What Is My Cape Royal Home Worth?

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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and more than $2.5 billion sold as the Domain Realty Group team.

By Jesse McGreevy and Marc Comisar. Updated October 2026. If you want the whole community first, including the gates, the association, the golf course, flood, schools and daily life, our Cape Royal community guide covers it, and our Cape Coral guide covers the wider market. This page answers one question: how a Cape Royal home is actually priced, on the Lee County record.

What Is a Cape Royal Home Worth in 2026?

A Cape Royal home in Cape Coral is worth what recorded sales of homes in the same section, of similar size and age, support. Lee County recorded 25 Cape Royal home sales in the 12 months to September 25, 2026, from $525,000 to $1,950,000 at a $620,000 median, and section, age and size moved those prices far more than the street name did.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026).

We tracked every recorded sale on the Cape Royal and Royal Tee legal descriptions for the 12 months to September 25, 2026: 25 home sales at a $620,000 median. We matched them to 26 MLS closings and placed every sale in its section. Every price opinion our team writes in Cape Royal starts from that record.

Cape Royal is a gated, single-family golf community off SW Pine Island Road (State Road 78) with a Cape Coral mailing address in ZIP 33991. It sits in unincorporated Lee County, outside the City of Cape Coral, so its property tax district, fire district, permits and zoning are the county's. The Lee County roll dated October 4, 2026 lists 439 single-family homes on 483 platted lots, built from 1985 to 2025 with a median year built of 2004, around a 27-hole public course that the homeowners' association owns. Every recorded sale in the last 12 months was a single-family resale, and every home on the roll is a single-family home on its own lot.

That uniformity is why a Cape Royal valuation turns on details a portal cannot see. Two homes on the same loop road can sit on different plats, be twenty years apart in age and differ by a thousand square feet of heated area. The recorded sales that anchor a price are in the county file, and they tell a seller more than any single community median can.

Seven Cape Royal figures, seven different questions

Each row has its own count and its own definition, so we never add the rows, average them or subtract one from another. The two sections do partition the county total: 22 plus 3 equals 25. The MLS's 26 closings are a different list from the county's 25 sales, and the two are never combined.

Which Cape Royal number applies to your home

Start with four questions. Is your home in Royal-Tee Country Club Estates (Block A or Block B) or on the Cape Royal replat courts? How many square feet of county heated area does it have, and how many bedrooms and baths? Which year was it finished, and what has been replaced since? And where does the lot sit: along the course, on a lake or preserve edge, or on an interior street? Those answers move a Cape Royal valuation further than the community median does, and the sections below measure each one the record allows.

Why the county record leads in Cape Royal

The Lee County Property Appraiser records every deed, and the qualified sales file lets us count, sort and list them. We use the Southwest Florida MLS only for the measures it alone carries: days on market, sale-to-list ratio, months of supply, active inventory and an MLS closing count. For those fields this page uses the Southwest Florida MLS (Matrix) pull of October 10, 2026, which covers closings from September 26, 2025 to September 25, 2026, the same 12 months as the county record, and labels every such figure with its instrument. A county price per square foot is always "per square foot of county heated area" and is never set beside an MLS living-area figure.

Table of Contents

• What Is a Cape Royal Home Worth in 2026?
• Key Takeaways: What Should a Cape Royal Seller Know Before Asking for a Price?
• Why Do Cape Royal Sellers Call McGreevy and Comisar First?
• How Do I Get a Free Cape Royal Home Valuation?
• How Is a Cape Royal Home Actually Priced?
• Why Does a Recorded-Sale Valuation Beat an Automated Estimate in Cape Royal?
• What Moves a Cape Royal Home's Value Up or Down?
• What Do Recorded Sales Show in Cape Royal?
• Are Cape Royal Home Prices Rising or Falling?
• How Long Does a Cape Royal Home Take to Sell?
• How Do Royal-Tee Country Club Estates and the Cape Royal Replat Price Differently?
• What Do Cape Royal Streets Show?
• Which Cape Royal Sales Are the Best Comparables?
• Does Size Set the Price of a Cape Royal Home?
• Does Year Built Matter in Cape Royal?
• Does Golf Course Frontage Change a Cape Royal Price?
• Do Pools, Lakes and Lot Size Change a Cape Royal Price?
• What Do Vacant Lots in Cape Royal Sell For?
• Which Cape Royal Listings Will Your Home Compete With?
• What Will a Buyer Pay to Own Your Cape Royal Home?
• How Do County Taxes, Not City Taxes, Shape a Cape Royal Price?
• What Does the Association Mean for Your Cape Royal Sale?
• How Do Flood Zone and Insurance Affect a Cape Royal Price?
• How Does Cape Royal Compete With Other Cape Coral Communities?
• Cape Royal vs Sandoval: Which Home Wins With a Buyer?
• Do New Homes Change a Cape Royal Price?
• What Must a Cape Royal Seller Disclose?
• What Does It Cost to Sell a Cape Royal Home?
• Do Location, Schools and Roads Change a Cape Royal Price?
• Thinking of Selling Your Cape Royal Home? List With the #1 Team in Southwest Florida Since 2012
• Want a Free In-Person CMA for Your Cape Royal Home?
• Frequently Asked Questions, Seller Edition: Cape Royal Home Values
• What Cape Royal Sellers Say About Working With Us
• Downloadable Documents
• Sources
• Your Local Real Estate Experts

Key Takeaways: What Should a Cape Royal Seller Know Before Asking for a Price?

Before you ask what a Cape Royal home is worth, know that Cape Royal prices by section, year built, size and condition, not by one community median. Lee County recorded 22 sales at $618,250 in Royal-Tee Country Club Estates and 3 at $900,000 on the Cape Royal replat in the 12 months to September 25, 2026.

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 pages read October 15, 2026).

• One product, two price levels. Every one of the 25 recorded sales was a single-family resale, and the two plat areas sold at $618,250 (22 sales) and $900,000 (3 sales). Over 36 months the replat shows 13 sales at $900,000.
• Year built splits the file. All 12 sales of homes finished from 1987 to 1999 closed between $525,000 and $685,000; all 6 sales of homes finished from 2007 on closed between $835,000 and $1,050,000.
• Size matters inside each era. The six sales under 2,200 square feet of county heated area closed between $525,000 and $618,000; the two at 3,000 square feet and up closed at $950,000 and $1,950,000.
• The median fell with the mix. The 12-month median of $620,000 is 16.8 percent below the prior 12 months' $745,000, and the median year built of the homes sold moved from 2007 to 2000.
• The MLS pace is quick for the price. The median Cape Royal closing took 39.5 days at 96.6 percent of list, against 50 days for single-family homes in ZIP 33991, and 10 active listings on October 10, 2026 were 4.6 months of supply.
• Asking prices sit above recorded prices. The 10 active listings had a median list price of $749,500; the recorded 12-month median is $620,000.
• The carry is a price tag the buyer reads. The association's 2026 charges total $2,936 a year, the $3,500 capital contribution is paid at each transfer, and the 2026 county rate in district 007 is 14.6123 mills, with no City of Cape Coral charges.
• Flood is a lot-level fact. Of 420 homes we tested against FEMA's map, 334 are in Zone AE (base flood elevation 7 feet) and 86 in shaded Zone X, and the elevation certificate decides more than the zone does.
• Golf frontage has no measured premium. The record does not split sales by golf frontage, so we read a course-side lot on its own position, size and condition and say so.

Why Do Cape Royal Sellers Call McGreevy and Comisar First?

Cape Royal sellers call McGreevy and Comisar because we price on the record that moves a Cape Royal price: 25 Lee County recorded sales in 12 months, 26 MLS closings, the section and year built of each home, and the association's 2026 charges. We have been Top 1% Real Estate Agents Nationally Since 2008.

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 pages read October 15, 2026).

Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are among the Top 1% Real Estate Agents Nationally Since 2008. Our team is ranked the #5 real estate team in Florida (RealTrends 2026). McGreevy and Comisar is a top-reviewed Southwest Florida listing team. If you are weighing the best real estate agents in Cape Coral, the test in Cape Royal is simple: ask who prices a home on its own section's recorded sales, who has read the 75-page declaration the association recorded on March 3, 2026, and who can explain the county tax line and the golf assessment before the buyer's agent asks.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Our method, stated plainly

We do not publish a story about a Cape Royal sale on this page. We publish the method we use on every one: the county's recorded sales in your section, sorted by year built, county heated area, bedrooms and baths; the MLS closings for the pace and the list-to-sale gap; the active listings your buyer is touring, labelled as asking prices; the association's charges and the county tax line a buyer will read; the FEMA zone and panel for your lot; and a net sheet. You see every comparable we used, and you keep the file whether or not you list with us.

What we measured for this page

We tested 420 home sites against FEMA's flood map and 2018 lidar ground elevations. We read the 75-page declaration the association recorded on March 3, 2026. We matched the county's 25 recorded sales to the MLS's 26 closings and placed every sale in its section. Nothing on this page is a client anecdote; every figure is a record you can check.

Where we work from

Our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, we also have an office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and we serve Cape Coral, including Cape Royal, from both. For a Cape Royal valuation, one of us walks the house, reads the lot against the plat and the flood map, and returns the written range. Call Jesse direct at (239) 898-6072.

How Do I Get a Free Cape Royal Home Valuation?

The fastest route to a Cape Royal home valuation is the address form on this page. It takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with recorded Cape Royal comparables from your section, the MLS pace, the flood panel for your lot, the association's charges and a seller net sheet.

Get your free valuation in 60 seconds

Enter your address in the free Cape Royal home valuation form and tell us whether you are selling this season, next year, or simply want to know. You will hear from a partner, not a call center. If you would rather talk first, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. There is no obligation and no charge for the file.

What you receive with a Cape Royal valuation

A written range; the recorded sales we used, with street, month, year built and county heated area; the MLS closings with their list prices and days on market; the adjustments we made and why; the association's 2026 charges and the $3,500 capital contribution; the FEMA zone and panel for your lot; the list of documents your buyer's title company and insurer will request; the active listings, labelled as asking prices and shown beside, never inside, the recorded comparables; and a net sheet. If you plan to list, the next step is our Cape Royal selling plan. If you own a Cape Coral home outside Cape Royal, start with our Cape Coral home valuation.

What to have ready

The valuation is faster and tighter when you have: your most recent tax bill (it shows the county solid waste line this page cannot print); the year of your roof, windows and air handler, with permits if you have them; any elevation certificate; any wind mitigation form (OIR-B1-1802) or 4-point inspection; and the association statement showing your account is current. None of it is required to start.

How Is a Cape Royal Home Actually Priced?

A Cape Royal home is priced in a fixed order: section, year built and condition, size, bedrooms and baths, lot position, the carrying cost a buyer will read, and the active listings it competes with. Each step narrows the 25 recorded sales of the last 12 months until the comparables describe your house, not the gate.

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).

The pricing chain, in the order we read it

Step 1: place the home in its section

Cape Royal is one community on three recorded plats: Blocks A and B of Royal-Tee Country Club Estates (Plat Book 37), and the Cape Royal plat and 2006 replat that created the 80-lot section on Lady Diana Ct, Prince Phillip Ct, Princess Margaret Ct and part of Royal Tee Cir. One association, one declaration and one fee schedule cover all 483 lots, so the section changes nothing about dues or rules. It changes the homes: the replat's 71 homes have a median year built of 2016, against 2001 in Block A and 2005 in Block B. In the 12 months the two plat areas recorded 22 sales at $618,250 and 3 at $900,000.

Step 2: read the year built and what has been replaced

Year built is the strongest single sort in the 25 recorded sales. The 12 homes finished from 1987 to 1999 sold between $525,000 and $685,000; the 6 finished from 2007 on sold between $835,000 and $1,050,000. Inside an era, condition decides: a 1990s home with a new roof, impact openings and an updated kitchen is a different comparable from the same plan with original systems. We ask for the permit history, which Lee County issues for Cape Royal, before we quote a range.

Step 3: match size

County heated area is the clean size measure on the record. The 25 sales ran from 1,963 to 5,814 square feet, and the median price per square foot of county heated area was $274.46. We match on size before we compare a street, because a 2,108 square foot home and a 2,747 square foot home on neighboring courts are different products.

Step 4: match bedrooms and baths

Twenty of the 25 sales were three-bedroom homes and five were four-bedroom homes. Sixteen had two baths, eight had three and one had four. Every two-bath sale closed between $525,000 and $705,000. Bath count travels with age and size here, so we never price a bath on its own.

Step 5: read the lot, not just the house

Course-side, lake-edge and interior lots are read lot by lot from the plat and the walk-through, because the county record does not split sales by golf frontage. The FEMA flood zone is a lot-level fact too: Cape Royal spans Zone AE and shaded Zone X. Pools are close to universal among recent sales, as listing agents entered them.

Step 6: price the carrying cost

A buyer reads the association's $2,936 yearly total, the $3,500 capital contribution, the district 007 tax line and the insurance quote as part of the price. A homesteaded home taxed at $620,000 would carry about $8,447.61 a year in 2026 ad valorem tax, an illustration and not a bill, as the tax section shows.

Step 7: test the number against the competition

On October 10, 2026 the MLS showed 10 active Cape Royal listings from $625,000 to $1,125,000 and 3 pending sales. A buyer touring your home toured those too. We set the recorded sales beside the asking prices and say which instrument is which.

Step 8: write the range and the net sheet

You get a written range, the comparables, the adjustments, and a net sheet built on the Lee County customs for deed stamps, title and estoppel. The contract controls, and we say so on every sheet.

A worked example: reading three recorded sales by hand

Three Royal-Tee Country Club Estates sales of similar size sold close together in the county file: a 1998-built home of 2,248 square feet on Princess Grace Ct at $620,000 in April 2026, a 1994-built home of 2,252 square feet on Princess Grace Ct at $618,500 in November 2025, and a 2005-built home of 2,245 square feet on Royal Tee Cir at $580,000 in November 2025. Their prices per square foot of county heated area are $275.80 ($620,000 divided by 2,248), $274.64 ($618,500 divided by 2,252) and $258.35 ($580,000 divided by 2,245). The newest of the three sold lowest, by $40,000 against the highest ($620,000 less $580,000). The county file cannot say why; lot position, pool, condition, finishes and timing can all explain it. That is exactly what an in-person valuation reads and an algorithm cannot.

Why Does a Recorded-Sale Valuation Beat an Automated Estimate in Cape Royal?

An automated estimate reads public records and prior sales. In Cape Royal it has no field for which plat a home sits on, how a 1990s home has been updated, whether the lot faces the course, or the county tax district that separates Cape Royal from the city, so we start from the county's recorded sales and read the rest by hand.

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; Property Appraiser's 2026 millage book printed October 9, 2026).

The section is invisible in a community median

The all-homes median of $620,000 sits $1,750 above the Royal-Tee Country Club Estates median of $618,250 ($620,000 less $618,250) and $280,000 below the replat's $900,000 ($900,000 less $620,000). A tool that treats Cape Royal as one place inherits whichever mix of sections sold that year. We separate the plat areas first.

The labels a model reads do not follow the plats

The MLS labels Cape Royal homes with two subdivision names, Cape Royal and Royal Tee Country Club Estates, and they do not track the plats: of the 26 closings in the last 12 months, 18 carry the label Cape Royal and 8 carry Royal Tee Country Club Estates, scattered across all three plat areas. A model that keys on the label can put a 1990 Block A home and a 2021 replat home in the same bucket.

The address is not the jurisdiction

Cape Royal has a Cape Coral address and sits in unincorporated Lee County. Its 2026 district 007 rate is 14.6123 mills, against 15.3250 for a parcel inside the City of Cape Coral, and it carries no city fire, stormwater or utility charge. A model that reads the city from the mailing address mis-states the carrying cost a buyer will actually pay.

Condition and finish are the variables a model cannot observe

The worked example above shows a $40,000 spread on three homes within 7 square feet of each other. Condition, updates, pool, lot and timing explain that kind of spread, and none of them is in a county file.

The flood map is lot-level

FEMA's effective maps (both panels effective November 17, 2022) place 334 of the 420 homes we tested in Zone AE with a base flood elevation of 7 feet and 86 in shaded Zone X. The zone is a building-level fact, and the elevation certificate holds the lowest floor. A model that treats the community as one zone is guessing.

The competition a model cannot see

On October 10, 2026, 10 active listings asked from $625,000 to $1,125,000, and 3 were pending. A buyer weighs those alternatives on the same day as yours. We show them beside your comparables, labelled as asking prices.

What Moves a Cape Royal Home's Value Up or Down?

Cape Royal home values move first with section and year built, then with size and bath count, then with the lot's position, condition, the carrying cost a buyer reads and the active listings nearby. Of the 25 recorded sales in the 12 months to September 25, 2026, homes finished in 2007 or later all closed at $835,000 or more.

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 pages read October 15, 2026).

The section is the first price tag

A buyer who tours a 2016 replat home and a 1995 Block A home on the same afternoon is comparing two different purchases inside one gate. The recorded medians, $900,000 and $618,250, carry that difference, and so do the roll's median year built (2016 on the replat, 2001 in Block A, 2005 in Block B). Pricing starts there.

The era is the second price tag

Cape Royal was built in waves: 14 homes in the 1980s, 119 in the 1990s, 187 in the 2000s, 81 in the 2010s and 38 in the 2020s, on the roll dated October 4, 2026. A buyer's agent sorts by year built first, and so do we. Read our Cape Royal community guide for how the community was developed in phases from the 1985 restrictions to the 2006 replat.

Condition decides within an era

Within one era and one size band, condition and timing move a price by tens of thousands of dollars. A pre-listing walkthrough finds what a buyer's inspector will find, and an insurer's 4-point questions on an older home are part of the same conversation.

What a buyer's agent asks for first

Expect requests for the elevation certificate where one exists, the wind mitigation form, a 4-point inspection on an older home, the roof and permit history, the association's disclosure summary and estoppel certificate, the current tax bill, and the septic permit history. We assemble those before you list so the buyer sees a prepared seller.

What Do Recorded Sales Show in Cape Royal?

Lee County recorded 25 qualified Cape Royal home sales in the 12 months to September 25, 2026, at a $620,000 median. None was an estimated builder-direct sale, so every sale was a resale, and every one was a single-family home. The longer windows show $665,000 over 24 months, $705,000 over 36 months and $720,000 over 60 months.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026; our analysis of the Lee County Property Appraiser public roll and sale files).

How we matched the community

We matched 488 parcels on the Cape Royal and Royal Tee legal descriptions in ZIP 33991, excluding the Royale name, which belongs to a different condominium in ZIP 33904. The 488 are 439 single-family homes, 40 vacant residential parcels (39 lot parcels plus Tract D), 5 common-area tracts, 1 golf course parcel, and 3 Royal Tee at Coral Shores commercial parcels that the name catches but that are not part of the community and recorded no sales.

The window ladder

Source: Lee County recorded sales, DOR-qualified improved sales, our analysis. Windows overlap, so the counts are never added together.

Price bands across the 25 sales

Eighteen of the 25 sales, 72 percent (18 divided by 25), closed between $500,000 and $750,000. The four between $750,000 and $1,000,000 were $835,000, $875,000, $900,000 and $950,000, and the three at $1,000,000 or more were two at $1,050,000 and one at $1,950,000.

Builder-direct and resale

The county tool flags a home's first sale after it was built as an estimated builder-direct sale. In the 12 months to September 25, 2026 it found none in Cape Royal, so all 25 were resales at the same $620,000 median. In the prior 12 months it found one, at $1,450,000. Builder-direct is our inference from the county record and is an estimate.

The top and the bottom of the file

The highest sale was $1,950,000 on Princess Grace Ct in August 2026, a 2004-built home with 5,814 square feet of county heated area, four bedrooms and four baths. That is the largest home on the roll, and it sits more than twice the size of the 2,415 square foot roll median. The lowest was $525,000 on Lady Anne Cir in January 2026, a 1995-built home of 2,170 square feet with three bedrooms and two baths. Neither end describes a typical Cape Royal home; both are listed so a seller can see the edges of the record.

Price per square foot, and what it means

The median price per square foot of county heated area was $274.46 across the 25 sales. Royal-Tee Country Club Estates measured $272.71 over its 22 sales, and the replat measured $347.43 over its 13 sales in 36 months. Read sale by sale, the 25 run from $205.68 (a 2,747 square foot 1997 home on Lady Anne Cir at $565,000) to $407.29 (a 2,578 square foot 2022 home on Royal Tee Cir at $1,050,000). That is the spread a per-square-foot shortcut hides: larger, older homes sell for fewer dollars per foot, and newer homes for more.

Recorded but not counted

The county figures on this page count only DOR-qualified improved sales above $1,000. A deed the county does not mark as a qualified sale is still recorded, but it is not counted here. The MLS also holds two closings from the last days of September 2026, one at $374,500 on Royal Tee Ct and one at $700,000 on Royal Tee Cir, that were not yet on the county's qualified list through September 25, 2026, and the county holds one November 2025 sale on Royal Tee Cir at $580,000 that did not pass through the MLS.

Thinking of Selling in Cape Royal This Year?

All 25 Cape Royal sales in the 12 months to September 25, 2026 were single-family resales, and a buyer reads your section, era, size and carrying cost against that record, so your listing has to hold up against it. Start with a free home valuation or the Cape Royal valuation form, read how we sell homes in Cape Royal, and call Jesse direct at (239) 898-6072. If you are buying here instead, see how we represent buyers in Southwest Florida or our guide to buying a home in Cape Royal, and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.

Are Cape Royal Home Prices Rising or Falling?

Cape Royal's 12-month median of $620,000 is 16.8 percent below the prior 12 months' $745,000, on more sales, 25 against 17. Part of that is mix: the median year built of the homes that sold moved from 2007 to 2000. Resales alone moved from $710,000 to $620,000, down 12.7 percent, in the Lee County record.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 and the 12 months to September 25, 2025, county roll dated October 4, 2026, our analysis).

The two windows side by side

Changes are arithmetic on the two windows: 25 against 17 is up 47.1 percent; $620,000 against $745,000 is down 16.8 percent; $620,000 against $710,000 is down 12.7 percent; $274.46 against $301.18 is down 8.9 percent.

Calendar years, all Cape Royal homes

Source: Lee County recorded sales, DOR-qualified improved sales, our analysis. Calendar years and the 12-month windows overlap, so they are never added or averaged.

From the peak to now

The highest calendar-year median since 2019 was $771,362 in 2023. The 12-month median of $620,000 is 19.6 percent below it and 44.2 percent above the 2019 median of $430,000. So the record says two things at once: Cape Royal prices are well below the 2023 high, and well above where they stood before 2020.

Calendar years by section

Royal-Tee Country Club Estates recorded 31 sales at $410,750 in 2019 and 17 at $620,000 in 2026 through September 25. The replat recorded 2 sales at $586,000 in 2019 and 1 at $1,050,000 in 2026 through September 25, with a high calendar-year median of $1,023,000 on 4 sales in 2024. With so few replat sales a year, its calendar rows are listed, not read as a trend.

Why a lower median is not a lower price for your home

A lower median in a year with more older sales is not the same as a lower price for the same home. In the latest 12 months, 12 of the 25 sales were homes finished in the 1980s or 1990s; the prior 12 months held more newer homes and a $1,450,000 builder-direct sale. To see what happened to a home like yours, compare it with sales of its own section, era and size across the two windows, which is what the valuation does.

Why we do not forecast

We do not predict Cape Royal prices. The record shows where prices have been and what is listed today, and a seller's timing turns on the seller's own date, the 10 active listings and the 4.6 months of supply on October 10, 2026. We will run the numbers for selling now and for waiting, on your home.

How Long Does a Cape Royal Home Take to Sell?

The median Cape Royal home took 39.5 days to sell on the Southwest Florida MLS for closings from September 26, 2025 to September 25, 2026, against 104 days the year before and 50 days for single-family homes in ZIP 33991. Median sale-to-list was 96.6 percent, and supply on October 10, 2026 was 4.6 months.

Data updated: October 2026 (Southwest Florida MLS (Matrix), pulled October 10, 2026, Development Name CAPE ROYAL, closings September 26, 2025 to September 25, 2026; active and pending as of October 10, 2026).

The five MLS fields, current

Months of supply is active listings divided by the monthly closing pace: 10 divided by (26 divided by 12) equals 4.6 months. Sale-to-list here compares the sale price with the final list price.

Sale-to-original-list ratio and cumulative days on market: Information not available at time of publishing (checked 2026-10-07).

Every MLS closing, with its list price and days on market

The table lists the 26 MLS closings by month and street, with no house numbers or MLS numbers. Year built is as entered in the listing.

Source: Southwest Florida MLS (Matrix), pulled October 10, 2026, Development Name CAPE ROYAL, closings September 26, 2025 to September 25, 2026, our analysis. Sold as share of list is the sold price divided by the final list price.

What the table says about pricing

Four of the 26 closings sold at or above the final list price: $589,000, $705,000 and $679,000 at list, and $618,500 just above a $618,000 list. The three deepest discounts from the final list were 89.4 percent on a 2004 home listed at $699,000, 90.7 percent on a 1995 home listed at $579,000, and 91.4 percent on a 2019 home listed at $1,149,000. Days on market spread from 0 to 233; nine closings took 30 days or fewer and eight took more than 90. The table cannot tell us the condition of any home, so we read it as a range, not a rule.

The prior 12 months

In the 12 months to September 25, 2025 the MLS recorded 15 Cape Royal closings at a $675,000 median, a median of 104 days on market and 96.5 percent of list. The latest year moved faster on more closings and a lower median, the same mix change the county record shows.

How we plan a timeline

We build a seller's calendar backward from the closing date the seller needs: the buyer's inspection period, the lender's appraisal and flood determination, and the association's estoppel certificate, which the title company requests at least 14 days before closing. The 39.5-day median is the middle of the record, not a promise for any single home.

How Do Royal-Tee Country Club Estates and the Cape Royal Replat Price Differently?

Cape Royal's two plat areas sold at different levels: Royal-Tee Country Club Estates recorded 22 sales at a $618,250 median and the Cape Royal replat 3 sales at $900,000 in the 12 months to September 25, 2026. Over 36 months the replat recorded 13 sales at $900,000. Age, size and condition move with the section.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, through September 25, 2026; Lee County Property Appraiser roll dated October 4, 2026; our analysis).

The section table

Source: Lee County Property Appraiser roll dated October 4, 2026, and Lee County recorded sales, DOR-qualified improved sales, our analysis. 279 + 124 + 80 = 483 lots; 250 + 118 + 71 = 439 homes; 22 + 3 = 25 sales.

Royal-Tee Country Club Estates over longer windows

The 12-month median per square foot of county heated area for Royal-Tee Country Club Estates was $272.71. By calendar year the plat recorded 31 sales at $410,750 in 2019, 27 at $445,000 in 2020, 31 at $517,500 in 2021, 22 at $705,000 in 2022, 24 at $760,000 in 2023, 10 at $719,500 in 2024, 14 at $645,000 in 2025 and 17 at $620,000 in 2026 through September 25.

The Cape Royal replat, read over 36 months

Three sales in 12 months are too few to stand alone, so the replat is read over 36 months, September 26, 2023 to September 25, 2026: 13 sales at a $900,000 median, from $622,500 to $1,250,000, at $347.43 per square foot of county heated area. One of the 13 was an estimated builder-direct sale at $1,250,000 in August 2024 for a home built in 2024, and the other 12 were resales at an $887,500 median. Over 24 months the replat shows 9 sales at $875,000, and over 60 months 23 sales at $945,000.

Source: Lee County recorded sales, DOR-qualified improved sales, the 36 months to September 25, 2026, our analysis. Street and month only; no house numbers.

Why we do not claim the plat causes the gap

The replat's homes are newer (median year built 2016) and its sales sit higher, but age, size, lot and condition move with the plat. The replat's own 36-month file shows the point: a 2014 home of 1,860 square feet sold at $622,500 and a 2014 home of 2,659 square feet at $1,071,000. We price a replat home against replat sales of similar age and size, and a Royal-Tee home against Royal-Tee sales, and we never assign a "replat premium."

Why Block A and Block B are not split

We print sales for the Royal-Tee plat as a whole and do not split them by block, because the block-level cuts were not saved as audited county outputs. The roll does show the blocks differ in what they hold: Block A's 250 homes have a median year built of 2001 and a median of 2,290 square feet; Block B's 118 homes 2005 and 2,620 square feet. If your home is in Block B, its comparables lean newer and larger, and the street table below shows where each block's sales fell.

One association across all three plats

One association, one declaration and one fee schedule cover all 483 lots, so crossing from Block A into the replat changes nothing about dues, rules or access. The section changes what the homes are, which is why the valuation reads it first. Our Cape Royal community guide maps the three plat areas in full.

What Do Cape Royal Streets Show?

Cape Royal's 25 recorded sales in the 12 months to September 25, 2026 fell on eight streets. Royal Tee Cir and Lady Anne Cir recorded 7 each, at $625,000 and $585,000 medians, and Princess Grace Ct 4 at $619,250. Princess Margaret Ct recorded none. Street medians this small are listed, not read as street values.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis).

Streets by sales, 12 months

Source: Lee County recorded sales, DOR-qualified improved sales, our analysis; plat areas from the Property Appraiser roll. 7 + 7 + 4 + 3 + 1 + 1 + 1 + 1 = 25. No house numbers are printed.

Royal Tee Circle, the loop

Royal Tee Circle is the loop road that all three plat areas share, and its address numbers run through Block A, then Block B, then the replat, and back into Block A. Its seven sales show the consequence: a 2005 home of 2,245 square feet at $580,000 and a 2022 replat home of 2,578 square feet at $1,050,000 carry the same street name. Check the plat area, year built and county heated area before you treat two Royal Tee Circle sales as comparable.

Lady Anne Circle

All seven Lady Anne Circle sales were in Royal-Tee Block B, and they ran from $525,000 for a 1995 home of 2,170 square feet to $1,050,000 for a 2019 home of 2,973 square feet. Between them, homes built from 1995 to 2006 sold between $525,000 and $618,000, and a 2012 home of 2,577 square feet sold at $835,000. One street, two price levels, set by era.

Princess Grace Court and Prince Charles Court

Princess Grace Court's four sales were a 1987 home at $610,000, a 1994 home at $618,500, a 1998 home at $620,000, and the community's highest sale, the 2004 home of 5,814 square feet at $1,950,000. Without that outlier the court's three sales sit within $10,000 of each other. Prince Charles Court's three sales were a 1991 home at $550,000, a 1997 home at $589,000 and a 2002 home at $705,000.

The single-sale courts

Prince Phillip Ct ($875,000, 2014) and Lady Diana Ct ($900,000, 2021) are replat courts; King James Ct ($575,000, 1987) and Royal Tee Ct ($679,000, 1999) are in Block A. One sale says what one home brought, not what a court is worth. Princess Margaret Ct recorded no sale in the window, and one Princess Margaret Ct home was active on the MLS on October 10, 2026.

A thin street is not a thin market

With 25 sales across eight streets, every Cape Royal street median rests on seven sales or fewer. We use the street to find the comparables, not to set the price. The section, era and size do that work.

Which Cape Royal Sales Are the Best Comparables?

The best Cape Royal comparables are recorded sales in the same section, of the same era and within a few hundred square feet of county heated area. All 25 recorded sales of the 12 months to September 25, 2026 are listed below by month and street, so a seller can find the three or four that describe a home before we adjust for condition.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis).

The 25 recorded sales, lowest to highest

Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis. Price per heated square foot is the sale price divided by the county heated area on the same row. Street and month only; no house numbers.

Homes of about 2,100 to 2,250 square feet

Ten sales fell between 2,095 and 2,252 square feet: $525,000 (1995), $550,000 (1991), $575,000 (1987), $580,000 (2005), $585,000 (1995), $589,000 (1997), $610,000 (1987), $618,500 (1994), $620,000 (1998) and the replat's $900,000 (2021). For a 1980s or 1990s Royal-Tee home in this size range, the recorded sales cluster from $525,000 to $620,000; the 2021 replat home at the same size sold $280,000 higher than the top of that cluster ($900,000 less $620,000).

Homes of about 2,300 to 2,650 square feet

The middle of the file: $593,500 (2002, 2,385), $625,000 (1999, 2,303), $625,000 (2004, 2,568), $679,000 (1999, 2,345), $685,000 (1994, 2,642), $705,000 (2002, 2,456), $585,000 (2006, 2,624), $835,000 (2012, 2,577) and the replat's $1,050,000 (2022, 2,578). The pre-2007 homes in this band sold from $585,000 to $705,000; the 2012 and 2022 homes at $835,000 and $1,050,000.

Homes of 2,700 square feet and up

Five sales: $565,000 (1997, 2,747), $875,000 (2014, 2,720, replat), $1,050,000 (2019, 2,973), $950,000 (2007, 3,902) and $1,950,000 (2004, 5,814). The 1997 home at 2,747 square feet sold for the fewest dollars per foot in the file, $205.68, a reminder that size without age and condition is not a price.

Rules we apply when choosing comparables

Same section first, then the nearest era, then the nearest county heated area, then bedrooms and baths. We prefer sales inside the 12 months, reach into 24 and 36 months for a replat home or a rare size, and say so on the sheet when we do. We never use a sale from another community as a direct comparable, we never mix MLS living area with county heated area, and we show active listings separately as asking prices.

Does Size Set the Price of a Cape Royal Home?

Size sets a large share of a Cape Royal price, but only inside an era. The six recorded sales under 2,200 square feet of county heated area closed between $525,000 and $618,000, while a 1997 home of 2,747 square feet sold at $565,000. The roll's median Cape Royal home has 2,415 square feet.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis).

The size bands, listed

Source: Lee County recorded sales, DOR-qualified improved sales, our analysis. 6 + 8 + 4 + 5 + 2 = 25. With no band above eight sales, we list the prices and print no band median.

What the roll says about size

The 439 homes on the roll run from 1,679 to 5,814 square feet of county heated area, with a median of 2,415. By section, the median is 2,290 square feet in Block A, 2,620 in Block B and 2,623 on the replat. The 25 homes that sold had a median of 2,345 square feet, close to the roll's middle.

Bedrooms and baths

On the roll, 304 homes have three bedrooms, 111 four, 11 five and 7 two; six carry no bedroom count. Among the 25 sales, 20 were three-bedroom homes ($525,000 to $1,050,000) and 5 were four-bedroom homes ($565,000, $835,000, $950,000, $1,050,000 and $1,950,000). Sixteen two-bath homes sold between $525,000 and $705,000, eight three-bath homes between $585,000 and $1,050,000, and the single four-bath home at $1,950,000.

A worked example: the price per square foot as a cross-check

Take a 1990s Royal-Tee home of 2,250 square feet. The county medians are $274.46 per square foot for all 25 sales and $272.71 for Royal-Tee Country Club Estates. $272.71 times 2,250 equals $613,597.50, which falls inside the $610,000 to $620,000 cluster of 1980s and 1990s homes of that size listed above. For a 2,750 square foot home the same arithmetic gives $749,952.50, but the one 1990s home of that size in the file sold at $565,000. The cross-check works where the size sits near the middle of the file and fails at the edges, which is why we use it to test a range, never to set one.

Same size, different price

Three sales near 2,250 square feet show the limit of size alone: $618,500 for a 1994 home of 2,252 square feet, $620,000 for a 1998 home of 2,248, and $900,000 for a 2021 replat home of 2,252. Same footprint, a $281,500 spread ($900,000 less $618,500), set by age, section and finish.

Does Year Built Matter in Cape Royal?

Year built matters more in Cape Royal than any other single field in the county file. In the 12 months to September 25, 2026, all 12 recorded sales of homes finished from 1987 to 1999 closed between $525,000 and $685,000, and all 6 sales of homes finished from 2007 on closed between $835,000 and $1,050,000.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026; county roll dated October 4, 2026; Florida Building Commission code dates; Citizens Property Insurance inspection rules).

Year-built cohorts, recorded sales

Source: Lee County recorded sales, DOR-qualified improved sales, our analysis. 12 + 7 + 6 = 25. Year built is the roll's finish year.

The roll by decade

The roll dated October 4, 2026 counts 14 homes from the 1980s, 119 from the 1990s, 187 from the 2000s, 81 from the 2010s and 38 from the 2020s, a median year built of 2004 across 439 homes. Of the 439, 299 were finished in 2006 or earlier, which is 68 percent. The replat holds the newest stock: its 71 homes were built from 2006 to 2024 with a median of 2016.

The 2002 code line

The first statewide Florida Building Code took effect March 1, 2002; before it, Lee County enforced a local Standard Building Code. Of the 439 Cape Royal homes, 284 were finished in 2002 or later and 155 earlier (439 less 284). Because year built is the finish year and the permit came earlier, a home finished in 2002 or 2003 can have been permitted under the older code. Lee County enforces the Florida Building Code, 8th Edition (2023), effective December 31, 2023, and the 9th Edition (2026) takes effect December 31, 2026.

What has been replaced matters more than the year

Within the 1987 to 1999 cohort the recorded prices ran from $525,000 to $685,000, a $160,000 spread ($685,000 less $525,000). Roof age, impact windows and doors, air handlers, plumbing and kitchens explain spreads like that, and none of them is on the roll. Lee County's permit records show what has been permitted on a parcel, and we read them before we write a range.

Age and the insurance conversation

Citizens requires a 4-point inspection for homes over 20 years old and asks for roof documentation once a roof passes 25 years; other insurers set their own rules. A home finished in 2006 or earlier is 20 years old or older in 2026, so a buyer of most Cape Royal homes will be asked for those documents by whichever insurer quotes. A seller who has them ready removes a reason for a buyer to discount.

The newest homes

The newest homes in the file were a 2022 replat home at $1,050,000 and a 2021 replat home at $900,000, and the MLS showed active listings built in 2022, 2023 and 2024 on October 10, 2026, asking $1,100,000 to $1,125,000. The one home on the roll finished in 2025 is in Block A. Newer homes in Cape Royal sell at the top of the file, and they also set the asking prices an older home is compared with.

Does Golf Course Frontage Change a Cape Royal Price?

Golf course frontage may change a Cape Royal price, but the record cannot measure by how much: neither the county sale file nor the MLS splits Cape Royal sales by golf frontage. So we value a course-side lot on its own position, size and condition, and we state the golf covenants that come with it.

Data updated: October 2026 (Lee County Property Appraiser records and Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; recorded declaration and association pages read October 15, 2026).

What the record does and does not show

The county roll carries no golf-frontage field, and the MLS waterfront flag, entered by listing agents on 7 of the 26 closings, does not say which water and is not a golf measure. We print no golf premium and no count of course-side homes. We have not measured a golf view premium on this community's recorded sales, and we do not borrow one.

The course a frontage lot looks onto

Cape Royal Golf Club is a 27-hole public course in three nines, King, Queen and Prince, owned by the homeowners' association since January 20, 2017, when it bought the course for $1,400,000, and operated by Troon under a lease. The association's golf parcels and maintenance parcel total about 236 acres on the Property Appraiser's record. Our Cape Royal Golf Club guide covers the course, the Caloosa Club and public play in full.

The covenants that come with a course-side lot

Section 3.2.4 of the declaration says owners accept golf ball flight and noise and consent to irrigation of the course with treated effluent. The association's Golf Course Safety page adds that homeowners have no right to go onto the course except with a scheduled tee time, and that residents may not walk, bike, jog, walk dogs, fish or ride golf carts on the course without one. A buyer of a fairway lot reads those lines, and a listing states them.

How we value a course-side home

We start from the comparables of the same section, era and size, then read the lot: which hole and which side, the distance from the tee and the landing area, the view from the lanai, the screening, and the orientation. Where two otherwise similar homes sold differently and one faced the course, we say so on the sheet as an observation, not a rule. A seller gets the comparables and the reasoning, not a borrowed percentage.

Golf is in the bill whichever lot you own

Every lot, course-side or interior, pays the same $295 directed assessment that retires the association's golf course purchase debt, as one line of the $2,936 total. No golf membership is required, and the MLS Mandatory Club Fee field reads $0.00 on all 26 closings, all 10 active listings and all 3 pending sales. Frontage changes the view, not the bill.

Do Pools, Lakes and Lot Size Change a Cape Royal Price?

Pools, lake edges and lot size are read lot by lot in Cape Royal. Listing agents flagged a private pool on 25 of the 26 MLS closings in the 12 months to September 25, 2026, so a home without one is the exception. The records show lakes and preserves, not canals, and lots start at 0.257 acre.

Data updated: October 2026 (Southwest Florida MLS (Matrix) pulled October 10, 2026; Lee County Property Appraiser records read October 15, 2026; City of Cape Coral canal layer and USGS hydrography queried October 15, 2026).

The pool

A private pool was flagged on 25 of 26 MLS closings, as entered by listing agents. With nearly every sale carrying one, a pool is part of the expected Cape Royal product rather than an add-on, and a home without one is priced against that expectation. Its condition, cage and equipment age are what the buyer's inspector will read.

Lakes and preserves, not canals

No marina, dock, boat ramp or canal frontage is on any record we read: the City canal layer returns no canal near the community, the USGS hydrography layer shows internal lakes, ponds and drainage ditches with no tidal waterway, and none of the 26 MLS closings is marked Gulf access. The water a Cape Royal lot faces is a lake, pond or preserve edge. The nearest public ramps are about 3.3 road miles away (Burnt Store Boat Ramp) and about 4.6 road miles away (Matlacha Boat Ramp).

Why canal-front Cape Coral prices do not apply

In the six Cape Coral ZIP codes, saltwater canal-front single-family homes recorded 1,094 sales at $698,000, freshwater canal-front 647 at $440,000, and homes with no canal frontage 3,526 at $337,500, in the 12 months to September 25, 2026. The no-canal group is a residual that includes golf and lake frontage, so it is not a golf or lake price. Those are comparison figures for the city market; Cape Royal is priced on its own sales.

Lot size

Median lot sizes are 0.287 acre in Block A, 0.292 acre in Block B and 0.312 acre on the replat, and the smallest lot is 0.257 acre. With section medians that close together, lot area seldom separates two Cape Royal comparables in our reading; position, frontage and the home on the lot do.

The common land around the lots

Five common tracts, 60.85 acres in total, belong to the association, and about 56 of those acres are buffer, conservation and water-retention tracts. A lot backing onto a preserve or retention tract has a view that no neighbor will build into, which a buyer notices on the walk-through even though no county field records it.

What Do Vacant Lots in Cape Royal Sell For?

Vacant residential lots in Cape Royal recorded 3 sales in the 12 months to September 25, 2026, at $120,000, $155,500 and $173,000. With fewer than ten sales in that window, the county file is read over 60 months: 15 lot sales at a $173,000 median, from $120,000 to $250,000.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified vacant-land sales, through September 25, 2026; county roll dated October 4, 2026; our analysis).

The 15 lot sales of the last 60 months

Source: Lee County recorded sales, DOR-qualified vacant-land sales, the 60 months to September 25, 2026, our analysis. Street and month only.

What lots tell a home seller

The roll counts 40 vacant residential parcels: 39 lot parcels and Tract D, a 2.398-acre parcel labelled "Future Development" that is not a homesite. A lot sale sets a floor under the land value inside a home's price, and a buyer who considers building weighs the lot price plus the cost to build against your finished home. We print no construction cost, because none is on the record we read.

Building in Cape Royal

The association requires architectural review before work, a $500 mailbox perpetual maintenance fee, and a $3,500 damage deposit and impact fee for new construction, of which $2,500 is refundable after final inspection and $1,000 is retained. Permits come from Lee County, and from the Florida Department of Health for septic. Our Cape Coral new construction guide covers building elsewhere in the city.

Which Cape Royal Listings Will Your Home Compete With?

A Cape Royal home listed today competes with the 10 active listings and 3 pending sales the Southwest Florida MLS showed on October 10, 2026. The actives asked from $625,000 to $1,125,000, at a median list price of $749,500 and a median of 51.5 days on market. Those are asking prices; the recorded 12-month median is $620,000.

Data updated: October 2026 (Southwest Florida MLS (Matrix), pulled October 10, 2026, Development Name CAPE ROYAL; Lee County recorded sales through September 25, 2026).

The 10 active listings on October 10, 2026

Source: Southwest Florida MLS (Matrix), pulled October 10, 2026, our analysis. MLS living area is the listing's own figure and is not the county's heated area. List prices are asking prices, not sales.

The 3 pending sales

Three Cape Royal listings were pending on October 10, 2026: on Royal Tee Cir at a $684,500 list (1995, 4 bedrooms), on King James Ct at a $699,000 list (2014, 3 plus den) and on Royal Tee Cir at an $897,000 list (2014, 5 bedrooms). Their sale prices are not yet recorded.

Reading the actives against the recorded sales

The four actives built from 1991 to 2004 ask $650,000 to $750,000, against recorded sales of $525,000 to $705,000 for homes of those eras in the 12 months (leaving aside the one $1,950,000 sale of the largest home on the roll); two of the four ask above the top of that range. The three actives built from 2022 to 2024 asking $1,100,000 to $1,125,000 sit above the $1,050,000 that the newest recorded sales reached. Asking prices are the sellers' opinions; the recorded sales are what buyers paid. A list price set near the recorded sales of its era and section is the one a buyer's agent can defend to an appraiser.

Months of supply, explained

Ten active listings against 26 closings in 12 months is 4.6 months of supply: 10 divided by (26 divided by 12). ZIP 33991 single-family homes showed 4.8 months and Cape Coral single-family homes 4.9 months in the same pull. Supply is a snapshot of one day, so we re-read it the week we price your home.

What Will a Buyer Pay to Own Your Cape Royal Home?

A buyer of a Cape Royal home pays $2,936 a year in 2026 association charges, a $3,500 capital contribution at purchase, and Lee County district 007 property tax at 14.6123 mills, with no City of Cape Coral charges. Insurance, Greater Pine Island water and septic upkeep sit on top. A buyer reads all of it as part of your price.

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

The fee stack

HOA lines are the association's 2026 charges, collected annually in January, on its public page read October 15, 2026. 1,570 + 295 + 1,071 = 2,936; $2,936 divided by 12 is $244.67.

The association charges against the price

The HOA total of $2,936 is $244.67 a month and 0.47 percent of the $620,000 median sale price. The golf line alone is $24.58 a month ($295 divided by 12). A buyer comparing Cape Royal with another gated community sets that stack beside the other community's dues, and the comparison section below shows the nearest one.

A worked example: the two published annual lines at the median

At a taxable value of $620,000 with a homestead exemption, the 2026 district 007 ad valorem tax is $8,447.61; add the $2,936 association total and the two published lines come to $11,383.61 a year ($8,447.61 plus $2,936). Without a homestead exemption the tax is $9,059.63 and the two lines come to $11,995.63 ($9,059.63 plus $2,936). Both are illustrations at the 12-month sale median, not a bill. They leave out insurance, water, septic upkeep and the county solid waste assessment, which we do not print as a dollar figure because we could not read an actual Cape Royal bill.

What the buyer's lender sees

A lender reads the association dues, the tax estimate and the insurance quotes, including flood where the building is in Zone AE, when it qualifies the buyer. In Cape Royal the dues are a single association's published figure and there is no CDD or city assessment to explain, which keeps the file simple. The flood and wind quotes are the variable lines, and they depend on the home's age, roof and elevation certificate.

Utilities a buyer pays separately

Water service comes from Greater Pine Island Water Association, which bills a base charge, a ready-to-serve charge and a usage charge; septic is the norm on the record; electric comes from Lee County Electric Cooperative; and internet and TV come through the association's bulk Xfinity contract, already in the $2,936. Twenty-eight parcels on the east edge fall inside a Cape Coral Utilities wastewater franchise polygon, and whether sewer lines serve them is not established, so we confirm it for those lots.

How Do County Taxes, Not City Taxes, Shape a Cape Royal Price?

Cape Royal has a Cape Coral mailing address but sits in unincorporated Lee County, in tax district 007 at 14.6123 mills for 2026, against 15.3250 mills inside the City of Cape Coral. At a $620,000 value without homestead that is $9,059.63 against $9,501.50, and Cape Royal bills carry no city fire, stormwater or utility charge.

Data updated: October 2026 (Lee County Property Appraiser 2026 Taxing District Millage Book, printed October 9, 2026; Lee County Property Appraiser general exemption information, tax year 2026; Florida Statutes, 2026).

The millage, line by line

The 2026 lines in district 007, in mills, are Lee County General Revenue 3.7623, public schools by local board 2.2480, public schools by state law 3.0230, Lee County All Hazards Protection District 0.0693, Lee County Unincorporated MSTU 0.8398, Lee County Library District 0.4218, the South Florida Water Management District 0.0948, Everglades Construction 0.0327 and Okeechobee Basin 0.1026, Hyacinth Control 0.0190, Mosquito Control 0.2096, the Matlacha/Pine Island Fire Control District 3.7500 and the West Coast Inland Navigation District 0.0394. They sum to 14.6123, and no line belongs to the City of Cape Coral. The 2025 total was 14.6625 mills.

The homestead illustration at the median

Illustration at the 12-month sale median, 2026 district 007 rates and 2026 exemptions. The Property Appraiser's assessed value for a given home usually differs from its sale price. Not a tax bill.

Without a homestead exemption

A home without a homestead exemption pays the full district 007 rate on its assessed value. At $620,000, 14.6123 mills comes to $9,059.63 for 2026, and the 2025 rate of 14.6625 mills would have come to $9,090.75 on the same value. The fire district's 3.7500 mills is $2,325.00 of the 2026 figure; the district adopted that final rate by Resolution 2026-008 on September 23, 2026.

Against a home inside the city

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

The buyer's bill resets

A sale resets the buyer's bill. Florida requires the property tax disclosure summary warning that the seller's bill is not a guide to the buyer's, because a change of ownership triggers reassessment. A long-held homestead in Cape Royal can carry an assessed value well below its sale price under Save Our Homes, so the seller's bill can understate what the buyer will pay; we show the buyer's likely bill at the sale price instead.

Exemptions, caps and timing

For 2026 the homestead exemption removes the first $25,000 of assessed value from all taxes and up to $26,411 more from non-school taxes. 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, and the 2026 cap is 2.7 percent. A homestead owner can carry up to $500,000 of that benefit to a new Florida homestead, and non-homestead property has a 10 percent yearly cap that does not apply to school taxes. Bills go out about November 1, with a discount of 4 percent in November, 3 in December, 2 in January and 1 in February.

No CDD, no city utility assessment

No community development district, MSBU or neighborhood-specific MSTU appears on the record for Cape Royal, and no City of Cape Coral tax, fire assessment, stormwater fee, utility charge or Utilities Extension Project assessment reaches its parcels. The "Lee County Unincorporated MSTU" line of 0.8398 mills is countywide for the unincorporated area, not a Cape Royal levy. A 2023 interlocal agreement says the City shall not initiate, endorse or approve annexation of Cape Royal during its 10-year term, with two automatic 5-year renewals.

What Does the Association Mean for Your Cape Royal Sale?

One association governs every Cape Royal lot: Royal-Tee Homeowners' Association, a Chapter 720 association that recorded its Second Amended and Restated Declaration on March 3, 2026. For a seller that means one estoppel certificate, one $3,500 capital contribution at transfer, and one set of for-sale, leasing and building rules.

Data updated: October 2026 (recorded declaration, Lee County instrument 2026000053727, and association pages read October 15, 2026; Florida Statutes, 2026).

One association, one declaration

Royal-Tee Homeowners' Association, Inc. (public name Cape Royal HOA; Sunbiz N40113, filed September 24, 1990) governs all 483 lots under the 2026 declaration, which covers all three plats and supersedes the 2015 declaration. There are 483 voting interests, one vote per lot, and assessments are shared equally by lot. The owner of Tract D holds the Class B vote. The association describes itself as self-managed, with volunteer committees doing most of the work a management company would.

The $3,500 capital contribution

The association collects a $3,500 capital contribution at each transfer of title. Section 6.1.4 of the declaration allows "any other greater or lesser amount," limits changes to 10 percent in any 365-day period, and excepts transfers between co-owners. Who pays it is set by the contract. Listing brokers entered a transfer fee on 17 of the 26 MLS closings; we print the dollar amount only from the association's own page.

The estoppel certificate, with arithmetic

The association's request page lists a base fee of $250, plus $150 if the account is delinquent and $100 if expedited. An expedited request on a current account is $350 ($250 plus $100). Florida's caps since the 2022 adjustment are $299, $119 and $179, and the association's fees sit below them. The title company files the request at least 14 days before closing, and Florida law gives the association 10 business days to deliver a certificate that is good for 30 days by hand or electronic delivery and 35 days by mail.

The for-sale rules a listing follows

No sign riders; signs no larger than 12 by 12 inches, one in front and one in back; and at most three open houses a week, between 10 AM and 6 PM, with signs removed daily. All non-residents enter through the main gate on Pine Island Road. We plan showings and marketing inside those rules, with more weight on photography, video and direct outreach than on yard signs.

Leasing rules and an investor buyer

Declaration Article 9 allows written leases of the entire lot only, with a minimum term of 30 days, no more than four leases in a calendar year, no transient tenants and no subleasing, and every lease and renewal needs prior written Board approval. Listing a home on a short-term rental site is evidence of a violation. A buyer planning to rent reads those lines, and they shape the investor demand behind a Cape Royal price.

What we cannot tell you from public documents

The association's budget, reserves and minutes are members-only, and we could not read them. The public page does not state when the $295 golf-purchase assessment ends, and we print no end date. Ask for both through the disclosure and estoppel process before you rely on them.

How Do Flood Zone and Insurance Affect a Cape Royal Price?

Flood zone and insurance shape a Cape Royal price through the buyer's carrying cost and the lender's file. Of 420 homes we tested, 334 sit in FEMA Zone AE with a base flood elevation of 7 feet and 86 in shaded Zone X, and unincorporated Lee County's Class 5 rating gives a 25 percent discount on every flood policy in the community.

Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 15, 2026; USGS one-meter lidar acquired September 1, 2018; Lee County flood, CRS and evacuation pages read October 15, 2026; Citizens 2026 approved rates).

Zone AE and shaded Zone X at 420 homes

The test places a point at each home's center against the FEMA layer; it is a centroid test, not a parcel determination. No Coastal A, LiMWA or VE zone is mapped in the community. Two panels cover it, 12071C0243G and 12071C0381G, both effective November 17, 2022, and no Letter of Map Revision intersects the community.

Ground is not floor

The median ground elevation at the 420 home sites is 6.93 feet NAVD88, from USGS one-meter lidar acquired September 1, 2018. A home's lowest floor height, which insurers and the county's rules read, is on that home's elevation certificate, and no public layer holds it. The elevation certificate is therefore the single most valuable flood document a Cape Royal seller can hand a buyer.

The CRS discount

Unincorporated Lee County, NFIP community 125124, has held Community Rating System Class 5 since 2007, worth 25 percent on the full-risk premium, and under Risk Rating 2.0 the discount applies to every National Flood Insurance Program policy in the community, Zone X included. In 2024 FEMA warned the county it could be retrograded, then found its documents sufficient on November 21, 2024, and the discount was maintained.

The March 2, 2027 map

A new Flood Insurance Study and FIRM for unincorporated Lee County take effect March 2, 2027. Lee County's list of changed panels does not include Cape Royal's two panels; confirm on the FEMA Map Service Center before you rely on it.

The 50 percent rule and a renovation plan

Under Lee County's substantial improvement rule, an improvement or repair costing 50 percent or more of the structure's market value triggers current flood rules for the whole building, with the lowest floor at the base flood elevation plus 1 foot, which is 8 feet NAVD88 where the base flood elevation is 7. At permit application the county uses the Property Appraiser's assessed value of the structure, land excluded, and an owner may submit an appraisal. A seller planning a large pre-listing renovation checks this first.

Insurance: Citizens' published Lee County figures

For 2026, Citizens' approved rates in Lee County show 5,586 homeowners multiperil (HO3) policies with an average premium of $3,322 before and $3,039 after a change of minus 8.5 percent, and 1,219 wind-only (HW2) policies averaging $4,550 before and $4,279 after. These are county book averages, not a quote for a Cape Royal home, and we print no premium for one.

Evacuation and the storm record

Every single-family home we tested falls in Lee County Evacuation Zone A, the first area the county orders to evacuate. Hurricane Ian's report records maximum inundation of 6 to 9 feet above ground in Pine Island, Cape Coral and other communities near the mouth of the Caloosahatchee; no surge, wind or damage figure exists for Cape Royal itself, and we print none. A seller's flood disclosure is where a home's own history appears.

What a prepared seller hands over

The elevation certificate, the wind mitigation form (OIR-B1-1802), a 4-point inspection for a home over 20 years old, the roof permit, and the completed flood disclosure. Each one turns a buyer's insurance question into a quote instead of a discount.

How Does Cape Royal Compete With Other Cape Coral Communities?

Cape Royal's 25 recorded sales at a $620,000 median sit between Tarpon Point's $720,000 and Cape Harbour's $487,500, and well above Sandoval's $359,500, all over the same 12 months to September 25, 2026. The communities differ in jurisdiction, product and amenities, so a buyer weighs each on its own facts.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026).

The benchmark table

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

How to read the table

Read across one row at a time. A median of 19 sales (Tarpon Point) and a median of 92 sales (Sandoval) carry very different weight, so the counts matter as much as the medians. Tarpon Point and Cape Harbour are marina communities with many condominiums, so their medians mix product types; Cape Royal's 25 sales are all single-family homes. Because the communities differ on jurisdiction, water access and product type, the medians are not a like-for-like price comparison.

Where Cape Royal sits in ZIP 33991

Cape Royal's 12-month median of $620,000 is 1.53 times the ZIP 33991 single-family median of $406,470 (638 recorded sales) and 1.63 times the six-ZIP Cape Coral single-family median of $380,000 (5,269 sales). Its 25 sales are 3.9 percent of the 638 single-family sales in the ZIP. Across all homes, ZIP 33991 recorded 659 sales at $400,000 and the six ZIP codes 5,804 at $365,000.

Cape Royal against Tarpon Point and Cape Harbour

Tarpon Point, in ZIP 33914 inside the city, recorded 19 sales at $720,000, from $412,310 to $1,220,000; its MLS Development value shows 18 closings at a median $803,750, 46.5 days and 92.1 percent of list. Cape Harbour, also in ZIP 33914, recorded 31 sales at $487,500, from $330,000 to $3,150,000, a range that spans condominiums and single-family homes. Read our Tarpon Point guide and Cape Harbour guide for their marinas, products and fees.

What this means for your Cape Royal price

A buyer shopping gated communities in northwest Cape Coral at $600,000 to $750,000 will find Cape Royal's recorded sales sitting in that band, with an HOA-owned golf course and a county tax line. The buyer will also find marina communities with water access that Cape Royal does not have, and a lower-priced master-planned community a short drive away. Your listing has to say what Cape Royal offers and what it does not, plainly.

Cape Royal vs Sandoval: Which Home Wins With a Buyer?

Cape Royal and Sandoval are separate gated communities in ZIP 33991, about 1.1 miles apart by straight line. Cape Royal, in unincorporated Lee County, recorded 25 single-family sales at a $620,000 median; Sandoval, inside the City of Cape Coral, recorded 92 sales of three home types at $359,500, in the 12 months to September 25, 2026.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; each association's public pages and the Property Appraiser's 2026 millage book, read October 2026).

The decision table

Price and product

Cape Royal's 25 recorded sales are all single-family resales at a $620,000 median. Sandoval's 92 sales span detached homes, attached villas and condominiums at a $359,500 median, and its detached homes alone recorded 70 sales at $392,500. Cape Royal's median is 1.72 times Sandoval's ($620,000 divided by $359,500), and part of that gap is product mix. Against Sandoval's detached median, the gap is $227,500 ($620,000 less $392,500).

Which features answer which buyer question

If the buyer's criteria are a single-family home on its own lot near $620,000 with an HOA-owned golf course, Cape Royal's recorded sales sit there. If the criteria are a lower entry price, an attached or condominium product or a clubhouse with a pool and courts, Sandoval's record fits those. If city water and sewer matter, Sandoval has them; if a county tax bill at a lower rate and no city charges matter, Cape Royal has that. We match the home to the criteria, never to a type of person.

What this means for your Cape Royal price

A Sandoval home does not set a Cape Royal price, because the products differ, and we never use a Sandoval sale as a Cape Royal comparable. What a Cape Royal seller takes from the comparison is the buyer's alternative: at the price a 1990s Cape Royal home records, a buyer can also buy a newer Sandoval detached home with city utilities. A Cape Royal listing wins that buyer on the course, the lot, the county tax line and the condition of the home. Our Sandoval home valuation page prices the other side of the same decision.

Two communities, two gates

Cape Royal and Sandoval are about 1.1 miles apart by straight line, from Cape Royal's gate node to the Sandoval association address. Each is a separate gated community with its own gates, association and rules, on different roads: Pine Island Road for Cape Royal and Veterans Memorial Parkway for Sandoval. Read the Sandoval guide for the rest of its record.

Do New Homes Change a Cape Royal Price?

New homes touch Cape Royal prices from inside the gate more than from outside it. The county tool estimated no builder-direct sale in Cape Royal in the 12 months to September 25, 2026, one in each of the two calendar years before, and 16 from 2019 to 2021, while the newest resales set the top of the recorded file.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix), pulled October 10, 2026; our analysis).

Builder-direct sales by calendar year

The county tool flags an estimated builder-direct sale when it is a home's first sale after it was built. In Cape Royal it found 5 in 2019, 7 in 2020, 4 in 2021, none in 2022 or 2023, 1 in 2024, 1 in 2025 and none in 2026 through September 25. The 2024 sale was a 2024-built replat home at $1,250,000 in August 2024. The estimate is ours, from the county record, and the 16 from 2019 to 2021 are 5 plus 7 plus 4.

New construction on the MLS

None of the 26 MLS closings in the 12 months to September 25, 2026 was flagged as new construction by its listing agent. On October 10, 2026 three active listings were homes built from 2022 to 2024, asking $1,100,000 to $1,125,000, which is what a buyer of a newer Cape Royal home is comparing with.

Infill lots are the new-home pipeline

The roll counts 39 vacant lot parcels plus Tract D, and the county recorded 3 lot sales in the 12 months at $120,000 to $173,000. A home built on one of those lots competes directly with an older resale, because the buyer gets a current-code home inside the same gate. The roll shows one home finished in 2025, in Block A.

Where Cape Royal sits

For a 1990s home, the competition from a new build is the reason condition and updates matter so much: a buyer comparing a renovated 1995 home with a 2022 home is pricing the difference in roof, openings and systems. Our Cape Coral new construction guide covers building across the city, including the builders a Cape Coral buyer will also tour.

What Must a Cape Royal Seller Disclose?

A Cape Royal seller must disclose known facts that materially affect value, deliver the Florida flood disclosure at or before the contract, and supply the Chapter 720 homeowners' association disclosure summary before the buyer signs. This is general information, not legal advice; your contract and attorney control.

Data updated: October 2026 (Florida Statutes, 2026 edition, and Florida Supreme Court opinion, read October 2026; recorded declaration read October 15, 2026).

The association disclosure summary, section 720.401

For a home in a Chapter 720 association, the buyer must be given the disclosure summary before signing the contract. Without it, the buyer may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and that right cannot be waived. Every Cape Royal home is in Royal-Tee Homeowners' Association, so every Cape Royal sale needs it.

The flood disclosure, 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 property tax disclosure, section 689.261

A buyer must be given the disclosure summary that warns the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment. In Cape Royal that matters twice: the homestead cap may have held your assessed value down, and the county tax line differs from the city's that a buyer may be expecting.

Known defects and "as is"

Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller must disclose known facts that materially affect the value of the home and are not readily observable, and an "as is" clause does not remove that duty. List repairs and permits you know about before the buyer's inspector finds them.

Open permits

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). Cape Royal permits are Lee County's, so the county's permit records are where we look.

Leases and the estoppel certificate

A home under lease stays subject to declaration Article 9, and every lease and renewal needs prior written Board approval, so a sale with a tenant in place starts with the lease and the approval. The estoppel certificate states the account at closing, and the title company requests it at least 14 days before closing.

What Does It Cost to Sell a Cape Royal Home?

Selling a Cape Royal home in Lee County costs deed stamps of 70 cents per $100, an owner's title policy the seller customarily pays, the association's estoppel certificate and a negotiated commission. On the $620,000 median, the computable lines are $4,340.00 in stamps, an estimated $3,175.00 in title premium and a $250 estoppel, or $7,765.00.

Data updated: October 2026 (Florida Statutes section 201.02; Rule 69O-186.003 rate schedule as carried in our cost research; association estoppel request page read October 15, 2026).

The computable lines at three Cape Royal prices

Deed stamps are 70 cents for each $100 or fraction of $100 of the price (section 201.02). The owner's title premium follows the state schedule at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000: at $620,000 that is $575.00 plus $2,600.00 ($5.00 times 520), or $3,175.00. It is an estimate before any credit a title company applies. An expedited estoppel adds $100. The totals exclude the commission, your mortgage payoff, prorations, any repairs and the $3,500 capital contribution, whose payer the contract sets.

A worked example: the tax proration

Florida taxes are paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the days the seller owned the home. Take a June 30 closing and the $8,447.61 homestead illustration at the median as the year's estimate. January 1 through June 29 is 180 days. $8,447.61 times 180 divided by 365 equals $4,165.94. If the title company applies the customary 4 percent November discount, the credit is $3,999.31. Your actual proration uses your bill and your closing date.

Who customarily pays what in Lee County

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

Commission

Commission is negotiated and is not set by law. Since August 17, 2024, a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring a home that states the agent's compensation. We print no commission rate; we discuss it with you on the call.

More on the sale itself

Our Cape Royal selling plan covers the process, marketing and timing, and our Cape Coral seller guide covers listing across the city. Call Jesse direct at (239) 898-6072 for a net sheet on your home.

Do Location, Schools and Roads Change a Cape Royal Price?

Location moves a Cape Royal price through distance and access, which we state in route miles from the gate on Royal Tee Boulevard. Cape Coral Hospital is about 7.2 miles with no toll, downtown Fort Myers about 13.0 by the US 41 bridge, Southwest Florida International Airport about 27.4, and the Coral Shores Publix sits across Pine Island Road.

Data updated: October 2026 (route miles computed October 15, 2026 on the OpenStreetMap road network; Lee County toll fares; School District of Lee County Student Enrollment Plan 2026 to 2027; FDOT and City of Cape Coral project pages read October 15, 2026).

Route miles from the Cape Royal gate

Route miles from the gate node, OSRM car routing, run October 15, 2026; "about," with no travel times.

Bridge tolls

Lee County charges tolls only on trips from Fort Myers to Cape Coral or Sanibel. The Cape Coral and Midpoint bridges are $2.00 with a transponder and $5.00 pay-by-plate; the Sanibel Causeway is $6.00 or $9.00; and an unlimited Midpoint and Cape Coral program is $330 a year. A weekday commuter paying one $2.00 toll on 250 return trips pays $500 a year against the $330 program.

Schools: a pool, not one assigned school

The School District of Lee County places Cape Royal in Elementary Proximity Zone A (Hector A. Cafferata Jr. K-8, Patriot, Skyline, Trafalgar), Middle Proximity Zone BB (Gulf Middle, Trafalgar Middle) and the High School West Zone, sub-zone 3 (Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High, North Fort Myers High). Families rank the schools in the pool and a lottery places students. Trafalgar Elementary and Trafalgar Middle are each about 2.9 route miles away, and Mariner High about 3.9. We print no school grades.

The city's charter schools

Oasis Charter Schools, the City of Cape Coral's municipal charter system, say students residing in any Florida school district may seek enrollment under open enrollment, subject to seats, by lottery, and the proof-of-residency requirement does not require city residence.

Projects a buyer asks about

Inside the community, a Lee County development order issued September 4, 2026 covers repair of the concrete golf cart paths and milling and overlay of the roadways. Nearby, the City lists Cape Coral Grove as 131 acres on the north side of SW Pine Island Road with about 1,200 apartments, a 125-room hotel and more than 350,000 square feet of retail and entertainment, approved August 7, 2024; FDOT is studying widening State Road 78 from four to six lanes from Veterans Parkway to west of US 41, from late 2024 to mid 2027. We make no prediction about what any of them does to a price.

What is nearby

The main entrance is on Pine Island Road, directly across from the Publix in the Coral Shores Shopping Center, as the association describes it. Sirenia Vista Park, the 190-mile Calusa Blueway paddling trail and the Matlacha Pass Aquatic Preserve are a short drive away, and the Northwest Regional Library and Pine Island Public Library are the nearest county branches.

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

Selling a Cape Royal home well means pricing it on Lee County's recorded sales in its own section and era, explaining the county address and the golf assessment before a buyer asks, and competing honestly with the 10 listings already on the market. McGreevy and Comisar build every Cape Royal listing around those three.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix), pulled October 10, 2026; the association's public pages read October 15, 2026).

If you are thinking, "What is my Cape Royal home worth, and what would I net?", start with the record and a walk-through. Jesse McGreevy and Marc Comisar price Cape Royal homes against the county's recorded sales in the same section, set them beside what is on the market today, and put the county tax line, the association's charges and the flood map in front of a buyer before the buyer has to ask. For the full community, see our Cape Royal guide.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

What we market on a Cape Royal listing

The setting stated correctly: a gated community of single-family homes on 483 platted lots around a 27-hole public course the homeowners own, with the section and year built named. The golf ownership story in plain terms, with golf frontage shown only where the plat shows it for your lot. The cost of ownership in full: the $2,936 yearly association stack, the $3,500 capital contribution, and the district 007 tax line with no city charges. The flood file: your zone, your elevation certificate if one exists, the county's Class 5 discount and the evacuation zone. And the paperwork: the estoppel, the 2026 declaration, and wind mitigation and 4-point documents for an older home.

Call Jesse direct

Call Jesse direct at (239) 898-6072, text or call; confidential conversations welcome. If you are buying as well, call Marc at (239) 287-5873 or read how we represent buyers.

Want a Free In-Person CMA for Your Cape Royal Home?

A free in-person comparative market analysis is the most accurate Cape Royal valuation short of an appraisal, and it costs you nothing. One of us walks the house, reads the lot against the plat, the course and the flood map, and returns a written range with the recorded comparables from your section and a net sheet.

Book your Cape Royal walkthrough

Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request your free Cape Royal home valuation and we will schedule the visit around you, including a video walkthrough for owners who are out of state. When you are ready to list, our Cape Royal seller page lays out the marketing and negotiation plan. If you are also buying, see how we represent Southwest Florida buyers or our Cape Royal buyer guide.

Nearby valuations and guides

Cape Royal owners often compare a move within Cape Coral. Our Cape Coral home valuation page covers the wider city, our Cape Coral seller guide covers listing across the city and our Cape Coral buyer guide covers the next purchase. The Sandoval home valuation page covers the nearest gated community, and the Tarpon Point and Cape Harbour guides cover two marina communities. For the course itself, read our Cape Royal Golf Club guide. If you want to see homes for sale in Cape Coral today, our Domain Realty Group team keeps the live search at domainrealtygroup.com/cape-coral.

Frequently Asked Questions, Seller Edition: Cape Royal Home Values

Cape Royal sellers ask us the same questions again and again, from what a home is worth to how the golf assessment and the county address affect a sale. These answers use only Lee County records, the Southwest Florida MLS, the association's published documents and statute, and where a figure is not published we say so plainly.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; association pages read October 15, 2026; Florida Statutes, 2026).

What is my Cape Royal home worth today?

Your home is worth what comparable recorded sales support, matched on section, year built, size and lot. Lee County recorded 25 Cape Royal sales in the 12 months to September 25, 2026, from $525,000 to $1,950,000 at a $620,000 median: 22 in Royal-Tee Country Club Estates at $618,250 and 3 on the replat at $900,000. Ask us for a written range with every comparable attached.

What is the median home price in Cape Royal?

The county median is $620,000 on 25 recorded sales in the 12 months to September 25, 2026, and the MLS median sold price is $622,500 on 26 closings over the same closing dates. They are two instruments with different lists, and they share 24 sales. Neither is the price of your home, because section, age and size move Cape Royal prices more than the median does.

What did Cape Royal homes sell for in the last 12 months?

None sold under $500,000, 18 sold from $500,000 to $750,000, 4 from $750,000 to $1,000,000 and 3 at $1,000,000 or more. Royal Tee Cir and Lady Anne Cir recorded 7 sales each, Princess Grace Ct 4, Prince Charles Ct 3, and Prince Phillip Ct, Lady Diana Ct, King James Ct and Royal Tee Ct 1 each (Lee County recorded sales, our analysis). Every sale is listed by month and street on this page.

Why is the Cape Royal median lower than last year?

Partly because a different mix of homes sold. The 12-month median of $620,000 is 16.8 percent below the prior 12 months' $745,000, but the median year built of the homes sold moved from 2007 to 2000, and the prior window held a $1,450,000 builder-direct sale. Resales alone moved from $710,000 to $620,000, down 12.7 percent. Compare your home with its own era and section across both windows.

Are Cape Royal prices down from their peak?

Below the high calendar-year median, yes. The highest calendar-year median since 2019 was $771,362 in 2023, and the 12-month median of $620,000 is 19.6 percent below it and 44.2 percent above the $430,000 of 2019 (Lee County recorded sales, our analysis). Calendar years and 12-month windows are different measures, and the mix of homes sold changes between them.

Do homes on the Cape Royal replat sell for more?

On the record, yes, and we make no claim about why. In the 12 months to September 25, 2026, the replat's 3 sales had a $900,000 median against $618,250 for Royal-Tee Country Club Estates, and over 36 months the replat recorded 13 sales at $900,000. The replat's homes are newer (median year built 2016) and its lots slightly larger, so age, size and condition move with the section.

Do Block A and Block B homes price differently?

We do not split recorded sales by block, because those cuts were not saved as audited county outputs. The roll shows what differs: Block A's 250 homes have a median year built of 2001 and 2,290 square feet of county heated area; Block B's 118 homes 2005 and 2,620 square feet. Lady Anne Circle is in Block B, and its seven sales ran from $525,000 to $1,050,000.

Does a golf course view raise the price of a Cape Royal home?

We cannot put a number on it, because neither the county record nor the MLS splits Cape Royal sales by golf frontage. The MLS waterfront flag, entered on 7 of 26 closings, does not say which water. A course-side lot comes with the declaration's golf covenants on ball flight, noise and effluent irrigation. We value it on its specific position, size and condition and show the reasoning.

How do I price an older Cape Royal home against newer ones?

Against recorded sales of homes of similar age and size, then adjust for condition. In the 12 months, the 12 sales of homes finished from 1987 to 1999 closed between $525,000 and $685,000, and the 6 of homes finished from 2007 on closed between $835,000 and $1,050,000. A 1990s home with a newer roof, impact openings and updated systems prices toward the top of its era, not toward the newer homes.

Does square footage set my Cape Royal price?

Inside an era, largely yes; across eras, no. The six recorded sales under 2,200 square feet of county heated area closed between $525,000 and $618,000, but a 1997 home of 2,747 square feet sold at $565,000 and a 2021 home of 2,252 square feet at $900,000. We match size within the same section and era before we compare.

Does a fourth bedroom or a third bath add value in Cape Royal?

The record shows it travelling with age and size. Sixteen two-bath homes sold between $525,000 and $705,000, and eight three-bath homes between $585,000 and $1,050,000; four-bedroom homes sold at $565,000, $835,000, $950,000, $1,050,000 and $1,950,000. Because the larger counts sit mostly in newer homes, we never price a room on its own.

Does a pool add value in Cape Royal?

A pool is the norm: listing agents flagged a private pool on 25 of 26 MLS closings in the 12 months to September 25, 2026. That makes a missing pool the feature a buyer notices, and the pool's condition, cage and equipment age the details an inspector reads. We price a home without a pool against that expectation.

What is the price per square foot in Cape Royal?

The median was $274.46 per square foot of county heated area across the 25 recorded sales, $272.71 in Royal-Tee Country Club Estates and $347.43 on the replat over 36 months. Sale by sale the figure ran from $205.68 to $407.29. The MLS median, $275 per square foot of MLS living area, uses a different area and is never set beside the county figure.

How long does it take to sell a Cape Royal home?

The MLS median is 39.5 days on market for the 26 closings in the 12 months to September 25, 2026, against 104 days for the 15 closings in the 12 months before and 50 days for single-family homes in ZIP 33991. Cumulative days on market across relistings: Information not available at time of publishing (checked 2026-10-07). Price, condition and the active listings decide your time on market.

What is the sale-to-list ratio in Cape Royal?

The median was 96.6 percent for the 26 closings, against 96.5 percent the year before, 97.3 percent for ZIP 33991 single-family homes and 97.6 percent across Cape Coral single-family homes (Southwest Florida MLS, pulled October 10, 2026). The field compares the sale price with the final list price. The ratio to the original list price: Information not available at time of publishing (checked 2026-10-07).

How many Cape Royal listings will I compete with?

On October 10, 2026 the MLS showed 10 active Cape Royal listings, list prices $625,000 to $1,125,000 with a median of $749,500, and 3 pending sales listed from $684,500 to $897,000. That is 4.6 months of supply, 10 active listings divided by 26 closings over 12 months. They were on Princess Grace Ct (3), Prince Phillip Ct (2), King James Ct (2), Lady Diana Ct, Prince Charles Ct and Princess Margaret Ct.

Should I price at the active list prices?

Price at what recorded sales of your section and era support, and read the actives as competition. The 10 actives had a median list of $749,500 against the $620,000 recorded median, and the MLS shows final-list discounts down to 89.4 percent on homes that sold. A buyer's appraiser reads recorded sales, not asking prices, so the list price has to survive the appraisal.

Why do county and MLS numbers differ for Cape Royal?

They are different lists. The county counts 25 sales and the MLS 26 closings, and they share 24. One county sale, a Royal Tee Cir home in November 2025 at $580,000, did not pass through the MLS; two MLS closings in the last days of September 2026 are not yet on the county's qualified list. We show each source with its own window and never combine them.

How accurate are online estimates for Cape Royal homes?

An automated estimate cannot see which plat a home sits on, how a 1990s home has been updated, whether the lot faces the course, or that the tax district is the county's rather than the city's. The MLS also labels Cape Royal homes with two subdivision names that do not follow the plats. We start from recorded sales and read the rest by hand, which is why our range comes with every comparable listed.

What do vacant lots in Cape Royal sell for?

Three lot sales were recorded in the 12 months to September 25, 2026: $173,000 on Royal Tee Cir in October 2025, $120,000 on Royal Tee Cir in April 2026 and $155,500 on Princess Grace Ct in July 2026. Over 60 months the county recorded 15 lot sales at a $173,000 median, from $120,000 to $250,000. The roll counts 39 vacant lot parcels plus Tract D.

Does the HOA bill lower what a buyer will pay?

A buyer reads it as part of the cost. The association's 2026 charges are $2,936 a year ($1,570 dues, $295 golf-purchase assessment, $1,071 bulk Xfinity), which is $244.67 a month and 0.47 percent of the $620,000 median. There is no CDD and no city assessment to add. We have no recorded-sales evidence that separates the bill's effect on price, and we make no claim about it.

How does the golf assessment affect value?

It is one line of the yearly bill, $295 or $24.58 a month, and it pays the debt from the association's 2017 purchase of the course. Owners get a course the association owns without a required membership, and the MLS mandatory club fee field reads $0.00. We show the line on day one so it never surprises a buyer late in the contract.

When does the $295 golf assessment end?

The end date is not on a current public document. The association's public page describes the assessment as for the golf course purchase debt retirement without stating a retirement date, so we print none. Ask the association for the loan terms or its most recent financial report through the disclosure and estoppel process before you rely on any date.

Who pays the $3,500 capital contribution?

The contract decides. The association collects $3,500 at each transfer of title, except transfers between co-owners, and the declaration (section 6.1.4) allows other amounts, with changes capped at 10 percent in a 365-day period. Because it is paid at closing, we put the line in the contract and the estoppel request so neither side is surprised.

Does being outside the City of Cape Coral help or hurt value?

It changes the carrying cost a buyer reads, and the record cannot say more. Cape Royal's 2026 district 007 rate is 14.6123 mills against 15.3250 in the city, and its bills carry no city fire, stormwater or utility charge; it also has Greater Pine Island water and septic instead of city utilities. We state both sides in the listing and let the buyer weigh them.

What will my buyer's property taxes be?

The buyer's bill resets after the sale. At a $620,000 taxable value, the 2026 district 007 illustration is $8,447.61 with a homestead exemption and $9,059.63 without, illustrations at the sale median, not a bill. The Property Appraiser's assessed value usually differs from the sale price, and the county solid waste assessment is added on the bill.

How does my flood zone affect my price?

Through insurance and the lender, not through a rule that limits who can buy. Of 420 home sites we tested, 334 are in Zone AE (base flood elevation 7 feet) and 86 in shaded Zone X, and unincorporated Lee County's Class 5 earns a 25 percent discount on every National Flood Insurance Program policy in the community. An elevation certificate showing the lowest floor is the document that turns the question into a quote.

Will the March 2, 2027 flood maps change my value?

We do not know yet, and we do not guess. New maps for unincorporated Lee County take effect March 2, 2027, and Lee County's list of changed panels does not include Cape Royal's two panels; confirm on the FEMA Map Service Center before you rely on it. If a buyer asks, we show the county's list and the FEMA lookup for your address.

Does my home's age affect insurance and price?

Yes, through the insurer's questions. Citizens requires a 4-point inspection for homes over 20 years old and roof documentation once a roof passes 25 years, and 299 of Cape Royal's 439 homes were finished in 2006 or earlier. A seller with a current roof permit, a wind mitigation form and a 4-point in hand removes a reason for a buyer to discount.

Should I get a pre-listing inspection or a wind mitigation report?

We found no requirement that a seller provide either; the buyer's insurer decides what it needs. A wind mitigation inspection is recorded on Florida's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector (section 627.711). For a home finished in 2006 or earlier, we recommend having both ready before the first showing.

Should I renovate before selling in Cape Royal?

Fix what a buyer's inspector and insurer will flag, and price the rest. For large work, Lee County's 50 percent rule applies: an improvement costing 50 percent or more of the structure's market value is a substantial improvement, and the building must then meet current flood rules, with the lowest floor at base flood elevation plus 1 foot. Ask before you start, and ask us which updates the recorded sales actually reward.

What does it cost to sell a Cape Royal home?

On a $620,000 sale the computable lines are $7,765.00 before commission and prorations: $4,340.00 in deed stamps, an estimated $3,175.00 owner's title premium and the $250 association estoppel. Commission is negotiated, taxes are prorated at closing, and the contract sets who pays the $3,500 capital contribution. This is an illustration at the median, not a quote.

How does Cape Royal compare with Sandoval on value?

On criteria only. Cape Royal recorded 25 single-family sales at $620,000 and Sandoval 92 sales of three home types at $359,500 in the 12 months to September 25, 2026, with detached Sandoval homes at $392,500. Cape Royal is in unincorporated Lee County with an HOA-owned golf course; Sandoval is in the city with Club Sandoval. They are separate communities about 1.1 miles apart, so we price each on its own sales.

How does Cape Royal compare with the rest of ZIP 33991?

Cape Royal's $620,000 median is 1.53 times the ZIP 33991 single-family median of $406,470 on 638 recorded sales, and its 25 sales are 3.9 percent of the ZIP's single-family total. On the MLS, Cape Royal's 39.5 median days compare with 50 for ZIP 33991 single-family homes, and its 4.6 months of supply with 4.8.

Will Cape Coral Grove or road work change my home's value?

We make no prediction. The City lists Cape Coral Grove as 131 acres on SW Pine Island Road with about 1,200 apartments, a 125-room hotel and more than 350,000 square feet of retail and entertainment, approved August 7, 2024. FDOT is studying widening State Road 78 from four to six lanes from Veterans Parkway to west of US 41. Buyers ask about both, so we give them the documents.

Can a short-term rental history affect my sale?

It can raise questions. Declaration Article 9 sets a 30-day minimum lease, no more than four leases a year, no transient tenants and prior written Board approval of every lease, and says a listing on a short-term rental site is evidence of a violation. If a home has a rental history, we read the association's records on it before a buyer's agent does.

Can I sell my Cape Royal home with a tenant in place?

Yes, but the lease rules stay in force. Every lease and renewal needs prior written Board approval under Article 9, and whether a lease continues under a new owner depends on the lease and the declaration. A buyer who plans to keep the tenant reads both before closing, and we review them before we list.

What documents should I gather before a valuation?

Your most recent tax bill, the year and permit of your roof, windows and air handler, any elevation certificate, any wind mitigation form or 4-point inspection, the septic permit history if you have it, and your association statement. None is required to start, but each one tightens the range.

How often should I update my Cape Royal valuation?

Whenever the record moves: the county adds qualified sales as they record, and the MLS shows new listings and closings every week. The figures on this page run through September 25, 2026 for recorded sales and October 10, 2026 for the MLS. If you are listing, we re-read both the week we set the price.

Is a valuation the same as an appraisal?

No. Our valuation is a comparative market analysis, a written opinion of price from recorded sales and the market, given free. An appraisal is ordered by a buyer's lender from a licensed appraiser, who reads recorded sales too. Pricing near what the recorded sales support is how a list price survives the appraisal.

Can I get a valuation if I live out of state?

Yes. Many Cape Royal owners do not live here year-round. We can walk the home with your permission or by video, send the written range and comparables by email, and handle showings, vendor access and association paperwork remotely if you list.

What is my next step?

Request the free Cape Royal valuation or call Jesse direct at (239) 898-6072, text or call; confidential conversations welcome. We send a written range built on recorded sales in your section, the comparables, and a net sheet. Prefer to buy? Call Marc at (239) 287-5873.

What Cape Royal Sellers Say About Working With Us

McGreevy and Comisar are a top-reviewed Cape Royal listing team on our Google Business Profile. We publish no aggregate score. The reviews below are quoted exactly as clients wrote them, and we do not edit, composite or summarize a client's words.

★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review

★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review

★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review

Ask for the same care on your Cape Royal home

The same partners who earned those reviews will price your home. Request a free Cape Royal home valuation or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.

Downloadable Documents

Every document behind the Cape Royal figures above is public, and a buyer's lender, insurer and agent will read many of them. These are the ones a Cape Royal seller actually uses, each linked to the issuing authority's own copy rather than a reprint, so you read the current version.

Sources

Every Cape Royal figure on this page traces to one of the sources below, read or probed on the date each line gives. Market figures carry the window and pull date stated beside them in the body. We cite government, statutory, association, recorded-instrument, operator and our own pages, and no portal listing sites.

Data updated: October 2026 (county recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS pulled October 10, 2026; association, club, FEMA and county pages read October 15, 2026).

1. Lee County Property Appraiser parcel roll dated October 4, 2026, and county recorded sales (DOR-qualified improved sales and vacant-land sales) through September 25, 2026, our analysis with the cstats tool; matched on the Cape Royal and Royal Tee legal descriptions, 488 parcels, ZIP 33991. Cited as text.
2. Southwest Florida MLS (Matrix), Development Name CAPE ROYAL, pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, and active and pending listings on October 10, 2026, our analysis. Cited as text.
3. Southwest Florida MLS (Matrix), ZIP 33991 and Cape Coral single-family summaries, pulled October 10, 2026, our analysis. Cited as text.
4. Lee County recorded sales, six Cape Coral ZIP codes, single family by water behind the lot (City of Cape Coral canal layer), the 12 months to September 25, 2026, our analysis; the no-canal group is a residual that includes golf and lake frontage. Cited as text.
5. Lee County Property Appraiser parcel fabric (ParcelsWFS layer 0), Lee County Property Appraiser. https://gissvr.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0. Accessed October 15, 2026.
6. Parcel page, Cape Royal golf course parcel (Municipality: Lee County Unincorporated), Lee County Property Appraiser. https://www.leepa.org/Display/DisplayParcel.aspx?FolioID=10073449. Accessed October 15, 2026.
7. 2026 Taxing District Millage Book (printed 2026-10-09; district 007 page 9), Lee County Property Appraiser. https://ftp.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf. Accessed October 15, 2026.
8. 2025 Taxing District Millage Book (district 007), Lee County Property Appraiser. https://ftp.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf. Accessed October 15, 2026.
9. LeePA Districts map service (fire, water and wastewater franchise layers), Lee County Property Appraiser. https://gissvr.leepa.org/gissvr/rest/services/Districts/MapServer. Accessed October 15, 2026.
10. LeePA Zoning map service (county zoning, city zoning, planned developments), Lee County Property Appraiser. https://gissvr.leepa.org/gissvr/rest/services/Zoning/MapServer. Accessed October 15, 2026.
11. General Exemption Info (homestead), tax year 2026, Lee County Property Appraiser. https://www.leepa.org/Exemption/GeneralExemptionInfo.aspx. Accessed October 15, 2026.
12. City of Cape Coral OpenData City Boundary layer, City of Cape Coral GIS. https://capeims.capecoral.gov/arcgis/rest/services/OpenData/OpenData/MapServer/0. Accessed October 15, 2026.
13. City of Cape Coral OpenData PublicWorks Canals layer, City of Cape Coral GIS. https://capeims.capecoral.gov/arcgis/rest/services/OpenData/PublicWorks/MapServer/11. Accessed October 15, 2026.
14. Matlacha/Pine Island Fire Control District, district budget documents, Matlacha/Pine Island Fire Control District. https://mpifcd.specialdistrict.org/district-budget. Accessed October 15, 2026.
15. Resolution 2026-008, final millage FY 2026-27 (adopted 2026-09-23), Matlacha/Pine Island Fire Control District. https://mpifcd.specialdistrict.org/files/8e39ded9f/Resolution+2026-008.pdf. Accessed October 15, 2026.
16. Resolution 2025-010, millage rate, Matlacha/Pine Island Fire Control District. https://mpifcd.specialdistrict.org/files/43d56f230/Resolution+2025-010+Millage+Rate.pdf. Accessed October 15, 2026.
17. About Us, Matlacha/Pine Island Fire Control District. https://pineislandfire.org/about-us. Accessed October 15, 2026.
18. Stations, Matlacha/Pine Island Fire Control District. https://pineislandfire.org/stations. Accessed October 15, 2026.
19. Rates, Greater Pine Island Water Association. https://pineislandwater.com/rates. Accessed October 15, 2026.
20. Franchise map, Greater Pine Island Water Association. https://pineislandwater.com/franchise-map. Accessed October 15, 2026.
21. Realtors, Rentals and Builders (2026 dues and assessments, rentals, gate, utilities), Cape Royal HOA (Royal-Tee Homeowners Association). https://www.caperoyalhoa.com/realtors-rentals-builders. Accessed October 15, 2026.
22. Golf and Dining, Cape Royal HOA. https://www.caperoyalhoa.com/golf-dining. Accessed October 15, 2026.
23. Golf Course Safety, Cape Royal HOA. https://www.caperoyalhoa.com/golf-course-safety. Accessed October 15, 2026.
24. Golf Leagues, Cape Royal HOA. https://www.caperoyalhoa.com/golf-leagues. Accessed October 15, 2026.
25. Governing Documents (public), Cape Royal HOA. https://www.caperoyalhoa.com/governing-documents-public. Accessed October 15, 2026.
26. Second Amended and Restated Declaration and Bylaws, Lee County instrument 2026000053727 (HOA public copy), Cape Royal HOA / Lee County Clerk. https://www.caperoyalhoa.com/File/View/a1e7aec2-c733-4dd8-8894-bb851f8aa635. Accessed October 15, 2026.
27. Estoppel certificate request, Cape Royal HOA. https://www.caperoyalhoa.com/cape-royal-estoppel-certificate-request-form. Accessed October 15, 2026.
28. 2026 Emergency and Hurricane Preparedness, Cape Royal HOA. https://www.caperoyalhoa.com/2026-emergency-hurricane-preparedness. Accessed October 15, 2026.
29. Home page (unincorporated Lee County; main entrance on Pine Island Road), Cape Royal HOA. https://www.caperoyalhoa.com/. Accessed October 15, 2026.
30. Cape Royal Golf Club home, Cape Royal Golf Club (operator site). https://www.caperoyalgolfclub.com/. Accessed October 15, 2026.
31. The Course, Cape Royal Golf Club. https://www.caperoyalgolfclub.com/the-course/. Accessed October 15, 2026.
32. Memberships, Cape Royal Golf Club. https://www.caperoyalgolfclub.com/memberships/. Accessed October 15, 2026.
33. The Caloosa Club, Cape Royal Golf Club. https://www.caperoyalgolfclub.com/the-caloosa-club/. Accessed October 15, 2026.
34. Book a Tee Time, Cape Royal Golf Club. https://www.caperoyalgolfclub.com/book-a-tee-time/. Accessed October 15, 2026.
35. Cape Royal Golf Club course page, Troon. https://troon.com/course/cape-royal-golf-club. Accessed October 15, 2026.
36. Cape Royal homeowners purchase Royal Tee golf course (2017-01-27), Island Sun / captivasanibel.com. https://www.captivasanibel.com/news/swfl-news/2017/01/cape-royal-homeowners-purchase-royal-tee-golf-course/. Accessed October 15, 2026.
37. Homeowners buy recently closed golf course near Cape Coral (2017-01-23), WINK News. https://winknews.com/2017/01/23/homeowners-buy-recently-closed-golf-course-near-cape-coral/. Accessed October 15, 2026.
38. Pine Island Public Library, Lee County Library System. https://www.leegov.com/library/branches/pi. Accessed October 15, 2026.
39. Sunbiz entity search, Royal-Tee Homeowners Association (N40113), Florida Division of Corporations. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchNameOrder=ROYALTEECOUNTRY&searchTerm=royal%20tee%20country. Accessed October 15, 2026.
40. Sunbiz entity search, Cape Royal names, Florida Division of Corporations. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchNameOrder=CAPEROYAL&searchTerm=cape%20royal. Accessed October 15, 2026.
41. Lee County Floodplain Management, Lee County. https://www.leegov.com/dcd/flood. Accessed October 15, 2026.
42. Lee County CRS and FEMA letters, Lee County. https://www.leegov.com/femacrs. Accessed October 15, 2026.
43. FEMA map changes 2026/2027, Lee County. https://leegov.com/dcd/flood/floodways/femamapchanges2026. Accessed October 15, 2026.
44. FEMA Letter of Final Determination, community 125124 (2026-09-02), FEMA via Lee County. https://www.leegov.com/dcd/Documents/Flood/LFDLetterFMC2026.pdf. Accessed October 15, 2026.
45. FEMA Region 4 letter, July 19, 2024, FEMA via Lee County. https://www.leegov.com/Documents/FEMACRS/Lee%20County%20NFIP_Letter%2007192024.pdf. Accessed October 15, 2026.
46. FEMA Region 4 letter, November 21, 2024, FEMA via Lee County. https://www.leegov.com/Documents/FEMACRS/Lee%20County%20NFIP%20Letter-11-22-24.pdf. Accessed October 15, 2026.
47. CRS Activity 510 progress report (2025-04-29), Lee County. https://www.leefl.gov/dcd/Documents/Flood/20250429_CRS%20Activity%20510%20Report.pdf. Accessed October 15, 2026.
48. 50% Rule (substantial improvement), Lee County. https://www.leegov.com/dcd/flood/building/improvements. Accessed October 15, 2026.
49. Ordinance 22-30 (flood, freeboard), Lee County. https://www.leegov.com/dcd/Documents/FloodMapping/22-30.pdf. Accessed October 15, 2026.
50. Building and Permitting Services, Lee County. https://www.leegov.com/dcd/buildingpermitservice. Accessed October 15, 2026.
51. Residential Building Guide, Lee County. https://www.leefl.gov/dcd/PermittingDocs/Residential%20Building%20Guide.pdf. Accessed October 15, 2026.
52. Do you know your evacuation zone?, Lee County Emergency Management. https://www.leefl.gov/publicsafety/emergencymanagement/knowyourzone. Accessed October 15, 2026.
53. Evacuation Zones layer, Lee County Emergency Management. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Aware_Layers/FeatureServer/1. Accessed October 15, 2026.
54. Zone A fact sheet, Lee County Emergency Management. http://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20A.pdf. Accessed October 15, 2026.
55. FEMA National Flood Hazard Layer map service, FEMA. https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer. Accessed October 15, 2026.
56. FEMA Flood Map Service Center, FEMA. https://msc.fema.gov/portal/home. Accessed October 15, 2026.
57. Hurricane Ian Tropical Cyclone Report AL092022, NOAA National Hurricane Center. https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf. Accessed October 15, 2026.
58. USGS Elevation Point Query Service, USGS. https://epqs.nationalmap.gov/v1/json?x=-82.0353&y=26.6230&units=Feet&wkid=4326. Accessed October 15, 2026.
59. Ordinance 12-16 (wind-borne debris region), Lee County. https://www.leegov.com/bocc/Ordinances/12-16.pdf. Accessed October 15, 2026.
60. 2023 Florida Building Code effective dates, Florida Building Commission. https://www.floridabuilding.org/fbc/Publications/2023_Effective_Dates.pdf. Accessed October 15, 2026.
61. Citizens 2026 multiperil rates release (2026-03-04), Citizens Property Insurance. https://www.citizensfla.com/-/20260304-citizens-2026-multiperil-rates-to-drop-statewide. Accessed October 15, 2026.
62. Section 689.302 (flood disclosure), Florida Legislature. http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.302.html. Accessed October 15, 2026.
63. Enrolled SB 180 (chapter 2025-190), Florida Senate. https://www.flsenate.gov/Session/Bill/2025/180. Accessed October 15, 2026.
64. Student Enrollment Plan 2026-2027, School District of Lee County. https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk. Accessed October 15, 2026.
65. School Proximity Zones (2025/2026) feature service, School District of Lee County / LeeCountyFLGIS. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/School_Proximity_Zones/FeatureServer. Accessed October 15, 2026.
66. Trafalgar Elementary School, School District of Lee County. https://tfe.leeschools.net/. Accessed October 15, 2026.
67. Trafalgar Middle School, School District of Lee County. https://tfm.leeschools.net/. Accessed October 15, 2026.
68. Hector A. Cafferata Jr. K-8 School, School District of Lee County. https://hac.leeschools.net/our_school. Accessed October 15, 2026.
69. Mariner High School, School District of Lee County. https://mrh.leeschools.net/. Accessed October 15, 2026.
70. Pine Island Elementary School, School District of Lee County. https://pie.leeschools.net/. Accessed October 15, 2026.
71. Oasis High, Prospective Students, City of Cape Coral Charter School Authority. https://www.oasishighschool.net/prospective-students. Accessed October 15, 2026.
72. Cape Coral Hospital, Lee Health. https://www.leehealth.org/locations/find-a-location/cape-coral-hospital. Accessed October 15, 2026.
73. Gulf Coast Medical Center, Lee Health. https://www.leehealth.org/locations/find-a-location/gulf-coast-medical-center. Accessed October 15, 2026.
74. Convenient Care, Pine Island Road, Lee Health. https://www.leehealth.org/locations/find-a-location/convenient-care-pine-island-road. Accessed October 15, 2026.
75. Florida Trauma Centers (updated 2026-07-23), Florida Department of Health. https://www.floridahealth.gov/wp-content/uploads/2025/08/Florida-Trauma-Centers.pdf. Accessed October 15, 2026.
76. Lee County Standard Toll Fares, Lee County. https://www.leegov.com/tolls/cost. Accessed October 15, 2026.
77. Lee County Tolls, Lee County. https://www.leegov.com/dot/tolls. Accessed October 15, 2026.
78. Burnt Store Boat Ramp, City of Cape Coral. https://www.capecoral.gov/departments/parks_recreation/parks_facilities/burnt_store_boat_ramp.php. Accessed October 15, 2026.
79. Boat Ramps and Parking, City of Cape Coral. https://www.capecoral.gov/departments/parks_recreation/park_services/boat_ramps_parking.php. Accessed October 15, 2026.
80. Matlacha Boat Ramp, Lee County Parks and Recreation. https://www.leegov.com/parks/boat%20Ramps/matlachaboatramp. Accessed October 15, 2026.
81. Matlacha Park and Community Center, Lee County Parks and Recreation. https://www.leegov.com/parks/centers/matlacha. Accessed October 15, 2026.
82. Sirenia Vista Park, City of Cape Coral. https://www.capecoral.gov/departments/parks_recreation/parks_facilities/sirenia_vista_park.php. Accessed October 15, 2026.
83. Matlacha Pass National Wildlife Refuge, US Fish and Wildlife Service. https://www.fws.gov/refuge/matlacha-pass. Accessed October 15, 2026.
84. Matlacha Pass Aquatic Preserve, Florida Aquatic Preserves (DEP). https://floridaaquaticpreserves.org/managed-areas/aquatic-preserves/matlacha-pass-aquatic-preserve. Accessed October 15, 2026.
85. Calusa Blueway, Lee County Parks and Recreation. https://www.leegov.com/parks/blueway. Accessed October 15, 2026.
86. Northwest Regional Library, Lee County Library System. https://www.leegov.com/library/branches/nw. Accessed October 15, 2026.
87. Publix at Coral Shores, Publix. https://www.publix.com/locations/1007-publix-at-coral-shores. Accessed October 15, 2026.
88. Interlocal agreement, City of Cape Coral and Matlacha/Pine Island Fire Control District (2023), GPICA (host of the signed agreement). https://gpica.org/wp-content/uploads/2023/11/2023-fire-district-Interlocal-agreement-.pdf. Accessed October 15, 2026.
89. Coral Grove (Cape Coral Grove), City of Cape Coral. https://www.capecoral.gov/edo/coral_grove.php. Accessed October 15, 2026.
90. SR 78 PD&E study 452680-1, FDOT District One (swflroads). https://www.swflroads.com/project/452680-1. Accessed October 15, 2026.
91. Burnt Store Road PD&E 436928-1, FDOT District One (swflroads). https://www.swflroads.com/project/436928-1. Accessed October 15, 2026.
92. Lee County DCD zoning map service, Lee County. https://gismapserver.leegov.com/gisserver910/rest/services/Layers/DCD_Zoning/MapServer. Accessed October 15, 2026.
93. National Hydrography Dataset map service, USGS. https://hydro.nationalmap.gov/arcgis/rest/services/nhd/MapServer. Accessed October 15, 2026.
94. Section 720.30851 (estoppel certificates), Florida Legislature. http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.30851.html. Accessed October 15, 2026.
95. Section 720.401 (HOA disclosure summary), Florida Legislature. http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.401.html. Accessed October 15, 2026.
96. Section 201.02 (deed documentary stamp tax), Florida Legislature. http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0201/Sections/0201.02.html. Accessed October 15, 2026.
97. Section 201.08 (mortgage documentary stamp tax), Florida Legislature. http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0201/Sections/0201.08.html. Accessed October 15, 2026.
98. Section 199.133 (intangible tax on mortgages), Florida Legislature. http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0199/Sections/0199.133.html. Accessed October 15, 2026.
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101. Section 627.711 (wind mitigation form), Florida Legislature. http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.711.html. Accessed October 15, 2026.
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103. Section 197.162 (early payment discount), Florida Legislature. http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0197/Sections/0197.162.html. Accessed October 15, 2026.
104. Lee County Library branches, Lee County Library System. https://www.leegov.com/library/branches. Accessed October 15, 2026.
105. Lee County Boat Ramps index, Lee County Parks and Recreation. https://www.leegov.com/parks/boat%20Ramps. Accessed October 15, 2026.
106. Oasis Elementary North, Prospective Students, City of Cape Coral Charter School Authority. https://www.oasiselementarynorth.net/prospective-students. Accessed October 15, 2026.
107. DBPR estoppel fee adjustment notice, Florida DBPR. https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/. Accessed October 15, 2026.
108. Florida Department of Revenue, documentary stamp tax, Florida Department of Revenue. https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx. Accessed October 15, 2026.
109. Lee County Tax Collector, Lee County Tax Collector. https://www.leetc.com/. Accessed October 15, 2026.
110. Onsite sewage disposal, Florida Department of Health in Lee County. https://lee.floridahealth.gov/programs-and-services/environmental-health/onsite-sewage-disposal/. Accessed October 7, 2026.
111. Oasis Charter Schools, Cape Coral Charter School Authority. https://www.capecharterschools.org/. Accessed October 7, 2026.
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Your Local Real Estate Experts

By Jesse McGreevy and Marc Comisar. For this page we tracked 25 recorded Cape Royal sales from the Lee County file, matched them to 26 MLS closings, tested 420 home sites against FEMA's flood map and 2018 lidar ground elevations, and read the 75-page declaration the association recorded on March 3, 2026, so each figure comes from a public record you can check.

If you are thinking, "I need to know what my house in Cape Royal is worth," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Cape Coral, Fort Myers, Lee County, Bonita Springs, Estero, Naples and Punta Gorda. Whether you own in Royal-Tee Country Club Estates, on the Cape Royal replat courts or elsewhere in northwest Cape Coral, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently. You are working with Top 1% Real Estate Agents Nationally Since 2008.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

#5 real estate team in Florida (RealTrends 2026).

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 (headquarters); Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919; serving Cape Coral

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across more than 4,000 transactions. Read about McGreevy and Comisar, see how we represent Southwest Florida buyers if you are buying, and for a seller's first step, request your free Cape Royal home valuation. Call Jesse direct at (239) 898-6072, and there is no obligation.

Market data from Southwest Florida MLS, pulled October 10, 2026, and from Lee County recorded sales through September 25, 2026 (county roll dated October 4, 2026), our analysis. Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.