days is a negotiating opportunity.
If your priority is the lowest carrying cost, the Enclave's fee is at the high end of the community's range and Rapallo One's is $76 to $114 a quarter lower. If your priority is a single street of one vintage with two levels of numbering, the Enclave suits, and our Enclave at Rapallo neighborhood guide shows the roll's sizes and building count. We describe the property and let you decide.
Buy in The Enclave at Rapallo for a single street of 90 flats built in 2007 and a $397,500 median on 12 closings, or in Rapallo One for the community's largest neighborhood, a $390,000 median on 24 closings and a quarterly fee about $76 to $114 lower. The Club, the gate and the amenity package are the same.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | The Enclave at Rapallo (with Rapallo Three) | Rapallo One (with Rapallo Four) |
|---|---|---|
Residential parcels (2026 roll) | 90 (207 with Three) | 160 (254 with Four) |
Regime | Condominium, Chapter 718 | Condominium, Chapter 718 |
Association filed (Sunbiz) | March 6, 2007 | September 23, 2004 |
Built (roll) | 2007 (2006 to 2007 with Three) | 2005 to 2007, median 2006 |
Bedrooms (roll) | 3 on 85 of 90; 2 on 5 | 3 on 226 of 254; 2 on 28 |
Heated area (roll) | 1,500 to 1,721 (1,239 to 2,284 with Three, median 1,612) | 1,238 to 2,330, median 1,500 |
MLS, 12 months | 12 closings, $397,500 median | 24 closings, $390,000 median |
MLS, 24 months | 20, $397,500 | 35, $390,000 |
MLS, 36 months | 29, $430,000 | 46, $417,500 |
MLS, 60 months | 49, $440,000 | 76, $419,000 |
Median $ per MLS sq ft, 12 months | $243.49 | $236.85 |
Median days on market, 12 months | 21 | 40.5 |
Median sold-to-list, 12 months | 95.6% | 96.9% |
County qualified sales, since Sep 29, 2025 | 11, $400,000 median | 23, $390,000 median |
Quarterly fee seen on listings | $2,657.00 (Enclave), $2,581.00 (Three) | $2,543.03 to $2,580.88 |
Active listings we can place | none placeable by neighborhood | none placeable by neighborhood |
A buyer who wants a single street and one vintage, buildings the county's numbering shows as two levels, and a smaller pool of comparable sales may choose the Enclave. Its 12-month median days on market were shorter (21 against 40.5), which suggests flats priced to the closings move.
A buyer who wants the deepest sales record, more choice of building type and a lower quarterly fee may choose Rapallo One. Over the last 12 months it closed 24 times on 254 parcels, about 9.4 per 100 units, against about 5.8 per 100 for the Enclave pair (our arithmetic), so there is more to compare.
The two trade within a few percent of each other: the Enclave's 12-month median is $7,500, or 1.9 percent, above Rapallo One's, and its 60-month median is $21,000, or 5.0 percent, above. Part of that gap is size, because the Enclave pair includes larger Rapallo Three flats. Tour both on the same morning and compare fee, building, size and condition.
Across the three guided neighborhoods at Rapallo at Coconut Point, the ladder runs Rapallo One at a $419,000 60-month median, The Enclave at Rapallo at $440,000 and Rapallo Villas Two at $695,000. A buyer pays about 58 percent more in Villas Two for a much larger home with far fewer comparable sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Neighborhood | Units on the 2026 roll | 60-month MLS median |
|---|---|---|
Rapallo One (with merged Rapallo Four) | 160 (254 with Four) | $419,000 |
The Enclave at Rapallo (with merged Rapallo Three) | 90 (207 with Three) | $440,000 |
78 | $695,000 |
Villas Two homes run 1,665 to 3,554 heated square feet against the Enclave's 1,500 to 1,721, so the difference is mostly size. A buyer who wants a larger footprint should look at Villas Two or the larger Rapallo Three phase, and a buyer who wants the least to maintain should look at the Enclave. The Rapallo at Coconut Point community guide sets all five associations side by side.
Tour an Enclave flat and a Rapallo One flat of a similar size back to back, and ask the fee, the roof date and the building's age for each. The differences are in the association, the building and the fee, not in the gate, the Club or the address.
Florida law gives an Enclave at Rapallo condominium buyer the section 718.503 documents, delivered by the seller at the seller's expense, and a 7-day right to cancel after signing and receipt, excluding Saturdays, Sundays and legal holidays. It also gives the buyer a property tax disclosure and a flood disclosure. This is information, not legal advice.
The Enclave at Rapallo is a Chapter 718 condominium, and section 720.401(2) says the homeowners' association disclosure summary and its 3-day cancellation right do not apply to an association regulated under chapter 718. Your protection is the section 718.503 package and its 7-day right, and a buyer told to expect a 720 summary in a condominium should ask why.
You are entitled, at the seller's expense, to the declaration, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, any inspector-prepared milestone summary that applies, the most recent structural integrity reserve study or a statement that none was completed, the turnover inspection report where it applies, and the state's FAQ sheet. You are also entitled to the Division's governance form.
The contract must carry a conspicuous clause: either you received the documents more than 7 days before signing, or the contract is voidable by written notice within 7 days, excluding weekends and legal holidays, after signing and receipt. The right cannot be waived and ends at closing. If a milestone summary, turnover report or reserve study applies and you request it in writing, you may extend the closing by up to 15 days after receiving it.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories. The Enclave's unit numbering shows two levels, so the rules probably do not apply, but the recorded plans decide. Even where they do not, section 718.112 requires the association to budget for reserves unless owners have properly waived or reduced them, and the reserve schedule is the buyer's best view of how prepared a 2007 building is for its next roof.
Section 689.261 requires a property tax disclosure summary warning that a sale can trigger reassessment and that a buyer should not rely on the seller's current taxes, and section 689.302 requires the seller to complete a flood disclosure at or before contract. Read both, then get your own tax and insurance figures.
We have not read the Enclave's recorded declaration, Instrument 2007-88445, page by page, and we do not paraphrase its clauses. It is recorded in the Lee County Clerk's official records, and the state's condominium register lists the project as approved and recorded with 90 units. We ask you to read the use restrictions, leasing rules, pet rules and amendment history before your 7-day window closes.
In The Enclave at Rapallo the association issues an estoppel certificate stating current dues, any assessment and any amount owed on the unit, within 10 business days of a written request under section 718.116, and the fee is capped. Sale and lease approval are questions for its declaration and rules, which we ask to see in writing.
The statute's text caps a current-account estoppel at $250 and, after the CPI adjustment, the figure we plan on is $299, with extra for expedited delivery within 3 business days or a delinquent account. The seller customarily pays. Read it for the fee, any pending special assessment and any capital contribution or transfer fee at sale.
One Rapallo Three listing disclosed a $100 transfer fee for a new buyer and a $100 application fee for a buyer or lessee. Those are one association's figures. Ask for the Enclave's transfer fee, application fee, any capital contribution and any move-in deposit, and ask whether The Club at Rapallo levies its own.
Whether the association or the master Club charges a capital contribution at sale is a question for the estoppel and the resale documents, not the public record. We do not quote an amount, because none is published, and we ask for the answer in writing before your 7-day window closes.
One Rapallo Three listing disclosed an application fee, which suggests an application step exists in that association. Whether the Enclave requires board approval of a sale or a lease is a question for its declaration, and the manager can give the current procedure.
Before buying in The Enclave at Rapallo, inspect the air-conditioning system, water heater, plumbing, windows and doors, and ask the association for the roof and exterior replacement dates, because every parcel reads 2007 and the buildings are about 19 years old. Order a wind mitigation inspection during the same window.
Roof age is building-specific. The Rapallo hub notes a listing that described roofs about three years old at one other Rapallo building, and that says nothing about the Enclave. Ask the association for the roof replacement date for your building and the master policy's roof terms, because an insurer will ask.
A 2007 flat may have its original air conditioner and water heater, and both have lifespans that are shorter than the building's. Ask the seller for service records and have the inspector test both.
Ask which windows and doors are original, whether impact glass or shutters are installed, and whether the association approved any exterior change. Exterior changes ordinarily need association approval, and unapproved work is a question for the seller.
The Village of Estero's Community Development Department issues building permits, and permit history for a unit sits with the Village. We have not searched it for any address, so we ask for it on every purchase, and a permit with a final inspection is evidence that work was done properly.
A uniform mitigation verification inspection, on the state's OIR-B1-1802 form, documents features that can earn insurance credits. It costs little and gives your agent something to quote from.
You insure an Enclave at Rapallo condo with a unit-owner HO-6 policy for your interior, contents, liability and loss assessment, while the association's master policy covers the building structure. The fee we saw includes exterior insurance, and the master policy's hurricane deductible and roof terms are the first documents to read.
The association's master policy covers the structure under section 718.111, and each owner carries an HO-6 policy for what the master does not. Ask for the master policy summary from the manager so your agent can match the coverage line by line.
Florida requires at least $2,000 of loss-assessment coverage on a unit-owner policy under section 627.714, and a larger limit is worth quoting, because an assessment after a storm can be shared among owners. Ask your agent for a limit that fits the association's deductible.
At our test point on Piazza Del Lago Circle the FEMA map shows Zone X, minimal flood hazard, on panel 12071C0591H effective November 17, 2022. A federally backed mortgage requires flood insurance only in a special flood hazard area, and Zone X is outside it, although any lender or insurer may require or recommend it and any owner may buy it. AE and AH polygons lie within about 54 meters of the test point, so check your building.
The Village of Estero holds a Community Rating System Class 6 rating, which the Village says provides a 20 percent discount on flood insurance premiums through the National Flood Insurance Program. Ask your agent to apply it.
Get quotes from private carriers and from Citizens Property Insurance before you write an offer. Rapallo is east of US-41, where the Village Manager told Council on October 19, 2022 that 90 percent of Estero's Hurricane Ian damage was on West Broadway, but a quote is the only reliable answer for your unit. We found no public report of Enclave flooding.
Selling your Enclave at Rapallo home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Enclave at Rapallo? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
At the $397,500 12-month median with 20 percent down, an Enclave at Rapallo buyer pays about $2,122 a month in principal and interest at 7.03 percent plus the $885.67 monthly equivalent of the quarterly fee, about $3,008 a month before property tax and insurance. Neither tax nor insurance is public for the Enclave.
Data updated: September 2026 (prices from the Southwest Florida MLS Matrix, pulled September 29, 2026; Freddie Mac PMMS as of September 24, 2026)
Freddie Mac's 30-year fixed rate averaged 7.03 percent as of September 24, 2026, a national average and not a quote. The table is our arithmetic at that rate, 20 percent down and a 30-year term.
Price | Loan | Principal and interest | Plus $885.67 monthly fee |
|---|---|---|---|
$365,000 | $292,000 | about $1,949 | about $2,834 |
$397,500 (12-month median) | $318,000 | about $2,122 | about $3,008 |
$465,000 | $372,000 | about $2,482 | about $3,368 |
With 10 percent down at $397,500 the loan is $357,750 and principal and interest is about $2,387 a month, and the 15-year rate of 6.42 percent on $318,000 gives about $2,756 a month.
The two Enclave listing disclosures we saw both read $2,657.00 a quarter, about $885.67 a month or $10,628 a year, which includes a pass-through to The Club at Rapallo. A Rapallo Three listing read $2,581.00, and the community range runs from $2,543.03 to $2,663.11 a quarter. Over five years at today's fee, the Enclave fee is $53,140, our arithmetic and not a forecast.
At $397,500 the annual fee is 2.67 percent of the price, at the $440,000 60-month median 2.42 percent, and on a 1,612 square foot flat about $6.59 per square foot a year. Set that against a non-bundled community's fee plus the cable, internet, water, sewer and trash bills the bundle replaces.
Property tax depends on the county's assessed value, exemptions and millage, and Estero adds its own municipal millage. Insurance is an HO-6 policy plus any flood policy. We publish no tax or premium for the Enclave, because none is public, and we will get a quote by address for you.
A buyer's first tax bill can differ from the seller's when the assessment and exemptions change. A seller's homestead assessment cap under section 193.155 does not transfer to you, and section 689.261 requires a disclosure that says so.
Buyer closing costs at The Enclave at Rapallo include lender and title charges, recording fees, prepaid tax and insurance, the association's one-time charges and, on a financed purchase, documentary stamp and intangible taxes on the mortgage. In Lee County the seller customarily pays deed stamps and the owner's title policy, and the contract controls.
Data updated: September 2026 (rates from Florida statute and rule)
In Lee County the seller customarily pays the owner's title policy, at the promulgated $5.75 per $1,000 to $100,000 and $5.00 per $1,000 above, and the deed stamps at $0.70 per $100. At $397,500 those are about $2,062.50 and $2,782.50. In Collier County the buyer customarily pays the owner's policy. Custom is not law.
A financed purchase adds Florida documentary stamp tax on the note at $0.35 per $100 and nonrecurring intangible tax at $0.002 per $1 of the mortgage. On a $318,000 loan that is about $1,113 and $636 (our arithmetic on the Department of Revenue rates).
The clerk's recording fee is set by section 28.24, at $10.00 for the first page and $8.50 for each additional page. Your lender's title policy is customarily paid by the buyer, and settlement and title search charges vary by title company. Ask for a written estimate early.
Property tax and the quarterly association fee are prorated to the closing date, and Florida taxes are billed in arrears, so the seller credits you for the days owned. Your closing statement shows each line, and the association's one-time charges, if any, are in the estoppel.
Since August 17, 2024, a buyer working with an agent in an Enclave at Rapallo purchase signs a written agreement before touring, the agreement states the agent's compensation as a specific amount or rate, and compensation is negotiable and not set by law. Offers of buyer-broker compensation cannot be advertised on the MLS.
The agreement must state the compensation and say it is negotiable. We explain the amount, the term and how it interacts with any amount a seller offers, and we answer your questions before you sign. Read the National Association of Realtors' own summary of the rules linked in our sources.
A seller may offer to pay some or all of the buyer's agent compensation, which is communicated off the MLS, and a seller may offer buyer concessions on the MLS. If the seller's offer is less than your agreement, you pay the difference, and we show you the numbers before you write the offer.
Section 475.2755 requires a brokerage relationship disclosure in Florida, telling you whether the agent is a single agent, transaction broker or has no brokerage relationship. We tell you which we are before we work with you.
You can finance an Enclave at Rapallo condo if your lender accepts both you and the condominium project, so ask for the lender's project review early. Conventional, FHA and VA loans each have their own condominium rules, and cash buyers skip the review but not the documents.
Each program sets its own condominium eligibility rules, and lenders apply them to the project, not just the flat. Fannie Mae's Selling Guide lists categories of ineligible condominium projects, for example, and a lender who is unfamiliar with Rapallo may ask for the association's budget, reserve schedule and insurance summary.
We recommend a lender who has closed a loan in Rapallo. Give the lender the association's name, The Enclave at Rapallo Association, Inc., and ask for the project review before you pay for an appraisal.
Florida Housing Finance Corporation lists homebuyer programs, including Hometown Heroes, on its website. Eligibility depends on income, price limits and the lender, and we do not publish a program's terms, because they change. Ask a participating lender.
A cash buyer avoids the lender's project review and an appraisal gap, but not the section 718.503 documents, the 7-day right or the estoppel. Cash also strengthens an offer on a flat that has waited months, which is when the record shows buyers negotiate.
Get pre-approved before you tour. In a pool of 12 closings a year, one flat that suits you may come up only once, and a buyer who is ready to write an offer within a day is the buyer who gets it.
We find you the right Enclave at Rapallo home by starting from your plans, touring same-size flats on the same morning with the record in hand, watching for flats that have waited, and asking about pocket listings and off-market opportunities. Because so few Enclave flats sell each year, we move quickly when one fits.
Tell us how you will use the flat: full time, seasonally, or with a lease. We then check the rules that matter to that use, because the declaration decides leasing and pets and we have not read it.
We arrange gate clearance and tour the sizes that recur in the Enclave, 1,612, 1,732 and 1,836 MLS square feet, side by side with the recent closing prices in hand, so you can see what a price bought.
Three of the last 12 closings waited 91, 228 and 315 days. A flat that is still listed after 90 days is a negotiating opportunity, and we tell you when we see one.
We talk to owners and agents before flats reach the MLS, and when a seller wants a quiet sale, we may hear about it first. That is not a guarantee, and we say plainly that a well-priced open listing has achieved sales in days.
We negotiate for you in The Enclave at Rapallo by pricing the offer from same-size closings, using the 7-day document review as leverage, choosing between credits and price cuts, and setting the deposit and closing date to fit your plans. In a market where ten of 12 flats sold below list, a supported offer below ask is ordinary.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The median flat gave back about 4 percent of its asking price, and the flats that waited more than 90 days closed within roughly 1 to 8 percent of the final list. We build the offer from the same-size closings and the condition of the flat, and we show you the range.
The seller must deliver the documents, and your 7-day right runs from receipt. If the budget, reserve schedule or estoppel shows something you did not expect, you can ask for a credit, a price change or a release, and we review each document with you before the window ends.
A price cut lowers the loan and the tax base, and a credit pays a cost at closing. We compare them with your lender's rules and the appraisal, and we advise which serves you.
We set the deposit and the closing date to fit your financing, your insurance quote and the association's estoppel timing, and we keep the dates realistic.
The rules that decide whether an Enclave at Rapallo flat works for you are leasing, pets, guests, exterior changes and approval of the sale, all set by the recorded declaration and the association's rules. We have not read them, so we ask the manager for each in writing before your 7-day window ends.
Our Rapallo research reports a limit of three leases a year per unit, minimum lease terms of 30 to 90 days depending on the association, and no short-term rentals. Those findings come from listing language and rental postings, not from the Enclave's declaration. Treat any stay under a month as not permitted until the association confirms otherwise, and get the rule in writing.
We found no published pet rule for the Enclave or the master Club. The Rapallo hub reports listings allowing two pets for owners and stricter terms for renters, but a buyer with a pet needs the rule in writing. Assistance animals for a person with a disability are governed by federal fair housing rules regardless of an association's pet policy.
Lanai enclosures, shutters and satellite dishes ordinarily need association approval before work begins, and the master Club may add its own review. Ask for the form and the timeline.
The Club at Rapallo is an internal amenity package, not a golf club, and no course is on the property. The hub guide lists five pool features including a spa and a lap pool, five lighted Har-Tru tennis courts, bocce, a half court for basketball, a staffed fitness center, about 2.5 miles of perimeter walking paths, nine freshwater lakes and two fishing piers. Court reservations and class bookings run through resident portals.
The Enclave at Rapallo is the right place to buy if you want a single street of 90 condominium flats built in 2007, a club included in the fee and no golf assessment, and you accept a quarterly fee of about $2,657 and a thin sales record. We describe the property, and you decide.
The property offers two-bath flats of 1,500 to 1,721 heated square feet on the county roll, three bedrooms on 85 of 90 parcels, membership in The Club at Rapallo through the fee, a gated entry and a Zone X map reading at our test point. It is not a 55-plus community, and the buyer pool is any buyer who qualifies and clears the association's ordinary approval.
A buyer who wants a golf course should look elsewhere, because Rapallo has none. A buyer who wants the lowest quarterly fee in the community should compare Rapallo One, where the fee we saw is $76 to $114 a quarter lower. A buyer who wants a larger footprint should look at the larger Rapallo Three phase or Rapallo Villas Two. A buyer who wants a deep record of comparable sales should compare Rapallo One.
Drive times from Rapallo's main gate, which our Rapallo research collected and rounded, run 1 to 3 minutes to Coconut Point shopping and dining, under 3 minutes to the Lee Health Coconut Point emergency department, 5 to 8 minutes to I-75 at Corkscrew Road or Bonita Beach Road, 8 to 10 minutes to Miromar Outlets, 15 to 18 minutes to Florida Gulf Coast University, 15 to 20 minutes to Bonita Beach and to Southwest Florida International Airport, and 25 to 30 minutes to downtown Naples. Add time in season.
The Enclave at Rapallo addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 3 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone GG middle schools are Bonita Springs Middle and Three Oaks Middle; South 3 high schools are Bonita Springs High, Estero High and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator.
Gulfshore Business reported in January 2026 that Woodfield Estero, a 46-acre mixed-use project with 596 residential units, was under construction, and that Lumio Estero, a 330-unit project, broke ground in December 2025. The Marketplace at Coconut Point is described on its owner's property page as the last remaining commercial frontage within the Coconut Point development. None is inside Rapallo, and we make no claim about any unit's price.
Call Marc at (239) 287-5873 and tell us your budget, your timeline and how you will use the flat. We send the same-size closings, the fee and the questions to ask, and we arrange a tour.
McGreevy and Comisar buyers describe a seamless purchase, an agent who listens and a search that fits their needs rather than an upsell. The quotes below are genuine five-star client reviews reproduced in each reviewer's own words, and we publish no aggregate score.
McGreevy and Comisar is a top-reviewed Enclave at Rapallo buyer's agent on Google, and these reviews come from buyers in our wider Southwest Florida practice, not from a count of Enclave purchases.
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
Enclave at Rapallo buyers get a personalized consultation by calling Marc Comisar direct at (239) 287-5873 or using the consultation form at the top of this page. It is free, it carries no obligation, and it comes before any written buyer agreement, so you can decide whether we are the right fit.
Data updated: September 2026
We cover your budget and the full monthly cost, the same-size closings and the size that suits you, the fee and the documents to demand, a lender introduction for the condominium review, and the sequence of tours. If you own a home, we also cover the sale, which our Enclave at Rapallo home valuation page explains.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the consultation is where you meet the team. Call Marc at (239) 287-5873, call Jesse at (239) 898-6072 or write to [email protected]. Read how we represent buyers in Southwest Florida for the wider picture, and our Enclave at Rapallo seller's guide at Sell Your Home in The Enclave at Rapallo if you must sell first.
A specialist matters for an Enclave at Rapallo purchase because the neighborhood's record is small, shares an MLS string with five associations, mixes two products in one pool and sits under two layers of paperwork. A general agent reads the string, and a specialist reads the street and the documents.
Marc runs the search, the tours and the negotiation for our buyers. Reach him at (239) 287-5873, and read his page at Marc Comisar.
Jesse has worked in Southwest Florida real estate since 2004 and runs the data, the documents and the numbers. Reach him at (239) 898-6072 or [email protected], and read his page at Jesse McGreevy.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate.
A general agent tends to miss the split between the Enclave and Rapallo Three, the two-level unit numbering, the size difference between the roll and the MLS, the fee bundle, the two layers of estoppel and the 7-day right. Each changes what you should offer.
If you are thinking, "I need to sell my home and buy in The Enclave at Rapallo," we coordinate both sides so your closings line up. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, a full-service Southwest Florida real estate team.
Start with a free home valuation, or call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Yes, with planning. We sequence the listing, the offer and the closings, and we discuss a rent-back or a sale that closes first so that you are never double-paying.
It depends on your financing and your flexibility. A sale contingency can weaken an offer where a flat is competitive, so we compare a contingency with a bridge or a sale that closes first.
Not necessarily. Florida's portability rule under section 193.155 lets a homestead owner who establishes a new Florida homestead within the statutory window transfer part of the assessment difference. Confirm the details with the Lee County Property Appraiser.
It depends on your basis and IRS rules, so ask your tax adviser. The IRS's Topic 701 and Publication 523 explain the home-sale exclusion.
Yes. We work from the record, photographs and a call, and Marc can walk the home for you.
These are the questions buyers ask most about Enclave at Rapallo homes for sale, condos for sale, fees and living in Estero, answered from the records cited below. Each answer names The Enclave at Rapallo and points to the section that holds the detail, and where a record is not public, the answer says so.
The Enclave at Rapallo is a condominium neighborhood of 90 residences on Piazza Del Lago Circle, all built in 2007, inside Rapallo at Coconut Point, a gated community of 540 residences in Estero, Florida. It has its own association, The Enclave at Rapallo Association, Inc., filed March 6, 2007.
It is none of them. The Enclave at Rapallo is one of five condominium associations inside Rapallo at Coconut Point in Estero, Lee County, ZIP 33928. Mirasol at Coconut Point is a separate community.
The Enclave and merged Rapallo Three closed 12 times in the 12 months to September 29, 2026 at a $397,500 median, and 49 times in 60 months at $440,000. The Enclave alone had 6 county-recorded sales since September 29, 2025 at a median of $392,500 (small sample).
The 12-month median is $243.49 per MLS square foot on 12 closings, and the 60-month median is $260.80 on 49. County figures are never compared with MLS square-foot figures.
Down from the peak and flat this year. The MLS median was $515,000 to $519,694 in the periods ending September 2023 and 2024, and $402,500 and $397,500 in the periods ending 2025 and 2026.
We do not quote Enclave actives, because the MLS does not split the neighborhood from the rest of Rapallo. Ask us for a street-level search of Piazza Del Lago Circle, and we will list what is on the market that day.
Twelve MLS closings in the 12 months to September 29, 2026, assigned to the Enclave and merged Rapallo Three by matching each to a county recorded sale.
The record favors buyers who are patient: ten of 12 closings sold below the final list price, and the median flat gave back about 4 percent. Flats priced to the same-size closings still sold in days.
Yes. The median sold-to-list was 95.6% over 12 months, and three flats waited 91 to 315 days. We build the offer from same-size closings.
The county roll shows 1,500, 1,612, 1,660 and 1,721 heated square feet. The MLS shows plan-style living areas from about 1,606 to 1,836, and the two are different measures.
The roll counts three bedrooms on 85 of the 90 parcels and two on five, and two baths on every parcel. The MLS often labels the same flats "two bedrooms plus den."
The two Enclave listing disclosures we saw read $2,657.00 a quarter, about $885.67 a month or $10,628 a year. The association's budget, delivered through the estoppel, is the governing figure.
The MLS disclosure for a Rapallo Three flat lists cable TV, internet, water, sewer, trash, exterior insurance, landscape, pest control, reserves, security and Club access. Confirm the Enclave's own bundle against its budget.
Rapallo has no Community Development District bond assessment, per our Rapallo research, and the one MLS disclosure we saw for a Rapallo Three flat in April 2026 showed no special assessment. Confirm both on the tax bill and the estoppel.
A condominium under Chapter 718. Section 720.401(2) says the homeowners' association summary does not apply to an association regulated under chapter 718, so your documents come under section 718.503.
Under section 718.503, at the seller's expense: the declaration, articles, bylaws and rules, the budget and financial statement, any milestone or reserve-study document that applies and the state's FAQ sheet, plus the governance form.
Within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receipt of the documents, if the contract carries the voidability clause. The right cannot be waived and ends at closing.
A statement from the association of current dues, any assessment and any amount owed on the unit, issued within 10 business days of a written request under section 718.116, with a capped fee that the seller customarily pays.
Probably, within limits. Our research reports three leases a year and minimum terms of 30 to 90 days, but we have not read the Enclave's declaration, so get the rule in writing.
We publish no short-term rule because none is public. Treat any stay under a month as not permitted until the association confirms otherwise.
The association and the Club set the rule and we found none published. Our research reports listings allowing two pets for owners, and assistance animals are governed by federal fair housing rules.
No. The MLS field on the Rapallo listings we saw reads "55+/Senior Community: No," and no age-restriction declaration is part of the public record we found.
No. The Club at Rapallo is an internal amenity package and Rapallo has no golf course.
At our test point on Piazza Del Lago Circle the FEMA map shows Zone X, minimal flood hazard, on panel 12071C0591H effective November 17, 2022. AE and AH polygons lie within about 54 meters of that point, so check the specific building.
We found no public report of Enclave flooding. The Village Manager told Council on October 19, 2022 that 90 percent of Estero's damage was on West Broadway, and Rapallo is east of US-41.
An HO-6 unit-owner policy with loss assessment coverage, since the association's master policy covers the structure. Flood insurance is optional in Zone X unless a lender requires it. Ask for the master policy summary.
The MLS disclosure for a Rapallo Three flat lists exterior insurance, so the master policy is paid through the fee. It does not include your HO-6 policy, electricity or property tax.
They depend on the county's assessed value, exemptions and millage, so we publish no figure. The Lee County Property Appraiser's records show the assessment, and Estero adds a municipal millage.
At the $397,500 median with 20 percent down at 7.03 percent, principal and interest is about $2,122, or about $3,008 with the Enclave fee added, before tax and insurance.
It depends on the lender and the project's eligibility under each program's condominium rules. Ask a lender who has closed a loan in Rapallo to review The Enclave at Rapallo Association, Inc. before you pay for an appraisal.
In Lee County the seller customarily pays deed stamps and the owner's title policy, about $2,782.50 and $2,062.50 at $397,500, and the buyer pays lender charges, recording and prepaids. The contract controls.
Since August 17, 2024, a written agreement states the buyer's agent compensation, which is negotiable. A seller may offer to pay some or all of it off the MLS, and the buyer pays any difference.
We recommend one. Every parcel reads 2007, so ask the inspector to test the air conditioner and water heater, and ask the association for the roof date.
The master policy covers the structure, and exterior maintenance is bundled in the fee we saw for Rapallo Three. Whether the Enclave's roof is an association responsibility is a question for its declaration and budget.
Only buildings of three or more habitable stories are covered, and the Enclave's unit numbering points to two levels. Ask the association whether it holds a structural integrity reserve study or a statement that none applies.
The Enclave at Rapallo is in elementary Zone Q, middle Zone GG and high school South 3 on the district's 2026 to 2027 map, so Pinewoods Elementary, Three Oaks Middle and Estero High are among a family's ranked choices rather than assigned schools; confirm your address with the district's school locator.
About 1 to 3 minutes to Coconut Point shopping and dining and under 3 minutes to the Lee Health Coconut Point emergency department, per drive times our Rapallo research rounded. Add time in season.
The Enclave's 12-month median is $397,500 on 12 closings against Rapallo One at $390,000 on 24. Rapallo One turns over faster and has the deeper record, and its fee we saw is lower.
Ask for the budget, reserve schedule, estoppel, roof and exterior dates, the lease and pet rules, the fee history and the building's flood zone. Each is a document, not an opinion.
Call Marc at (239) 287-5873. We send the same-size closings, the fee and the documents to demand, and we arrange gate clearance and a tour.
Enclave at Rapallo buyers work directly with Jesse McGreevy and Marc Comisar, who have worked in Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and read every recent Enclave sale and public record in Rapallo before writing this guide. Our team has closed more than 4,000 transactions across Southwest Florida.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Enclave at Rapallo guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities, and in the last 12 months we tracked every recorded closing in this neighborhood pair.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Selling your Enclave at Rapallo home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Enclave at Rapallo? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact on this Enclave at Rapallo guide traces to a primary record below: Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No listing portal is cited.
The key documents behind an Enclave at Rapallo purchase are published by the State of Florida, the Village of Estero, FEMA, Lee County and the federal government, and the table links each one to its issuing authority. The recorded declaration, Instrument 2007-88445, is available through the Lee County Clerk's official records, and the estoppel through the association's manager.
Document | Issued by | Date | Link |
|---|---|---|---|
The Enclave at Rapallo Association, Inc. record | Florida Division of Corporations | filed March 6, 2007 | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Areas Removed From Flood Zones index | Village of Estero | effective November 17, 2022 | |
Mandatory Flood Insurance Information | Lee County Community Development | current file | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Estoppel certificate fee caps, staff analysis | Florida House of Representatives | 2024 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | |
Lee County Helene and Milton After-Action Report | Lee County | 2025 |
You reach the Enclave at Rapallo buyer team by calling Marc Comisar direct at (239) 287-5873, calling Jesse McGreevy at (239) 898-6072, emailing [email protected], or using the consultation form at the top of this page. The consultation is free, and the first conversation carries no obligation.
Call Marc at (239) 287-5873, read how we represent buyers in Southwest Florida, or return to the Rapallo at Coconut Point community guide. If you are selling first, get a free home valuation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.