What Is My Coral Lakes 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 gate, the clubhouse, the sections, the association documents, flood, schools and daily life, our Coral Lakes community guide covers it, and our Cape Coral guide covers the wider market. This page answers one question: how a Coral Lakes home is actually priced, on the Lee County record.

What Is a Coral Lakes Home Worth in 2026?

A Coral Lakes home in Cape Coral is worth what recorded sales of the same product, section, street and size support. Lee County recorded 67 Coral Lakes sales in the 12 months to September 25, 2026, at a $247,990 median, from $195,000 to $605,000, and the products inside the gate sold at very different levels.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified, 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).

We tracked every recorded sale on the Coral Lakes legal descriptions for the 12 months to September 25, 2026: 67 sales, read one by one and sorted by section, street, county heated area, year built, bedrooms and whether the sale was a builder's first sale or a resale. Every price opinion our team writes in Coral Lakes starts from that record.

Coral Lakes is a gated lake community of about 370 acres (369.59 acres summed on the county roll) in northeast Cape Coral, Florida 33909, entered from Del Prado Boulevard North by Coral Lakes Boulevard. The Lee County roll dated October 4, 2026 lists 766 parcels and 710 residential lots: 484 residential lots in the older sections, 483 of them with homes built from 2006 to 2015, plus 226 lots on the 2021 replat that became Sawgrass at Coral Lakes, where Centex, a PulteGroup brand, has built three-bedroom townhomes since 2022. There is no community development district, no canal and no boat access.

That mix is why one Coral Lakes number misleads. A 2006 single-family home on Lake Butler Court, a 2007 two-bedroom home on Weeping Willow Court and a new Sawgrass at Coral Lakes townhome sit behind one gate and trade in three different markets, and the builder's own first sales are a fourth set that we never mix into a resale value. The recorded sales that anchor a price are in the county file, and they tell a seller more than a portal estimate can.

Seven Coral Lakes 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 sales do partition the total: 16 single-family resales, plus 3 resales of the 2007 Weeping Willow Court homes, plus 3 Sawgrass at Coral Lakes resales, plus an estimated 45 builder-direct sales, equals 67.

Which Coral Lakes number applies to your home

Start with four questions. Is your home a single-family house in the original plat, Unit Two or Phase D, one of the 61 attached two- and three-bedroom homes of 2007 on Weeping Willow Court, or a Sawgrass at Coral Lakes townhome built from 2022? Which street is it on? How many square feet of county heated area does it have, and how many bedrooms? And does the roll code it as a lake lot? Those answers move a Coral Lakes valuation further than the community median does, and the sections below measure each of them.

Why the county record leads in Coral Lakes

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 the same 12 months to September 25, 2026 as the county record, and labels every such figure with its instrument. The county count leads because about 14 Sawgrass at Coral Lakes builder closings did not pass through the MLS: the county recorded 67 sales and the MLS 53 closings. 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 Coral Lakes Home Worth in 2026?
• Key Takeaways: What Should a Coral Lakes Seller Know Before Asking for a Price?
• Why Do Coral Lakes Sellers Call McGreevy and Comisar First?
• How Do I Get a Free Coral Lakes Home Valuation?
• How Is a Coral Lakes Home Actually Priced?
• Why Does a Recorded-Sale Valuation Beat an Automated Estimate in Coral Lakes?
• What Moves a Coral Lakes Home's Value Up or Down?
• What Is the Difference Between a Single-Family Resale, a Weeping Willow Court Home and a Sawgrass at Coral Lakes Townhome?
• What Do Recorded Sales Show in Coral Lakes?
• Are Coral Lakes Home Prices Rising or Falling?
• How Long Does a Coral Lakes Home Take to Sell?
• What Do the Older Single-Family Sections Sell For?
• What Do Coral Lakes Streets Show?
• Does Size Set the Price of a Coral Lakes Home?
• Does Year Built Matter in Coral Lakes?
• Does a Lake Lot Change a Coral Lakes Price?
• Which Coral Lakes Sales Are the Best Comparables?
• What Is a Sawgrass at Coral Lakes Townhome Worth Next to the Builder?
• What Are the 2007 Weeping Willow Court Homes Worth?
• What Will a Buyer Pay to Own Your Coral Lakes Home?
• How Do Flood Zone and Insurance Affect a Coral Lakes Price?
• How Does Coral Lakes Compete With Other Cape Coral Communities?
• Coral Lakes vs Sandoval: Which Home Holds Its Value With a Buyer?
• What Is Changing Near Coral Lakes, and Does It Move a Price?
• What Must a Coral Lakes Seller Disclose?
• What Does It Cost to Sell a Coral Lakes Home?
• Do Location, Schools and Roads Change a Coral Lakes Price?
• Want a Free In-Person CMA for Your Coral Lakes Home?
• Frequently Asked Questions, Seller Edition: Coral Lakes Home Values
• What Coral Lakes Sellers Say About Working With Us
• Downloadable Documents
• Sources
• Your Local Real Estate Experts

Key Takeaways: What Should a Coral Lakes Seller Know Before Asking for a Price?

Before you ask what a Coral Lakes home in Cape Coral is worth, know that Coral Lakes prices by product, section, street and size, not by one community median. Lee County recorded 67 sales at a $247,990 median in the 12 months to September 25, 2026, and the single-family resales alone sold at a $342,000 median.

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 builder's community page, read October 15, 2026).

• The headline is 67 sales at $247,990. That is every recorded Coral Lakes sale in the 12 months to September 25, 2026, from $195,000 to $605,000.
• Three resale products, one builder. The 16 single-family resales had a $342,000 median, the three 2007 Weeping Willow Court resales ran $195,000 to $217,000, and the three Sawgrass at Coral Lakes resales ran $244,900 to $259,000.
• Builder sales are shown separately. An estimated 45 builder-direct first sales of new townhomes recorded a $245,990 median, from $235,000 to $287,990. They tell a townhome seller what a buyer can pay new; they are never averaged into a resale value.
• The all-in median hides the mix. The $247,990 all-homes median sits $94,010 below the $342,000 single-family median ($342,000 less $247,990), purely because new townhomes are most of the count.
• Size sets more of the price than the street. Three single-family homes of 2,603 square feet of county heated area sold within $15,000 of each other, at $330,000, $340,000 and $345,000, on three different streets.
• The pace differs by product. On the Southwest Florida MLS (Matrix), pulled October 10, 2026, the townhome section showed 2.8 months of supply and the older sections 6.3 months; the median Coral Lakes closing took 48 days at 97.17 percent of the final list price.
• What Coral Lakes does not carry matters too. There is no community development district, no Utilities Extension Project assessment at any sample point, and FEMA flood zone X at all 746 city address points, with a 25 percent CRS discount on every flood policy in the city.
• Dues are billed quarterly but not published. The master association bills every quarter and a buyer pays a $1,000 working capital contribution on each resale; the estoppel certificate and the budget state the dues, and we put them in front of a buyer early.

Why Do Coral Lakes Sellers Call McGreevy and Comisar First?

Coral Lakes sellers call McGreevy and Comisar because we price a Coral Lakes home in Cape Coral on the record that moves it: 67 Lee County recorded sales in 12 months, sorted by section and street, set beside the builder's townhome sales, and read with the association documents. 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; association documents 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 a community with a builder still selling is simple: ask who prices a Coral Lakes resale on the county's recorded sales for its own section, who keeps the builder's first sales in their own column, and who has read the consolidated Declaration before the buyer's agent does.

• 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 Coral Lakes sale on this page. We publish the method we use on every one: the county's recorded sales for your product, sorted by section, street, county heated area, bedrooms, baths and year built; the builder's recorded first sales and its dated marketing wording, shown beside your comparables and never mixed with them; the association documents your buyer's title company will ask for; the flood map for the exact address; and a net sheet. You see every comparable we used, and you keep the file whether or not you list with us.

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 from both. For a Coral Lakes valuation, one of us walks the house, reads the lot against the section and the flood map, and returns the written range. Call Jesse direct at (239) 898-6072.

How Do I Get a Free Coral Lakes Home Valuation?

The fastest route to a Coral Lakes 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 Coral Lakes comparables from your own section, the builder's recorded townhome sales where they matter, the flood panel for your address and a seller net sheet.

Get your free valuation in 60 seconds

Enter your address in the free Coral Lakes 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 Coral Lakes valuation

A written range; the recorded sales we used, with street, year built and county heated area; the adjustments we made and why; the builder's recorded first sales, labeled as builder sales and shown beside, never inside, the resale comparables; the association documents and the questions a buyer will raise about dues; the FEMA zone and panel for your address; and a net sheet. If you plan to list, the next step is our Coral Lakes selling plan. If you are buying here as well, read our guide to buying a home in Coral Lakes. If you own a Cape Coral home outside Coral Lakes, start with our Cape Coral home valuation.

How Is a Coral Lakes Home Actually Priced?

A Coral Lakes home in Cape Coral is priced in a fixed order: product, section and street, size, year built and condition, lot position, the costs a buyer will carry, and the competition, including the builder's own townhome sales. Each step narrows the recorded sales 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).

The pricing chain, in the order we read it

Step 1: define the product your home competes with

The Lee County roll separates Coral Lakes by legal description. The original plat, Unit Two and Phase D hold 422 single-family homes built from 2006 to 2015. The Tract 3 description holds 61 attached homes built in 2007 on Weeping Willow Court, 47 with two bedrooms and 14 with three. The 2021 replat, Sawgrass at Coral Lakes, holds 226 fee-simple townhome lots with 181 homes built by October 4, 2026. In the 12 months to September 25, 2026 those products recorded 16 resales, 3 resales, and 48 sales (an estimated 45 builder-direct and 3 resales). A valuation that mixes them is wrong before it begins.

Step 2: place the section and the street

Coral Lakes has six legal descriptions on the roll, and the streets split into tiers. On the original plat, Lake Butler Court and Lake Manatee Court homes run 2,547 to 4,398 square feet of county heated area, mostly with four and five bedrooms, while Blue Cypress Lake Court and Sunset Lake Drive homes run 1,544 to 2,816 square feet, mostly with two to four bedrooms. We read the street first, then the section. The community median is the last number we use, not the first.

Step 3: match size, bedrooms and baths

County heated area is the clean size measure on the record. The 16 single-family resales of the last 12 months ran from 1,553 to 3,501 square feet, and their median price per square foot of county heated area was $158.58. We match on size and bedroom count before we compare a street, because a 1,838 square foot home and a 2,603 square foot home on the same street are different products.

Step 4: read year built and what has been replaced

Every one of the 16 single-family resales in the 12 months was a home the roll dates to 2006 or 2007. An original roof on those homes is 19 to 20 years old in 2026, arithmetic on the roll's year built and not a roof record. A buyer's insurer reads the roof, so we ask for the permit history, which the City of Cape Coral publishes through its permit portal, before we quote a range.

Step 5: read the lot, not just the house

Lake position is read per lot. The roll codes 166 of the 223 original plat homes (74 percent), 21 of the 39 Unit Two homes, 119 of the 160 Phase D homes (74 percent) and all 61 of the 2007 Weeping Willow Court homes as lake lots. The FEMA flood zone is unshaded zone X at every Coral Lakes address point, so in Coral Lakes the flood map does not split one lot from the next the way it does in many Cape Coral neighborhoods.

Step 6: price the carrying cost

A buyer reads the dues, the tax bill, the city charges and the insurance quote as part of the price. In Coral Lakes the master association's dues are billed quarterly but the amount is not published, so we obtain the estoppel certificate and the budget early and put the real figure in the buyer's payment calculation. The worked tax examples in the carrying-cost section below use the 2026 rates applied to the tax roll.

Step 7: test the number against the competition

Coral Lakes competes with itself first. A Sawgrass at Coral Lakes resale competes with the builder, which recorded an estimated 45 first sales at a $245,990 median in the 12 months and still owns 15 of the 226 townhome lots on the roll. A single-family resale competes with the eight single-family listings active on October 10, 2026 and with nearby communities such as Entrada and Bella Vida, each 2.5 route miles from the Coral Lakes clubhouse.

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, owner's title insurance and the association's estoppel certificate. The contract controls, and we say so on every sheet.

A worked example: three homes of one size, three streets

Three single-family homes with 2,603 square feet of county heated area sold in the 12 months to September 25, 2026: $345,000 on Blue Cypress Lake Court on March 26, 2026 (built 2006, four bedrooms), $340,000 on Sunset Lake Drive on June 1, 2026 (built 2006, four bedrooms) and $330,000 on Golden Pond Court on June 8, 2026 (built 2007, three bedrooms). The spread from lowest to highest is $15,000 ($345,000 less $330,000), which is 4.5 percent of the lowest price ($15,000 divided by $330,000). Same size, three streets, two sections, and a tight band: that is what a good comparable set looks like, and it is the reason we match size before street.

Why Does a Recorded-Sale Valuation Beat an Automated Estimate in Coral Lakes?

An automated estimate reads public records and prior sales. In Coral Lakes in Cape Coral it cannot tell a builder's first sale from a resale, it inherits a community median dominated by new townhomes, and it has no field for unpublished dues or a 2006 roof, 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; association documents read October 15, 2026).

The builder's sales dominate the community count

An estimated 45 of the 67 recorded Coral Lakes sales in the 12 months were the builder's first sales of new townhomes, which is 67.2 percent of the count (45 divided by 67). A tool that treats "Coral Lakes" as one place inherits that mix, and a single-family seller who reads the $247,990 community median as a guide underprices a home whose own set sold at a $342,000 median.

The roll has not measured most new homes yet

The county's heated area exists for only 28 of the 67 sales, because 39 were new homes the roll had not yet measured. The roll also still coded 45 replat lots as vacant on October 4, 2026, although 32 of those lots carry a recorded sale in the 12 months. A model that reads the roll's vacant code as a vacant lot, or that has no size for a new home, guesses.

The narrower cut that a model may find

One county cut, "homes the roll codes single family," holds 35 sales at a $275,000 median (13 builder-direct at $249,990 and 22 resales at $307,500). It drops 32 builder sales on lots the roll still codes vacant, so it is not the Coral Lakes market and this page does not use it as a headline. We name it once so that no reader meets it unlabeled on another site.

Condition and finish are the variables a model cannot observe

Three homes of 2,471 square feet sold in the 12 months at $280,000, $350,000 and $365,000. That is an $85,000 spread ($365,000 less $280,000), 30.4 percent of the lowest price, on one size. Condition, updates, pool, lake position and timing explain that kind of spread, and none of them is in a county file.

The dues a portal estimate does not carry

The master association bills dues every quarter and does not publish the amount, and the townhome association's assessment is not published either. A buyer's lender and a buyer's payment calculator need the real figure. We obtain it from the estoppel certificate and the budget; a portal cannot.

The competition a model cannot see

A Sawgrass at Coral Lakes resale is priced against a builder still selling the same product inside the same gate. The builder's community page, read October 15, 2026, markets the section "Starting at the Mid $200's" and says "Limited Opportunities Remaining." We show the builder's recorded sales and its dated wording beside your comparables, labeled as what they are.

What Moves a Coral Lakes Home's Value Up or Down?

Coral Lakes home values in Cape Coral move first with product and section, then with size and bedroom count, then with lot position, the roof and openings, the carrying cost and the competition from the builder. The 16 single-family resales of the 12 months to September 25, 2026 ran from $235,000 to $605,000 at a $342,000 median.

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 product is the first price tag

A buyer who walks a 2006 four-bedroom home on Blue Cypress Lake Court, a 2007 two-bedroom home on Weeping Willow Court and a new three-bedroom townhome on Lake Jessup Circle sees three purchases. The recorded figures are a $342,000 single-family median, a $237,500 median over 36 months for the 2007 homes, and a $245,990 builder median for the townhomes. Pricing starts there.

The section is the second price tag

The three single-family sections price close to each other over 24 months, $350,000 on the original plat and $347,450 in Phase D, but Unit Two on Sawgrass Lake Court is the large-home section, with homes of 2,558 to 4,179 square feet and seven sales over 60 months from $370,000 to $574,900. A buyer's agent will compare your section, so we do first.

Size and bedroom count decide within a section

The Phase D sales of the 12 months ran from $280,000 to $605,000, and the top sale was a 3,501 square foot, five-bedroom home. Inside one section, size explains more of the spread than the street name does.

Condition decides within a size

Within one size, condition and timing move a price by tens of thousands of dollars, as the 2,471 square foot sales show. A pre-listing walkthrough finds what a buyer's inspector will find, and we price what we see.

What a buyer's agent asks for first

Expect requests for the consolidated Declaration, the Rules approved November 7, 2024, the April 2026 Welcome packet, the estoppel certificate, the roof permit date, the four-point and wind mitigation inspections, the FEMA zone and any elevation certificate, and the tax history. We assemble those before you list so the buyer sees a prepared seller.

Thinking of Selling in Coral Lakes This Year?

Coral Lakes recorded 67 sales in the 12 months to September 25, 2026, and a buyer reads your section, size and the builder's townhome sales against that record, so your price has to hold up against it. Start with a free Coral Lakes home valuation built on those recorded sales, use our Southwest Florida home valuation, or read how we sell homes in Coral Lakes, 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 Coral Lakes, and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.

What Is the Difference Between a Single-Family Resale, a Weeping Willow Court Home and a Sawgrass at Coral Lakes Townhome?

Coral Lakes in Cape Coral holds three resale products and one builder: 422 single-family homes of 2006 to 2015, 61 attached homes of 2007 on Weeping Willow Court, and Sawgrass at Coral Lakes townhomes built from 2022. In the 12 months to September 25, 2026 they recorded 16, 3 and 3 resales, beside an estimated 45 builder-direct sales.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; the builder's community page, read October 15, 2026).

Builder-direct is an estimate: the first recorded sale of a new home. The townhome section's $133.80 per square foot covers the nine sales that have a heated area on the roll.

Single-family homes of 2006 to 2015

The single-family set is the core of the resale market: 422 homes in three sections on the original plat, Unit Two and Phase D, 16 resales in the 12 months at a $342,000 median, from $235,000 to $605,000. Those 16 sales were 23.9 percent of all Coral Lakes sales (16 of 67) and 72.7 percent of all Coral Lakes resales (16 of 22). Turnover in the set was 3.8 percent (16 of 422).

The 2007 Weeping Willow Court homes

Sixty-one homes built in 2007 on the lower part of Weeping Willow Court carry the Tract 3 legal description. They are 1,169 to 1,458 square feet of county heated area, 47 with two bedrooms and 14 with three, and the roll codes all 61 as lake lots. The Southwest Florida MLS lists them as townhouses. Three sold in the 12 months, so we list them, and the 36-month window carries the median.

Sawgrass at Coral Lakes townhomes

Sawgrass at Coral Lakes is the 2021 Tract 3 Replat: 232 parcels on the roll, 226 fee-simple townhome lots and 6 tracts, on Lake Jessup Circle, Fells Cove Lane and the upper end of Weeping Willow Court. Homes on the roll have three bedrooms and 1,636 to 2,093 square feet of county heated area (median 1,831), on lots about 20 feet wide in the interior and about 107.6 feet deep. A dedicated Sawgrass at Coral Lakes sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Why the builder's sales sit in their own column

A builder's first sale includes a new home, a builder's contract, options the buyer chose and terms the builder set. A resale is a used home with a recorded history. Both are real prices, and a townhome resale seller should know both, but averaging them produces a number that describes neither. We show the builder's recorded sales and its dated marketing wording beside your comparables, every time, and never inside them.

Why the all-in median misleads

The $247,990 all-homes median is $94,010 below the $342,000 single-family median. The community-wide number is a mix, not a market. Comparing a single-family sale to it understates the single-family price, and comparing a 2007 Weeping Willow Court sale to it overstates that home's price.

Sawgrass Lake Court is not Sawgrass at Coral Lakes

The names collide, but the places do not. Sawgrass Lake Court is a street of single-family homes of 2006 to 2015, split between Unit Two and Phase D, and its $453,505 sale of April 13, 2026 was a 2,712 square foot, four-bedroom single-family home. Sawgrass at Coral Lakes is the townhome replat. A comparable set that mixes the two is wrong by more than $200,000.

What Do Recorded Sales Show in Coral Lakes?

Lee County recorded 67 qualified Coral Lakes sales in Cape Coral in the 12 months to September 25, 2026, at a $247,990 median: an estimated 45 builder-direct at $245,990 and 22 resales at $307,500. The longer windows show $262,104 over 24 months, $275,000 over 36 months and $292,000 over 60 months.

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

The window ladder

The 12-month window already holds more than 10 sales, so it is the window this page leads with. The median drifts down as the window shortens because the builder's early townhome sales closed at higher prices: Sawgrass at Coral Lakes recorded a $314,235 median in 2023 and $304,859 in 2024, against $245,990 in 2026 through September 25.

Price bands across the 67 sales

The shares are rounded to one decimal place. Fifty-five of the 67 sales, 82.1 percent, fell between $200,000 and $300,000, which is where the townhome sales and the smaller older homes meet. Only two sales in the window were above $400,000: $453,505 on Sawgrass Lake Court and $605,000 on Amber Lake Drive.

First sales and resales

The resale median sits $61,510 above the builder median ($307,500 less $245,990). That gap reflects what was sold, mostly larger single-family homes of 2006 and 2007 against three-bedroom attached townhomes, and is not a premium for one over the other. Of the 22 resales, 16 were single-family homes, 3 were the 2007 Weeping Willow Court homes and 3 were Sawgrass at Coral Lakes townhomes.

The top and the bottom of the file

The highest recorded sale was $605,000 on Amber Lake Drive on August 17, 2026: a 2007 home of 3,501 square feet of county heated area with five bedrooms and five baths. The lowest was $195,000 on Weeping Willow Court on July 31, 2026: a 2007 home of 1,313 square feet with two bedrooms. The $410,000 spread between them tracks size and bedroom count, which is one more reason to read the sale list by product.

Price per square foot, and what it means

Per square foot of county heated area, the median was $144.68 for the 28 sales with a heated area on the roll, $158.58 for the 16 single-family resales and $133.80 for the nine Sawgrass at Coral Lakes sales with a heated area. These are county heated areas from the roll, not MLS living-area figures, and the two are never compared on this page.

Turnover

Turnover was 9.4 percent: 67 sales against 710 residential lots. By product it was 3.8 percent of the single-family homes (16 of 422) and 4.9 percent of the 2007 Weeping Willow Court homes (3 of 61), while the replat recorded 48 sales on 226 lots because the builder was still making first sales.

Are Coral Lakes Home Prices Rising or Falling?

Coral Lakes prices in Cape Coral have eased while the count fell, and the reason is the builder. The 12-month median of $247,990 is 6.4 percent below the prior 12-month $265,000, on 67 sales against 109, but resales were nearly level at 22 against 23 while estimated builder-direct sales fell from 86 to 45.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; prior window September 26, 2024 to September 25, 2025).

The two windows side by side

The fall in the count is the builder selling through, not a resale collapse. A count that falls because a builder has sold most of its inventory says little about the resale market, and a resale seller should read the resale rows rather than the total. The resale medians are not like for like either: the mix of single-family homes, 2007 homes and townhomes inside 22 or 23 resales moves the median.

Calendar years, all Coral Lakes sales

From 2019 to 2021 every recorded sale was a resale. From 2023 the townhome sales dominate the count, and the yearly median moves with the mix. Calendar years overlap the 12-month window, so they are never added to it.

Calendar years, the three single-family sections

This is the like-for-like resale line. The single-family median peaked at $430,000 in 2023, on 13 sales, and stands at $344,000 for 2026 so far, 20.0 percent lower ($430,000 less $344,000 is $86,000, divided by $430,000). Against 2022's $402,828 on 30 sales, the 2026 figure is 14.6 percent lower. Against 2019's $237,000 it is still $107,000 higher. Several of these years rest on 13 sales, so read them as a range, not a trend line.

Calendar years, Sawgrass at Coral Lakes

The first recorded sale on the replat is dated December 2, 2022. The section's median fell from $335,482 in 2022 to $245,990 in 2026, which is $89,492 or 26.7 percent ($89,492 divided by $335,482), and 19.3 percent from 2024's $304,859. Almost all of those sales were the builder's, so the line describes the builder's pricing over time, and a townhome resale is priced against where that line is today.

Why we do not forecast

We do not predict a price. We tell you what recorded sales show, which product and section they come from, and how your home compares. That is a better basis for a list price than a forecast, and it is the basis a buyer's appraiser will use.

How Long Does a Coral Lakes Home Take to Sell?

The median Coral Lakes home in Cape Coral that closed in the 12 months to September 25, 2026 took 48 days on market and sold at 97.17 percent of its final list price, on the Southwest Florida MLS (Matrix) pulled October 10, 2026. Pace differs by product: 2.8 months of supply for townhomes, 6.3 for the older sections.

Data updated: October 2026 (Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026; active and pending as of October 10, 2026; Lee County recorded sales through September 25, 2026).

The MLS fields, by product

Source: Southwest Florida MLS (Matrix), pulled October 10, 2026, our analysis. Sale-to-list is the sold price over the final list price. Months of supply is active listings divided by a month of closings: 18 divided by (53 divided by 12) is 4.1; 10 divided by (19 divided by 12) is 6.3; 8 divided by (16 divided by 12) is 6.0; and 8 divided by (34 divided by 12) is 2.8. None of the 12-month Coral Lakes closings was a Sold Data Entry closing.

Two measures the exports do not carry

The sale-to-list ratio above uses the final list price, so a home that was reduced before it sold shows the reduced price as its list. The ratio against the original list price: Information not available at time of publishing (checked 2026-10-07). Cumulative days on market, which carries a listing's earlier days through a relist: Information not available at time of publishing (checked 2026-10-07). We do not borrow either figure from another community.

What sold above list

Across the 53 MLS closings, 1.9 percent sold above the final list price. In the CORAL LAKES name, none of the 19 did; in the Sawgrass at Coral Lakes name, 2.9 percent did. The single-family listings active on October 10, 2026 ranged from $284,980 to $424,999, at a $345,500 median list price.

Why the county and the MLS count differently

The county recorded 67 sales and the MLS 53 closings, and both are right. The older sections match exactly: 19 county sales (16 single-family plus 3 Weeping Willow Court homes) against 19 MLS closings. Sawgrass at Coral Lakes does not: the county recorded 48 sales and the MLS 34, so about 14 builder closings did not pass through the MLS. That is why the county count leads every price figure on this page.

What the county file does say about pace

Turnover is the pace measure the county can give: 3.8 percent of the single-family homes and 4.9 percent of the 2007 Weeping Willow Court homes in 12 months. A specific street can go a year without a directly comparable sale, which is why we widen the window to 24, 36 or 60 months and name it.

How we plan a timeline

With single-family closings at a 53.5-day median and 6.0 months of supply in that product (Southwest Florida MLS, Matrix, pulled October 10, 2026), a single-family seller plans for a longer market time than a townhome seller does. We plan your timeline from that pace, from the closing mechanics (the estoppel certificate is due within 10 business days of the request) and from your price against recent closed sales. Ask us and we will tell you what we see the week you list.

What Do the Older Single-Family Sections Sell For?

The three older single-family sections of Coral Lakes in Cape Coral, the original plat, Unit Two and Phase D with 422 homes, recorded 16 resales in the 12 months to September 25, 2026 at a $342,000 median, from $235,000 to $605,000, and 36 resales over 24 months at $350,000.

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

The section table

Sections are the county's legal descriptions. Where a section has fewer than 10 sales in the window, we list the sales rather than print a median, and we read the longer window as a range of prices, not a trend.

The original plat: six sales

All six were resales. Over 24 months the original plat recorded 13 sales at a $350,000 median, from $235,000 to $570,000, at $147.49 per square foot of county heated area. By street over those 24 months: Lake Butler Court two sales, $342,000 and $570,000; Lake Manatee Court two, $400,000 and $440,000; Blue Cypress Lake Court six, from $257,500 to $400,000; and Sunset Lake Drive three, from $235,000 to $350,000.

Unit Two on Sawgrass Lake Court

Unit Two is 39 homes, all on Sawgrass Lake Court, built in 2006 and 2007, with 2,558 to 4,179 square feet of county heated area and four or five bedrooms. The roll codes 21 of the 39 as lake lots. One Unit Two home sold in the 12 months: $453,505 on April 13, 2026, with 2,712 square feet. Over 60 months the section recorded seven sales, from $370,000 to $574,900. With so few sales, it is a price range for large homes, not a trend.

Phase D: nine sales

All nine were resales. Over 24 months Phase D recorded 20 sales at a $347,450 median, from $280,000 to $605,000, at $167.32 per square foot of county heated area. Phase D's homes date from 2006 (12), 2007 (114), 2008 (4) and 2015 (30), and the Amber Lake Court and Amber Lake Drive homes run 2,547 to 3,600 square feet.

The 2015 homes

Thirty Phase D homes were built in 2015, 19 on Keystone Lake Drive and 11 on Sawgrass Lake Court, at 1,677 to 2,032 square feet of county heated area. None of them recorded a sale in the 12 months, so a valuation of a 2015 home reads the 2006 and 2007 sales of similar size and adjusts for the younger roof and systems, which matter to a buyer's insurer.

The three sections as one market

Original plat, Unit Two and Phase D together recorded 16 resales in 12 months (6 plus 1 plus 9) at a $342,000 median, $158.58 per square foot of county heated area. The 12-month median is 11.2 percent below the 60-month median of $385,000 on 98 sales. They trade as one market for a buyer who wants a 2006 to 2015 single-family home in a gated lake community, and they compete with each other more than with the townhomes.

What Do Coral Lakes Streets Show?

Eleven Coral Lakes streets in Cape Coral recorded a sale in the 12 months to September 25, 2026. Lake Jessup Circle, the townhome street, had 45 at a $245,990 median; every other street had four or fewer, so we list those sales and print no street median.

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

Streets by sales, 12 months

House numbers are left out on purpose. The street list is the county's, and the prices are recorded prices.

Read a street by size, not by name

On Keystone Lake Drive the three sales ran from $280,000 to $344,000, and the lowest was a 2,471 square foot home while two 1,838 square foot homes sold for $325,000 and $344,000. Size, bedroom count, condition and lake position all move a price inside one street, and a median of three sales would hide that.

Deerfield Lake Court, two sales on one day

Two Deerfield Lake Court homes of 1,630 square feet and three bedrooms, both built in 2007, recorded sales on August 3, 2026 at $290,000 and $287,500, $2,500 apart. That is the closest pair in the file and the cleanest evidence of what a 1,630 square foot Phase D home sold for in summer 2026.

Streets with no sale in 12 months

Lake Butler Court and Lake Manatee Court, the large-home streets of the original plat, recorded no sale in the 12 months and two each over 24 months. A seller on those streets needs the 24-month list and the size-matched sales from Unit Two and Amber Lake Drive, and we say so in the file.

A thin street is not a thin market

A street with one sale tells you little on its own. The 16 single-family resales are one market of 422 homes, and the comparable set comes from that market, matched on size and bedrooms first.

Does Size Set the Price of a Coral Lakes Home?

Size sets more of a Coral Lakes single-family price in Cape Coral than any other field on the county record. In the 12 months to September 25, 2026, single-family homes under 1,700 square feet of county heated area sold for $235,000 to $290,000, and the one home over 3,500 square feet sold for $605,000.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis of the listed sales).

The single-family resales by size

Every group holds fewer than 10 sales, so we list the prices and print no median per group. The groups add to 16 (4 plus 3 plus 3 plus 5 plus 1).

Bedrooms and baths

The two-bedroom single-family sale was $235,000 (1,553 square feet). The six three-bedroom sales ran from $270,000 to $350,000. The seven four-bedroom sales ran from $280,000 to $453,505. The two five-bedroom sales were $350,000 (2,471 square feet, 2006) and $605,000 (3,501 square feet, five baths, 2007). Bedroom count matters, but a four-bedroom home of 2,471 square feet sold for less than a three-bedroom home of 1,838 square feet, so it is never read alone.

A worked example: why a community price per square foot misprices

The 16 single-family resales had a median of $158.58 per square foot of county heated area. Multiply that by 2,603 square feet and you get $412,784 ($158.58 times 2,603). But the three recorded 2,603 square foot sales were $330,000, $340,000 and $345,000, between $126.78 and $132.54 a square foot ($330,000 divided by 2,603; $345,000 divided by 2,603). The smaller homes carry the higher figures: the two 1,630 square foot Deerfield Lake Court sales came to $176.38 and $177.91 a square foot. Price per square foot falls as size rises, so a median per square foot is a cross-check, never the valuation.

Same size, different price

The 2,471 square foot set shows the opposite lesson. Three homes of the same county heated area sold at $280,000, $350,000 and $365,000, from $113.31 to $147.71 a square foot. The $85,000 spread is condition, lot, bedroom layout and timing, the things an in-person walkthrough reads and a county file cannot.

The townhome sizes

Sawgrass at Coral Lakes homes on the roll run 1,636 to 2,093 square feet of county heated area, median 1,831. The three townhome resales were two homes of 1,831 square feet ($244,900 and $247,500) and one of 1,636 ($259,000). The builder markets its plans at "1,657 to 1,816 square feet," which is marketing living area, a different measure from the county's heated area, and we never set the two side by side.

Does Year Built Matter in Coral Lakes?

Year built matters in Coral Lakes in Cape Coral mainly through the roof, the insurance and the building code, not as a price line of its own. On the county roll, 449 homes carry a year built of 2006 or 2007, 4 of 2008, 30 of 2015, and 181 townhomes of 2022 to 2026.

Data updated: October 2026 (county roll dated October 4, 2026; Lee County recorded sales through September 25, 2026; Florida Building Commission and Florida Statutes, read October 15, 2026).

Year-built cohorts on the roll

The roof ages are arithmetic on the roll's year built (2026 minus 2006 is 20, 2026 minus 2007 is 19), not a roof record. A roof may have been replaced, and a seller's permit history shows it. The code editions are our inference from the year built, because we did not read the permits.

What has been replaced matters more than the year

All 16 single-family resales of the 12 months were 2006 or 2007 homes, so the year cannot separate them. What separates them is what has been replaced since: the roof, the air conditioning, the water heater, the windows and opening protection. A 2006 home with a new roof and impact openings competes differently from one with its original roof, and the buyer's insurer will price that difference.

The building code, then and now

The Florida Building Code's 8th Edition (2023) is in force, and the 9th Edition takes effect December 31, 2026. The 2006 and 2007 homes were most likely permitted under the 2004 edition, implemented October 1, 2005. The Sawgrass at Coral Lakes townhomes were permitted under the 7th (2020) or 8th (2023) edition depending on each permit's application date. A new-code townhome and a 2006 single-family home are different insurance risks, and buyers know it.

Roof age and the insurer

Florida Statutes section 627.7011(5) says an insurer may not refuse to issue or renew a policy solely because a roof is under 15 years old, and for an older roof it must allow an inspection and may not refuse on roof age alone if the roof has five or more years of useful life. An original roof on a 2006 or 2007 home is 19 to 20 years old in 2026, so a roof inspection before you list tells buyers what they are getting.

My Safe Florida Home and the 2006 and 2007 homes

Under Florida Statutes section 215.5586 (2026), the My Safe Florida Home program requires that the home was built before January 1, 2008 as the property appraiser's site reflects, that it is homesteaded, and that its insured value is $700,000 or less, among other tests. On the roll, only the 449 homes built in 2006 or 2007 can meet the year test. Whether a home qualifies depends on the program's rules and funding, which we could not confirm, so a seller who has already completed mitigation work under the program should put the paperwork in the listing file.

The 2015 homes and the newest townhomes

The 30 homes of 2015 have 11-year-old original roofs in 2026, and the townhomes under five years. Neither group recorded a resale that isolates the effect of age in the 12 months, so we do not print a premium for newer construction. We read the age through the roof and the insurance quote instead.

Does a Lake Lot Change a Coral Lakes Price?

Lake lots are the majority pattern in Coral Lakes in Cape Coral, not a rare feature: the roll codes 74 percent of original plat and Phase D homes and all 61 Weeping Willow Court homes of 2007 as lake lots. We print no lake premium, because the 12-month record is too small to isolate one.

Data updated: October 2026 (county roll dated October 4, 2026; Lee County recorded sales through September 25, 2026; association documents read October 15, 2026; City of Cape Coral canal layer read October 15, 2026).

What the roll says

The roll's land-use code 130 is what we call a lake lot. The shares are arithmetic on those counts (21 divided by 39 is 54 percent; 367 divided by 483 is 76 percent).

Why we print no premium

With 16 single-family resales in 12 months and three out of four homes on a lake, a lake-coded sale and an interior sale of the same size rarely land in the same window. A premium computed from that would describe the few sales, not the community. In a valuation we set a lake-coded sale and an interior sale of the same size side by side when the file allows, and we tell you when it does not.

What the lakes are, and are not

Coral Lakes has 17 numbered lake tracts and five preserve tracts. The lakes allow viewing and catch-and-release fishing from your own backyard; swimming and boating are not allowed, and the Declaration bars watercraft of any kind except lake maintenance. No city canal lies inside Coral Lakes, and there is no golf course, marina, dock or boat access. A buyer prices a lake lot here as a view and an open rear yard, not as water access.

ZIP 33909 for context

Inside ZIP 33909, single-family sales by the water behind the lot give context in the same 12 months: freshwater canal-front homes recorded 187 sales at a $376,000 median, and homes with no canal frontage recorded 689 sales at $310,000. No single-family parcel in the ZIP touches a saltwater canal. The method joined the City of Cape Coral Public Works canal layer (960 canal polygons, each typed fresh or salt) to the Lee County Property Appraiser parcel map with a 3 meter tolerance. These are ZIP-wide figures, not Coral Lakes figures, and Coral Lakes is a lake community with no canal frontage.

What a buyer of a lake lot will ask

Expect questions about the lake's maintenance (the master association owns the lake tracts), the rear-yard buffer, the view, and the Declaration's lake rules. We put the relevant Declaration sections in the listing file so the answers are on paper.

Which Coral Lakes Sales Are the Best Comparables?

The best comparables for a Coral Lakes home in Cape Coral are recorded sales of the same product and size, from the last 12 months first, then the same section and street, then the longer windows. Below are the size-matched sets the 12 months to September 25, 2026 actually holds.

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

Single-family homes of 2,603 square feet

The tightest set in the file: $15,000 from top to bottom, 4.5 percent of the lowest price. A 2,603 square foot single-family home in average condition starts from this band, and the walkthrough moves it.

Single-family homes of 2,471 square feet

The widest set: $85,000 from top to bottom, 30.4 percent of the lowest price. Here condition and lot decide, and we tell you which end of the set your home belongs at, and why.

Single-family homes of 1,838 square feet

A $25,000 band, 7.7 percent of the lowest price, with the newest sale, September 11, 2026, near the top of it.

Single-family homes under 1,700 square feet

The smallest single-family homes compete with the newest townhomes on price: the builder's recorded first sales ran $235,000 to $287,990 in the same window. A seller of a 1,628 square foot home should know that a buyer may be choosing between it and a new three-bedroom townhome.

The top of the file

Two sales sat above $400,000: $453,505 on Sawgrass Lake Court (Unit Two, 2,712 square feet, four bedrooms, 2006) and $605,000 on Amber Lake Drive (Phase D, 3,501 square feet, five bedrooms and five baths, 2007). Large homes on Lake Butler Court, Lake Manatee Court, Sawgrass Lake Court and Amber Lake Drive are a thin set, so we widen to 24 and 60 months and name the window: the original plat's large-home streets recorded $342,000, $400,000, $440,000 and $570,000 over 24 months, and Unit Two seven sales from $370,000 to $574,900 over 60 months.

Rules we apply when choosing comparables

• Same product first: a single-family home is never compared with a townhome or a 2007 Weeping Willow Court home.
• Builder first sales sit in their own column and never enter a resale comparable set.
• Size within about 15 percent of county heated area, then bedrooms, then section and street.
• The newest 12 months first; a wider window only when the 12 months hold too few, and the window is named.
• County heated area only; we never mix in a portal's or the MLS's living-area figure.
• A recorded sale we cannot explain is shown, not dropped.

What Is a Sawgrass at Coral Lakes Townhome Worth Next to the Builder?

A Sawgrass at Coral Lakes townhome in Coral Lakes, Cape Coral, is worth what resales and the builder's own recorded sales support. In the 12 months to September 25, 2026 the county recorded an estimated 45 builder-direct sales at a $245,990 median, from $235,000 to $287,990, and three resales at $244,900, $247,500 and $259,000.

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 builder's community page, read October 15, 2026).

Three numbers, three instruments

We keep the four rows apart. The builder's wording is a starting point for a new home, the MLS listings are asking prices, and only the county rows are recorded prices.

Where the resales landed against the builder

The three recorded townhome resales, $244,900 to $259,000, sit inside the builder's recorded range of $235,000 to $287,990, and the two 1,831 square foot resales sit within $1,510 of the $245,990 builder median ($245,990 less $244,900 is $1,090; $247,500 less $245,990 is $1,510). A townhome resale in this window did not command a premium over new and did not sell at a deep discount to it. A resale buyer gets a finished home without a build wait and with whatever the first owner added; a builder buyer gets a new home and the builder's contract.

The builder's line over time

The section's recorded median was $335,482 in 2022, $314,235 in 2023, $304,859 in 2024, $255,000 in 2025 and $245,990 in 2026 through September 25. A first owner who bought in 2023 or 2024 and sells now is pricing against a builder line that has moved down by tens of thousands of dollars since, and we show that line in the file so the seller's expectations start from the record.

How many lots are left

The roll's 45 vacant-coded replat lots are not 45 unsold homes. Thirty-two of them carry a qualified recorded sale in the 12 months, homes sold while under construction before the roll caught up. Of the 226 replat lots, 211 have a recorded sale, and Pulte Home Company LLC still owned 15 on the roll read October 15, 2026. The builder's page says "Limited Opportunities Remaining." The roll is a snapshot, and the builder's inventory is the builder's to state.

When the builder sells out

What the last builder sale means for a Sawgrass at Coral Lakes resale is not documented, and we make no prediction. While the builder is selling, its homes are a townhome seller's closest competition. After it sells out, resales compete with each other and with townhomes elsewhere in Cape Coral: the city's townhouse and villa designs recorded 106 MLS closings at a $240,495 median and 53.5 days on market in the same 12 months (Southwest Florida MLS, Matrix, pulled October 10, 2026).

The townhome association

Sawgrass Village of Coral Lakes Homeowners Association, Inc. (N21000010904) is registered and active, and the roll shows it owning the replat's open-space tract. Its assessment, what it maintains and how it relates to the master association are not published, and the association's calendar listed a turnover meeting for September 29, 2026 whose outcome we do not know. A townhome buyer will ask for that association's documents and its estoppel certificate, so a seller should request them early.

The amenity question a townhome buyer asks

The builder says residents use the Coral Lakes amenities and lists "2 neighborhood pools, a fitness center, playground." We could not open the recorded document that grants townhome owners amenity rights. The master association owns the replat's road, lake and buffer tracts on the roll. A seller should have the recorded supplemental declaration for instrument 2021000420375 in the file, because a buyer's agent will ask.

A worked example: a 1,831 square foot townhome resale

Take a 1,831 square foot Sawgrass at Coral Lakes townhome. The county file holds two resales of that size, $244,900 on Fells Cove Lane and $247,500 on Lake Jessup Circle, both in March 2026, and a builder median of $245,990 on an estimated 45 first sales. On October 10, 2026, eight Sawgrass at Coral Lakes listings asked from $249,990 to $289,900. The recorded evidence brackets the resale; the asking prices show where competing sellers have set their hopes; and condition, end or interior position in the building, garage size and upgrades decide where in the bracket your home belongs.

What Are the 2007 Weeping Willow Court Homes Worth?

The 61 Weeping Willow Court homes of 2007 in Coral Lakes, Cape Coral, recorded 12 resales in the 36 months to September 25, 2026 at a $237,500 median, from $195,000 to $280,000, and three in the last 12 months at $210,000, $217,000 and $195,000. The sequence has moved down since late 2023.

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 twelve sales, street only

All twelve were resales, at $182.40 per square foot of county heated area over the 36 months. The three sales of late 2023 ran from $263,000 to $280,000, and the latest recorded, on July 31, 2026, was $195,000: $85,000 below the $280,000 high of November 2023, or 30.4 percent.

The MLS adds one more

The Southwest Florida MLS (Matrix), pulled October 10, 2026, shows one more closing on September 25, 2026 at $190,000 that was not yet in the county file. In the MLS's CORAL LAKES name the 2007 homes had two active listings on October 10, 2026, at $197,000 and $249,999, and three pending. With fewer than 10 sales we print no months-of-supply figure for them.

What a buyer of a 2007 home weighs

These homes are the lowest-priced product in Coral Lakes, smaller than the townhomes and older, with original roofs 19 years old in 2026 unless replaced. A buyer weighs a 2007 two-bedroom home against a new three-bedroom townhome that recorded $235,000 to $287,990 in the same 12 months. The gap a seller can hold depends on condition, the roof and the lake view, and we price it from the 12 sales above, not from the townhome median.

Which association and which documents

The 2007 homes sit under the master association's Declaration like the rest of the older sections. We found no separate registered association for these homes under any name we searched, so we print none. A seller should ask the manager, FirstService Residential, whether any additional layer applies and put the answer in writing for the buyer.

What Will a Buyer Pay to Own Your Coral Lakes Home?

A buyer of a Coral Lakes home in Cape Coral carries quarterly master association dues whose amount the association does not publish, a $1,000 resale contribution at closing, property tax at 15.3250 mills applied for 2026, and city charges averaging $1,062.68 on a single-family bill. No community development district or utility extension assessment applies.

Data updated: October 2026 (Lee County Property Appraiser 2026 millage book printed October 9, 2026; City of Cape Coral assessments, fiscal year 2027 as reported, and utility rates effective October 1, 2026; association Declaration, Rules and Welcome packet read October 15, 2026; MLS fields from the October 10, 2026 pull).

The fee stack

The MLS listing fields show no mandatory club fee and no recreation lease fee on all 150 Coral Lakes and Sawgrass at Coral Lakes rows in the October 10, 2026 pull. Agent-entered HOA fields in listings are not printed here.

Why the unpublished dues matter to your price

A buyer cannot see the dues, so the buyer's lender and payment calculator start from a guess. The Welcome packet says dues are paid quarterly and the budget is behind the member portal. We ask the manager, FirstService Residential, for the estoppel certificate and the current budget early in the listing, so a buyer's lender gets a real number, and a real number keeps a deal from stalling in underwriting.

A worked example: the tax on a townhome at the builder median

This is an illustration, not a bill. It uses $245,990, the Sawgrass at Coral Lakes 12-month median on the county record, as the assessed value, with the 2026 rates of 10.0540 mills for non-school lines and 5.271 mills for school.

A worked example: the tax on a single-family home at the section median

With a homestead exemption, the first $25,000 of assessed value is exempt from all property taxes and up to $26,411 more from non-school taxes (Lee County Property Appraiser, tax year 2026). Save Our Homes caps a homestead's yearly rise at 3 percent or the change in the Consumer Price Index, whichever is lower; the cap for 2026 is 2.7 percent. Non-homestead property has a separate 10 percent yearly cap that does not apply to school taxes. Florida resets the buyer's assessment on a change of ownership, so your tax bill is not a guide to the buyer's.

City charges on the tax bill

The City of Cape Coral places three service charges on a single-family tax bill. For fiscal year 2027, as reported in the press: fire service $515.43 (the average single-family amount), stormwater $163, and solid waste $384.25 per dwelling unit, a total of $1,062.68 ($515.43 + $163 + $384.25). The city's own assessments page still showed fiscal 2026 as its newest column when read, so the fiscal 2027 figures are press-attributed. The fire figure is a single-family average, so a townhome's actual fire assessment can differ.

Utilities: water, sewer and irrigation

Electricity comes from Lee County Electric Cooperative, and water and sewer from the City of Cape Coral. City rates effective October 1, 2026 for a 5/8 inch meter: water $25.36 a month plus $5.44 per 1,000 gallons up to 5,000 gallons; wastewater $32.83 a month plus $12.85 per 1,000 gallons. At 5,000 gallons of each a month, that is $52.56 plus $97.08, or $149.64 a month and $1,795.68 a year. The city's single-family irrigation charge is a flat $13.40 a month, but the Welcome packet says association dues cover lawn irrigation and the irrigation source for Coral Lakes homes is not published, so that line may not apply. This is a stated-usage example, not a bill.

What the buyer pays at closing

In Lee County the buyer customarily pays to record the deed and the costs of a new mortgage; these are customs, and the contract controls. Lender and title fees are not included. A seller who knows the buyer's cash to close, including the $1,000 contribution, negotiates from a stronger position.

Insurance as a carrying cost

We print no homeowners or flood premium for Coral Lakes. The premium depends on coverage amounts, roof age, wind mitigation features and the insurer, and no public record gives a figure that fits a Coral Lakes home. The next section sets out what the record does show.

How Do Flood Zone and Insurance Affect a Coral Lakes Price?

Flood zone is a selling point a Coral Lakes seller in Cape Coral can document: FEMA maps all 746 Coral Lakes address points in unshaded flood zone X on panel 12071C0254G, effective November 17, 2022, and the city's CRS Class 5 takes 25 percent off every flood policy. Insurance turns mostly on the roof.

Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 15, 2026; USGS 3DEP elevation service; OpenFEMA NFIP records as of September 8, 2026; Citizens Property Insurance Corporation 2026 rate filing; Florida Statutes 2025 and 2026).

Zone X at every address point

FEMA's National Flood Hazard Layer returned zone X, "area of minimal flood hazard," at all 746 address points the City of Cape Coral codes as Coral Lakes. Zone X is not a Special Flood Hazard Area, no base flood elevation applies, and the layer shows no Letter of Map Amendment or Letter of Map Revision inside the community. The 746 points are address points on fifteen streets, not parcels, and the two counts are never subtracted from each other.

How close the mapped flood hazard comes

Zone X does not mean the map stops at the gate. The nearest edge of a shaded X area is 87 meters (285 feet) from a Coral Lakes address point, and the nearest Zone AE, a Special Flood Hazard Area, is 366 meters (1,202 feet) away. We read that as context, not as a prediction, and a lender's flood determination for the specific address is the check that governs.

Ground elevation

The U.S. Geological Survey's 3D Elevation Program gives ground heights of about 17 to 19 feet (NAVD88) at nine sample points. The survey was flown in 2018, before the Sawgrass at Coral Lakes townhomes were built, so it describes bare earth, and a ground elevation is not a floor elevation. The city keeps elevation certificates on its Forerunner portal by address, and a seller who has one should put it in the file.

The Community Rating System discount

Cape Coral holds a Community Rating System Class 5 rating, reached in 2010. Under FEMA's current method the CRS discount applies to every National Flood Insurance Program policy in a participating community, including policies outside the Special Flood Hazard Area, so a Coral Lakes policy in zone X gets 25 percent off, the same as a high-risk-zone home. The city announced on November 22, 2024 that it retained the 25 percent discount.

Is flood insurance required in zone X?

FEMA says the federal purchase requirement applies to high-risk zones with a government-backed mortgage; for zone X it recommends coverage but the federal requirement does not apply. A lender, an association document or a purchase contract can still require it, and FEMA reports that nearly one-third of NFIP claims from 2014 to 2024 came from outside high-risk areas. We never say a Coral Lakes buyer does not need flood insurance; we say the map alone does not require it.

The NFIP claims record

OpenFEMA lists no NFIP claim, for any date, in the census block group around Coral Lakes, and 20 NFIP policies in force there as of September 8, 2026. A record of no claims is not a statement about damage, and it covers only homes insured under the federal program. For ZIP 33909 after Hurricane Ian, FEMA's owner assistance data shows 6,709 registrations, 1,187 inspected and 34 with FEMA-verified loss above $20,000; the ZIP is far larger than Coral Lakes.

Citizens figures for Lee County

These are Lee County figures for the whole county's Citizens book, not quotes for Coral Lakes homes.

Four-point inspections and roof age

Citizens requires a four-point inspection for homes over 20 years old, and its roof rule asks for documentation of at least five years of remaining useful life once a roof passes 25 years. A 2006 home is 20 years old in 2026 and a 2007 home 19, so the four-point rule begins to apply to the older sections of Coral Lakes. Other insurers set their own rules. Ordering the four-point inspection before you list lets a buyer's insurer quote quickly.

Wind mitigation

A wind mitigation inspection documents a home's roof covering, roof deck attachment, roof-to-wall connection and opening protection on the state's Uniform Mitigation Verification Inspection Form, OIR-B1-1802, and insurers must accept the form from an authorized inspector. The Lee County layer lists Coral Lakes in the wind-borne debris region with a design wind speed of 160 mph for Risk Category II buildings. Two houses on one street can differ, so the form travels with the specific home.

Evacuation zone D

Lee County places Coral Lakes in evacuation zone D and storm-surge zone 4. Zone D was not named in the evacuation orders actually issued for Hurricane Ian (zones A and B, mobile homes and part of zone C, September 27, 2022), Hurricane Helene (no orders, September 26, 2024) or Hurricane Milton (zones A and B, October 7, 2024). That is a record of past orders, not a promise about the next storm. No source we read states a water depth, damage figure or outage at Coral Lakes itself, so we print none.

The townhome insurance question

Which policy form a Sawgrass at Coral Lakes owner carries, and who insures and maintains the building exterior, depend on the recorded declarations, which are not published for the townhome association. A townhome seller should have the declaration, the association's insurance certificate and any special assessment history ready, because the buyer's lender will ask which form it requires.

How Does Coral Lakes Compete With Other Cape Coral Communities?

Coral Lakes in Cape Coral recorded 67 sales at a $247,990 median in the 12 months to September 25, 2026, against 26 at $347,500 in Entrada, 26 at $300,595 in Bella Vida, 42 at $378,070 in Stonewater and 92 at $359,500 in Sandoval. Product, age, governance and flood designation differ, and buyers compare them on those criteria.

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

The benchmark table

County figures: Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis. Builder-direct is an estimate of a new home's first sale. MLS days and sale-to-list come from the October 10, 2026 pull, where we ran them. Blank cells are not measured for this page.

How to read the table

Parcels are counted from the county roll by legal description, so a parcel count is larger than a home count. The medians mix different products in different proportions, so a gap between two community medians is not a price difference for the same home. The Coral Lakes figure that compares with a single-family community is the $342,000 single-family resale median, not the $247,990 all-sales median.

Coral Lakes next to Entrada and Bella Vida

Entrada and Bella Vida are each 2.5 route miles from the Coral Lakes clubhouse and recorded 26 sales apiece, at $347,500 and $300,595. Entrada's community development district was dissolved on December 10, 2012; Bella Vida carries one, created April 24, 2006. Coral Lakes has none. A buyer comparing the three reads the district's budget in Bella Vida and the unpublished dues in Coral Lakes, so a Coral Lakes seller who has the estoppel and budget in hand answers the question first.

Coral Lakes next to Stonewater, the other builder-led community

Stonewater recorded 42 sales at a $378,070 median, an estimated 38 of them builder first sales, and its community development district was created December 14, 2020. Stonewater and Sawgrass at Coral Lakes are the two places in this set where a builder still dominates the count, and in both a resale seller prices against the builder.

Where Coral Lakes sits in the city

Across the six Cape Coral ZIP codes, the county recorded 5,804 sales of single-family homes and condominiums in the 12 months at a $365,000 median: 5,269 single-family homes at $380,000 and 535 condominiums at $210,000. The MLS shows 6,026 MLS-marketed closings at a 52-day median and 97.34 percent of list, with 5.0 months of supply across 2,499 active listings. Coral Lakes' single-family resales sold below the citywide single-family median, and its townhome section ran a faster 2.8 months of supply than the city's 5.0.

If you are also weighing another city

The same method applies to a Cape Coral home outside Coral Lakes. Our Cape Coral home valuation covers the city by ZIP code and by the water behind the lot.

Coral Lakes vs Sandoval: Which Home Holds Its Value With a Buyer?

Coral Lakes in Cape Coral recorded 67 sales at a $247,990 median in the 12 months to September 25, 2026, an estimated 45 of them builder-direct townhomes, while Sandoval recorded 92 at $359,500, none from a builder. The two differ in product, published dues, flood designation and pace, and neither is ranked above the other.

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

The decision table

Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; Sandoval facts from our Sandoval guide.

Price and product

Coral Lakes' $247,990 median reflects two markets inside one gate: an estimated 45 builder-direct townhomes at $245,990 and 22 resales at $307,500. Sandoval's $359,500 covers an all-resale market of detached homes, villas and condominiums. The single-family resale comparison is closer than the medians suggest: Coral Lakes' 16 single-family resales recorded $342,000, $17,500 below Sandoval's all-homes median ($359,500 less $342,000), and the products and ages still differ.

Pace

On the same October 10, 2026 MLS pull and the same method, Coral Lakes' 53 closings show 48 days on market and 97.17 percent of list, against 78 days and 96.06 percent for Sandoval's 96 MLS-marketed closings. Inside Coral Lakes, though, the single-family product ran 53.5 days and 6.0 months of supply, so a Coral Lakes single-family seller should not borrow the townhome section's pace.

Dues and documents

Sandoval's association publishes its master dues; Coral Lakes' does not. A Coral Lakes seller who obtains the estoppel certificate and budget early removes the one disadvantage a buyer comparing the two will find, and a Coral Lakes townhome seller has a second, unpublished layer to document as well.

Flood and evacuation

Coral Lakes is unshaded zone X at all 746 address points and evacuation zone D. Sandoval's lots sit in zones AE, shaded X and unshaded X depending on the lot, and its evacuation level is B. For a buyer who weighs the flood map, a single designation across the community is a fact a Coral Lakes seller can show in one document.

Which features answer which question

Each home is priced against its own community's sales. If you own in Sandoval, read our Sandoval home valuation for that community's own comparables.

What Is Changing Near Coral Lakes, and Does It Move a Price?

Several public projects and rezonings sit near Coral Lakes in Cape Coral, and buyers ask about them. We make no prediction of their effect on values; we disclose what the record shows, including a city rezoning of 69.99 acres at Del Prado and Kismet that was set before the Hearing Examiner on October 20, 2026.

Data updated: October 2026 (City of Cape Coral planning cases and Council agendas, Parks GO Bond and capital project pages, read October 15, 2026).

The Del Prado and Kismet rezoning

RZN26-000006 is a city-initiated rezoning of city-owned parcels at Del Prado Boulevard North and Kismet Parkway East: Commercial to Industrial on 28.40 acres and to Preservation on 41.59 acres, 69.99 acres in all, set before the Hearing Examiner on October 20, 2026 at 9:00 a.m. When we read the city's case page on October 21, 2026 it still listed the case as to be heard and published no outcome, so we print none. Separately, the city's Academic Village planning site sits at the same corner.

The multi-family rezoning on Coral Lakes' own edge

Ordinance 4-24, heard by City Council on January 24, 2024, rezoned part of tract C-1 at 3100 Del Prado Boulevard North from Commercial to a Residential Planned Unit Development titled "Coral Lakes Multi-Family." Its unit count, builder and schedule are not published on any record we read. A related ordinance removed the obligation to install a traffic signal at the north entrance. Buyers ask about both, so we disclose what is on the record and what is not.

Yellow Fever Creek Preserve

The city's Parks GO Bond page, July 2026 update, says the Yellow Fever Creek Preserve at 3115 Del Prado Boulevard North, 1.7 route miles from the clubhouse, is 99 percent complete and will open after remaining work and inspections. We do not describe it as open.

Road work nearby

A new traffic signal at Del Prado Boulevard North and Averill Boulevard was awarded on July 24, 2024; the Kismet Parkway SUN Trail Phase II is anticipated to start construction in fall 2026; and a future roundabout at NE 24th Avenue and Diplomat Parkway East had its right-of-way purchase authorized on July 22, 2026.

Why we disclose and do not forecast

A pending hearing or an unbuilt project is a question a buyer will ask, and a seller who answers it from the record keeps the buyer's trust. Whether any of these changes a Coral Lakes price is not something the record shows, and we do not guess.

What Must a Coral Lakes Seller Disclose?

A Coral Lakes seller in Cape Coral delivers the homeowners' association disclosure summary under section 720.401, the flood disclosure under section 689.302, and known facts that materially affect value, and the buyer receives the property tax disclosure under section 689.261. The association's estoppel certificate states dues and balances.

Data updated: October 2026 (Florida Statutes 2026, read October 15, 2026; association documents read October 15, 2026).

The association disclosure summary, section 720.401

Florida requires the buyer to receive the homeowners' association disclosure summary before signing. A buyer who does not get it may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and the right cannot be waived. Coral Lakes Community Association, Inc. is a chapter 720 homeowners' association, so the summary applies to every Coral Lakes sale.

The flood disclosure, section 689.302

The seller gives the buyer a flood disclosure at or before the time the sales contract is executed. It covers known flooding during the seller's ownership, flood insurance claims including NFIP claims, and flood assistance including FEMA's. The statute holds no right for the buyer to cancel over it. Zone X describes the map; the disclosure describes your home's history.

The property tax disclosure, section 689.261

The buyer receives a property tax disclosure summary that warns the seller's current tax bill is not a guide to the buyer's, because a sale resets the assessment. That is why the worked tax examples above use the sale price, not your bill.

Known defects and "as is"

Beyond the statutes, a Florida seller must disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove that duty (Johnson v. Davis, Supreme Court of Florida, 1985). A pre-listing inspection turns unknowns into knowns you can price.

The estoppel certificate

The buyer's title company asks Coral Lakes Community Association, Inc. for an estoppel certificate. Florida lets an association charge up to $299, plus $119 for delivery within 3 business days and $179 if the account is delinquent. The certificate is due within 10 business days of the request. This association's own estoppel fee is not published, and a Sawgrass at Coral Lakes seller may need a second certificate from the townhome association.

Leases a buyer inherits

A lease in Coral Lakes needs board approval, a 6 to 12 month term, 45 days' notice, an application fee of up to $100 and a refundable deposit of one month's rent; the Declaration sets a 6-month minimum term, so rentals under 6 months are not allowed. A seller with a tenant in place gives the buyer the lease and the approval early.

What Does It Cost to Sell a Coral Lakes Home?

In Lee County the seller of a Coral Lakes home in Cape Coral customarily pays the deed documentary stamps at 70 cents per $100 and the owner's title insurance policy, and the contract controls. At the $245,990 townhome median those two lines and an estoppel certificate total $3,325.95 before commission, prorations and payoff.

Data updated: October 2026 (Florida Statutes 2026, s. 201.02 and s. 720.30851; Florida Administrative Code Rule 69O-186.003; read October 15, 2026).

The computable lines at three Coral Lakes prices

The arithmetic at $245,990 is 2,460 units of $100 times $0.70 for the stamps, and $575.00 on the first $100,000 plus $729.95 on the next $145,990 for the title premium at $5.75 and $5.00 per $1,000. Your title company's quote governs.

Who customarily pays what in Lee County

The seller customarily pays the documentary stamp tax on the deed and the owner's title insurance policy and chooses the closing agent; the buyer customarily pays to record the deed and all costs of a new mortgage. These are customs, not law, and the contract controls. Coral Lakes has no CDD or special assessment payoff on the record.

Commission

We do not print a commission figure, because no dated first-party document sets one and commission is negotiated. We show it on your net sheet as the number we agree.

Prorations and payoff

Property taxes are prorated to the closing date, and the association's dues are settled through the estoppel certificate. Your mortgage payoff comes from your lender. All three appear on the net sheet we prepare with your valuation.

More on closing costs

For the full picture of seller closing costs in Florida, including the items not shown here, read our Coral Lakes selling plan, which walks through the process and the timeline.

Do Location, Schools and Roads Change a Coral Lakes Price?

Location sets the buyer pool for a Coral Lakes home in Cape Coral: one gated entrance onto Del Prado Boulevard North, a Publix and an emergency room each 1.7 route miles from the clubhouse, downtown Fort Myers at 8.7 miles and the airport at 24.1. Schools are assigned by choice zones, not one school.

Data updated: October 2026 (OSRM route miles on OpenStreetMap data from the clubhouse, October 15, 2026; School District of Lee County Student Enrollment Plan 2026 to 2027 and zone layer; Lee County toll fares; operators' pages, read October 15, 2026).

Route miles from the Coral Lakes clubhouse

Every trip leaves through the single Coral Lakes Boulevard entrance onto Del Prado Boulevard North.

Bridges and tolls

Coral Lakes reaches North Fort Myers and Punta Gorda without crossing the Caloosahatchee River, and its routes to Fort Myers, the airport and Naples use the US 41 bridges, which carry no LeeWay plaza. Tolls are charged only from Fort Myers toward Cape Coral or Sanibel: $2.00 at the Cape Coral and Midpoint plazas with a transponder, and $6.00 at the Sanibel plaza with a transponder.

Schools: a pool, not one assigned school

Lee County assigns students through choice zones under its Student Enrollment Plan 2026 to 2027. On the district's published zone layer every Coral Lakes address is in Elementary Proximity Zone B and Middle Proximity Zone CC; for high school, 715 of 746 address points are in West Zone 1 and 31 in West Zone 2 (Golden Pond Court, Coral Fields Way and part of Deerfield Lake Court). The district's own lookup decides for an address, and we print no school grade or "zoned school."

City utilities and services

Water and sewer come from the City of Cape Coral, electricity from Lee County Electric Cooperative, and trash collection by Waste Pro on Fridays, which the Welcome packet says is included in real estate taxes. No Utilities Extension Project assessment polygon contains any Coral Lakes sample point, so a buyer inherits no UEP balance.

The amenities a buyer reads

The clubhouse tract of 4.603 acres holds a 3,544 square foot heated clubhouse with a main hall, a kitchen for catered functions and meeting rooms, a resort-style pool and a smaller neighborhood pool, a fitness center, tennis and basketball courts, ball fields and a playground. The gate has an RFID resident lane and a guest lane with a call box or app pass. The nearest golf is Del Tura Golf Club at 4.7 route miles and the nearest public boat ramp Rosen Park at 7.6.

Want a Free In-Person CMA for Your Coral Lakes Home?

A free in-person comparative market analysis for your Coral Lakes home in Cape Coral starts with a walkthrough by Jesse McGreevy or Marc Comisar and ends with a written range from the county's recorded sales for your product, section and size, the builder's sales shown separately, and a net sheet.

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

Book your Coral Lakes walkthrough

Request a free Coral Lakes home valuation or call Jesse direct at (239) 898-6072. We bring the 12-month sale list for your section, the size-matched comparables, the builder's recorded townhome sales where they matter, and the documents a buyer will ask for. There is no obligation.

Nearby valuations and guides

• Coral Lakes community guide: the gate, the sections, the association, flood, schools and daily life.
• Sell your home in Coral Lakes: the selling process, timing and costs.
• Buy a home in Coral Lakes: choosing a section and product and the purchase process.
• Cape Coral home valuation: the city by ZIP code and by the water behind the lot.
• Sandoval home valuation: the rival community's own comparables.
• Entrada, Bella Vida and Stonewater: nearby communities a Coral Lakes buyer also tours.

Frequently Asked Questions, Seller Edition: Coral Lakes Home Values

These answers are for owners of Coral Lakes homes in Cape Coral who want to know what a home is worth and why. They use the same county record, MLS pull, association documents and Florida rules as the rest of this page, and they say plainly where a figure is not published.

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 builder's page, read October 15, 2026).

What is my Coral Lakes home worth today?

It depends on your product, section, street, size and condition, not on the community median. Recorded medians in Coral Lakes in Cape Coral run from $245,990 for the builder's townhome sales to $342,000 for the 16 single-family resales, with $237,500 over 36 months for the 2007 Weeping Willow Court homes (Lee County recorded sales; our analysis). Request a free Coral Lakes home valuation or call Jesse direct at (239) 898-6072.

What are Coral Lakes home values right now?

Lee County recorded 67 Coral Lakes sales in the 12 months to September 25, 2026, at a $247,990 median, from $195,000 to $605,000. An estimated 45 were builder-direct townhome sales at $245,990 and 22 were resales at $307,500. That headline describes the whole community; your own product's figure is the one that prices your home.

What is the median home price in Coral Lakes?

The median of all 67 recorded sales in the 12 months to September 25, 2026 was $247,990. By product: $342,000 for the 16 single-family resales; $245,990 for the estimated 45 builder-direct townhome sales; and the three 2007 Weeping Willow Court resales at $195,000, $210,000 and $217,000 (Lee County recorded sales; our analysis).

What is the average home price in Coral Lakes?

We publish medians, not averages, because a single $605,000 sale in a small set moves an average far more than a median. The median of all 67 recorded sales was $247,990, and the median of the 16 single-family resales was $342,000.

Are home prices dropping in Coral Lakes?

The all-sales median fell 6.4 percent, from $265,000 to $247,990, between the prior 12 months and the 12 months to September 25, 2026, mostly because the builder's townhome prices fell. On the like-for-like single-family line, the calendar median was $430,000 in 2023 on 13 sales and $344,000 for 2026 through September 25, 20.0 percent lower (Lee County recorded sales; our analysis).

Is the Coral Lakes housing market going to crash?

We do not forecast. The record shows the count falling as the builder sells through (estimated builder-direct sales 86 to 45 between the two windows) while resales held at 22 against 23. That is a market changing its mix, and we price from what it shows each month.

How much is a single-family home worth compared with a townhome?

In the 12 months to September 25, 2026 the 16 single-family resales recorded a $342,000 median and the builder's townhome sales a $245,990 median, a gap of $96,010. The products differ in size, age, lot and association layers, so the gap is not a premium for the same home.

What is a Sawgrass at Coral Lakes townhome worth?

The three townhome resales recorded $244,900, $247,500 and $259,000, inside the builder's recorded range of $235,000 to $287,990 at a $245,990 median. On October 10, 2026, eight Sawgrass at Coral Lakes listings asked from $249,990 to $289,900 (Southwest Florida MLS, Matrix). Condition, building position, garage and upgrades place a home within that evidence.

What is a Weeping Willow Court home of 2007 worth?

The 12 resales of the 36 months to September 25, 2026 recorded a $237,500 median, from $195,000 to $280,000, and the three of the last 12 months were $210,000, $217,000 and $195,000. The MLS shows one more closing at $190,000 on September 25, 2026 (pulled October 10, 2026).

Which Coral Lakes section sells for the most?

Unit Two, the large-home section on Sawgrass Lake Court, recorded seven sales from $370,000 to $574,900 over 60 months and one sale of $453,505 in the 12 months. The original plat ($350,000 over 24 months) and Phase D ($347,450 over 24 months) priced close to each other. The highest single sale of the 12 months, $605,000, was in Phase D on Amber Lake Drive.

Does my street change my Coral Lakes home's value?

Less than your size does. On Keystone Lake Drive a 2,471 square foot home sold for $280,000 while two 1,838 square foot homes sold for $325,000 and $344,000. Three homes of 2,603 square feet on three different streets sold within $15,000 of each other. We read the street after size and bedrooms.

What is the price per square foot in Coral Lakes?

The median was $158.58 per square foot of county heated area for the 16 single-family resales, $144.68 for all 28 sales with a heated area on the roll, and $133.80 for the nine Sawgrass at Coral Lakes sales with one. Per-square-foot figures fall as size rises, so we use them as a cross-check, never as the valuation.

How fast are homes selling in Coral Lakes?

The median Coral Lakes closing took 48 days on market in the 12 months to September 25, 2026: 47 days for Sawgrass at Coral Lakes and 53.5 days for the single-family homes (Southwest Florida MLS, Matrix, pulled October 10, 2026). Cumulative days on market including relists: Information not available at time of publishing (checked 2026-10-07).

What percent of list price do Coral Lakes homes sell for?

The median was 97.17 percent of the final list price across 53 MLS closings; 96.96 percent for single-family homes and 98.15 percent for Sawgrass at Coral Lakes. The ratio is against the final list price, so earlier reductions are hidden. The ratio against the original list price: Information not available at time of publishing (checked 2026-10-07).

How many Coral Lakes listings will I compete with?

On October 10, 2026, Coral Lakes had 18 active MLS listings and 14 pending: 8 single-family listings ($284,980 to $424,999), 2 of the 2007 homes and 8 in Sawgrass at Coral Lakes. Months of supply was 6.0 for the single-family homes and 2.8 for the townhomes (Southwest Florida MLS, Matrix).

How accurate is an automated estimate for a Coral Lakes home?

Less accurate here than in most communities, because an estimated 45 of the 67 sales were builder first sales of townhomes, the roll had not measured 39 new homes, and dues are unpublished. A model that reads "Coral Lakes" as one place inherits a $247,990 median that is $94,010 below the single-family resale median.

How is a CMA different from an appraisal in Coral Lakes?

A comparative market analysis is our written opinion of a list price range, built from recorded sales, active listings and a walkthrough. An appraisal is a licensed appraiser's opinion of value for a lender. Both start from the same recorded Coral Lakes sales, and a good CMA anticipates what the buyer's appraiser will use.

Why do the MLS and county numbers for Coral Lakes differ?

The county recorded 67 sales and the MLS 53 closings because about 14 Sawgrass at Coral Lakes builder closings did not pass through the MLS. The older sections match exactly, 19 and 19. The county count leads every price figure, and the MLS supplies pace and supply.

Does a lake lot add value in Coral Lakes?

We print no lake premium, because three of four older homes are lake-coded and the 12-month file is too small to isolate one. In a valuation we set lake-coded and interior sales of the same size side by side when the file allows, and the lakes allow viewing and catch-and-release fishing from your own backyard, not boating or swimming.

Does the flood zone affect my Coral Lakes home's value?

Every Coral Lakes address point is in FEMA's unshaded zone X, effective November 17, 2022, so the flood map does not separate one Coral Lakes home from another. It is a fact you can document, and Cape Coral's CRS Class 5 takes 25 percent off every NFIP policy. We claim no price premium for it.

Do I need an elevation certificate to sell in Coral Lakes?

No statute requires one for a zone X sale, but a buyer's insurer may ask. The City of Cape Coral keeps elevation certificates on its Forerunner portal by address. If one exists for your home, put it in the listing file.

Do I need to disclose flood history in Coral Lakes?

Yes. Under section 689.302 you give the buyer a flood disclosure at or before the contract covering known flooding during your ownership, flood insurance claims and flood assistance. No NFIP claim is recorded in the census block group around Coral Lakes for any date, which says nothing about your own home's history.

How does my roof affect my Coral Lakes sale?

An original roof on a 2006 or 2007 home is 19 to 20 years old in 2026. Citizens requires a four-point inspection for homes over 20 years old, and under section 627.7011(5) an insurer must allow an inspection of an older roof. A roof inspection and the permit date in the listing file let a buyer's insurer quote quickly.

What repairs should I make before listing in Coral Lakes?

Fix what a buyer's inspector will find cheaply, document the roof, air conditioning and openings, and price the rest. The 2,471 square foot sales, $280,000 to $365,000 on one size, show how much condition moves a price here. We walk the home and tell you which repairs return their cost.

What are the Coral Lakes HOA dues a buyer will ask about?

The master association bills dues quarterly (January 1, April 1, July 1 and October 1) but does not publish the amount; the budget is behind the member portal and the estoppel certificate states it at a sale. Dues cover the gates, lawn care and irrigation, exterior pest control, street repairs, a bulk internet package and the amenities.

What does the Coral Lakes estoppel certificate cost?

The association's own fee is not published. Florida caps an estoppel certificate at $299, plus $119 for delivery within 3 business days and $179 if the account is delinquent, under section 720.30851, and the certificate is due within 10 business days of the request.

Who pays the $1,000 resale contribution?

The buyer pays it at closing. Section 8.4 of the consolidated Declaration (as of October 2023) sets two months of assessments on a home's first transfer and $1,000 on each resale, payable by the purchaser. You do not owe it, but it is part of your buyer's cash to close.

Does Coral Lakes have a CDD or a special assessment?

No community development district or MSBU covers Coral Lakes, and no Utilities Extension Project assessment polygon contains any Coral Lakes sample point. The "Coral Lakes Community Development District" on the state list is in Charlotte County, a different place. Any special assessment voted by an association appears on the estoppel certificate.

Can my buyer rent the home after purchase?

Yes, within the association's rules: board approval, a 6 to 12 month term, 45 days' notice, an application fee of up to $100 and a refundable deposit of one month's rent; the Declaration sets a 6-month minimum term, so rentals under 6 months are not allowed. A buyer who plans short-term rentals cannot count on them.

What are seller closing costs in Lee County for a Coral Lakes home?

The computable lines at the $342,000 single-family median are $2,394.00 in deed stamps, about $1,785.00 for the owner's title policy on the state schedule and up to $299.00 for the estoppel certificate, $4,478.00 before commission, prorations and payoff. The contract controls who pays.

Do Coral Lakes sellers compete with new construction?

Townhome sellers do, directly: the builder recorded an estimated 45 first sales at a $245,990 median in the 12 months and still owns 15 of 226 lots. The smallest single-family homes compete with those townhomes on price too. We show the builder's sales beside your comparables, never inside them.

How does my price compare with Sandoval?

Sandoval recorded 92 sales at $359,500 in the same 12 months, none builder-direct; Coral Lakes' 16 single-family resales recorded $342,000. The products, dues and flood designations differ, so read our Sandoval home valuation for that community's own comparables.

Should I price at the median?

Only if your home is the median home of your product. The 2,603 square foot sales ($330,000 to $345,000) sat at the single-family median, the 1,630 square foot sales ($287,500 and $290,000) below it and the 3,501 square foot sale ($605,000) far above. We price from your size-matched set, not the median.

What is the highest recent sale in Coral Lakes?

$605,000 on Amber Lake Drive on August 17, 2026: a 2007 Phase D home of 3,501 square feet of county heated area with five bedrooms and five baths. The next highest was $453,505 on Sawgrass Lake Court on April 13, 2026.

Is "Coral Lakes" in Cape Coral the same as other places with that name?

No. Coral Lakes in Boynton Beach and a Coral Lakes in Punta Gorda in Charlotte County are different places, Sawgrass Lake Court is a street of single-family homes and not Sawgrass at Coral Lakes, "Sunset Lakes" is the planned development's ordinance name, and Coral Oaks is the city's golf course. A comparable from the wrong place misprices a home.

Do I owe capital gains tax when I sell?

The IRS home-sale exclusion and its tests are set out in IRS Topic No. 701; ask your tax adviser how it applies to you. If you are a foreign seller, the buyer generally withholds 15 percent of the amount realized under FIRPTA, 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000, and nothing where the buyer will live in it and the price is $300,000 or less.

Is now a good time to sell in Coral Lakes?

The record shows resales steady at 22 a year, single-family supply at 6.0 months and the builder still selling townhomes. Whether now is right depends on your plan and your home, not on a prediction. Call Jesse direct at (239) 898-6072 and we will price your home against the last 12 months of sales.

Is the Coral Lakes valuation really free, and do I have to list with you?

Yes, it is free, and you do not have to list with us. You receive a written range, the recorded comparables, the builder's sales shown separately, the flood information and a net sheet, and you keep the file whether or not you list.

Why choose McGreevy and Comisar to value a Coral Lakes home?

We price on the county's recorded sales for your product and size, we keep the builder's sales in their own column, we read the association documents before a buyer's agent does, and we are Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072 for a free valuation.

What Coral Lakes Sellers Say About Working With Us

McGreevy and Comisar are a top-reviewed Southwest Florida listing team, and these three reviews speak to pricing and market insight, the heart of a Coral Lakes valuation. We publish no aggregate score. Our clients write their reviews in their own words, each quote below names the review site it was posted on, every review we quote is a five-star review, and we do not edit, composite or summarize a client's words.

★★★★★ "This was another wonderful experience with Jesse. Considering this trying economic time, he put us at ease through the entire process of pricing, negotiating and closing. We always recommend Jesse to our friends and hope to use him again in the future." Verified Zillow review

★★★★★ "Marc is prepared to assist you in any area of real estate,buying,selling,renting..ect. He and his team make the process stress free and if you prepare your home for the market and are realistic on the value of your property,then you better be prepared to move because Marc will sell your home. Thanks again Marc for selling our home, finding us a community to build a home, and also finding us a place to rent until our home is built(on the same street we lived on). Like I said the first time we talked ..YOU ARE THE MAN." Verified Zillow review

★★★★★ "Marc and Jessie were a great team to work with. They had excellent insight into the market and directed us through a very smooth sale of our Condo in Florida. Given the market competition, we felt that this team did a great job overall. I would highly recommend them." Verified Zillow review

Ask for the same care on your Coral Lakes home

The same partners who earned those reviews will price your home. Request a free Coral Lakes 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 Coral Lakes figures above is public, and a buyer's lender, insurer and agent will read many of them. These are the ones a Coral Lakes seller actually uses, each linked to the issuing authority's own copy rather than a reprint, so you read the current version.

Sources

Every Coral Lakes figure on this page traces to one of the sources below, read or probed on October 15, 2026 unless a line gives another date. Market figures carry the window and pull date stated beside them in the body. We cite government, statutory, association, recorded-instrument, operator and builder first-party pages only.

1. Lee County Property Appraiser (roll file dated October 4, 2026 and the recorded-sale file; our analysis). https://www.leepa.org
2. Lee County Property Appraiser, Property search. https://www.leepa.org/Search/PropertySearch.aspx
3. Lee County Property Appraiser, Sale Data Files. https://www.leepa.org/Roll/SDFTxt.aspx
4. Lee County Property Appraiser, Sales List Generator. https://www.leepa.org/Onlinereports/SalesListGenerator.aspx
5. Lee County Property Appraiser, parcel display (clubhouse tract R-1). https://www.leepa.org/Display/DisplayParcel.aspx?FolioID=10497032
6. Lee County Property Appraiser GIS, parcel fabric. https://gissvr.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0
7. Lee County Property Appraiser GIS, subdivisions layer. https://gissvr.leepa.org/gissvr/rest/services/ParcelDetails/MapServer/33
8. Lee County Property Appraiser GIS, hazards and flood zones. https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer
9. Lee County Property Appraiser, 2026 Taxing District Millage Book, printed October 9, 2026 (district 057). https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf
10. Lee County Property Appraiser, General Exemption Information, tax year 2026. https://www.leepa.org/Exemption/GeneralExemptionInfo.aspx
11. Lee County Property Appraiser, Tax Estimator. https://www.leepa.org/taxestimator/default.aspx
12. Coral Lakes Community Association, home page. https://www.ourcorallakes.com/
13. Coral Lakes Community Association, Welcome packet, April 2026. https://www.ourcorallakes.com/documents/Welcome-FinalApr26.pdf
14. Coral Lakes Community Association, Rules and Regulations approved November 7, 2024. https://www.ourcorallakes.com/documents/CLM-Rules-and-Regulations-11-7-2024.pdf
15. Coral Lakes Community Association, Consolidated Declaration of Covenants and Restrictions, original and 4 amendments as of October 2023. https://www.ourcorallakes.com/documents/Consoladated-Coral-Lakes-Covenant-10-23.pdf
16. Coral Lakes Community Association, public amenity feed. https://www.ourcorallakes.com/api/site/amenities
17. Coral Lakes Community Association, public event feed. https://www.ourcorallakes.com/api/site/events
18. Florida Division of Corporations, Coral Lakes Community Association, Inc., N05000011826. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n05000011826-36c6e029-72f7-4bd7-92c9-55d1a55437a3&searchTerm=S&listNameOrder=S
19. Florida Division of Corporations, Sawgrass Village of Coral Lakes Homeowners Association, Inc., N21000010904. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n21000010904-87b49a0f-f8f3-4339-afce-a3863d00a941&searchTerm=S&listNameOrder=S
20. Florida Department of Commerce, Official List of Special Districts (report of October 15, 2026). https://specialdistrictreports.floridajobs.org/OfficialList/DistrictWebsitePDF
21. Florida Department of Commerce, dissolved special districts list. https://specialdistrictreports.floridajobs.org/OfficialList/DissolvedDistrictPDF
22. Centex (PulteGroup), Sawgrass at Coral Lakes community page, builder marketing, read October 15, 2026. https://www.centex.com/homes/florida/fort-myers/cape-coral/sawgrass-at-coral-lakes-210711
23. Gulfshore Business, "Construction begins on Sawgrass at Coral Lakes townhomes in Cape Coral" (undated page). https://www.gulfshorebusiness.com/editorschoice/construction-begins-on-sawgrass-at-coral-lakes-townhomes-in-cape-coral/article_161eddf8-42b8-5cbf-beba-374249611684.html
24. City of Cape Coral, address points layer (Community = CORAL LAKES). https://capeims.capecoral.gov/arcgis/rest/services/OpenData/Addresses/MapServer/0
25. City of Cape Coral, Public Works canals layer. https://capeims.capecoral.gov/arcgis/rest/services/OpenData/PublicWorks/MapServer/11
26. City of Cape Coral, DCD open data (zoning and future land use). https://capeims.capecoral.gov/arcgis/rest/services/OpenData/DCD/MapServer
27. City of Cape Coral, City Planning Public Hearing Cases (RZN26-000006). https://www.capecoral.gov/departments/development_services/city_planning_division/city_planning_public_hearing_cases.php
28. City of Cape Coral (eScribe), Hearing Examiner agenda, October 20, 2026. https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=30eb6bec-6552-427b-b11c-11f55cd190b3&Agenda=Agenda&lang=English
29. City of Cape Coral (eScribe), City Council agenda, January 24, 2024 (Ordinances 3-24 and 4-24). https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=0a9f332b-9884-40f2-a99d-7eeb91b1360d&Agenda=Agenda&lang=English
30. City of Cape Coral (eScribe), City Council agenda, July 24, 2024 (Del Prado Blvd N and Averill Blvd signal). https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=69bc5b52-5ae1-4f15-aa61-6debab7996bf&Agenda=Agenda&lang=English
31. City of Cape Coral, Utilities Extension Project, North 1. https://www.capecoral.gov/uep/north_1.php
32. City of Cape Coral, Yellow Fever Creek Preserve, Parks GO Bond project page (July 2026 update). https://www.capecoral.gov/departments/parks_recreation/parks_go_bond/go_bond_projects/yellow_fever_creek_preserve.php
33. City of Cape Coral, SUN Trail Program (Kismet Parkway). https://www.capecoral.gov/departments/public_works/capital_improvements/projects/sun_trail_program.php
34. City of Cape Coral, Flood Protection (CRS Class 5). https://www.capecoral.gov/departments/development_services/building_division/flood_protection.php
35. City of Cape Coral, FEMA (the November 22, 2024 CRS notice). https://www.capecoral.gov/departments/emergency_management_resilience/fema.php
36. City of Cape Coral, flood elevation certificate portal (Forerunner). https://capecoralfl.withforerunner.com/
37. City of Cape Coral, Substantial Improvement / Damage Application Checklist and Notice, updated July 1, 2025. https://www.capecoral.gov/Documents/Document%20Hub/Permit%20Document%20Center/Improvements%20and%20Repairs%20of%20Buildings%20in%20Flood%20Zones/Substantial%20Improvement%20Damage%20Application%20Checklist%20-%20FEMA%20Packet%207-1-25%20-%20Fillable.pdf
38. City of Cape Coral, Assessments (annual rates). https://www.capecoral.gov/departments/financial_services/customer_billing_services/assessments/index.php
39. City of Cape Coral, Water, Wastewater and Irrigation Rate Schedules, effective October 1, 2026. https://www.capecoral.gov/Documents/Departments/Financial%20Services/Customer%20Billing%20Services/UT-Rates-Current.pdf
40. City of Cape Coral, EnerGov Citizen Self Service (permit search). https://energovweb.capecoral.gov/EnerGovProd/SelfService
41. City of Cape Coral, Boat Ramps and Parking. https://www.capecoral.gov/departments/parks_recreation/park_services/boat_ramps_parking.php
42. Cape Coral Breeze, "Cape council sets fees, assessments," August 26, 2026. https://www.capecoralbreeze.com/news/breaking-news/2026/08/26/cape-council-sets-fees-assessments-2/
43. Troon, Del Tura Golf Club. https://troon.com/course/del-tura-golf-club
44. Publix Super Markets, store locator (Shoppes at North Cape). https://services.publix.com/api/v1/storelocation?zipCode=33909
45. AdventHealth, AdventHealth Cape Coral ER. https://www.adventhealth.com/locations/emergency-rooms/cape-coral
46. Lee Health, Cape Coral Hospital Emergency Department. https://www.leehealth.org/locations/find-a-location/cape-coral-hospital-emergency-department
47. Florida Department of Health, Florida Trauma Centers (updated July 23, 2026). https://www.floridahealth.gov/wp-content/uploads/2025/08/Florida-Trauma-Centers.pdf
48. Lee County (LeeWay), Standard Toll Fares. https://www.leegov.com/tolls/cost
49. Lee County (LeeWay), Toll locations. https://www.leegov.com/tolls/locations
50. Lee County Public Safety, "Lee County Broadens Evacuation Orders; Additional Shelters to Open," September 27, 2022. https://www.leegov.com/publicsafety/News%20Documents/Lee%20County%20Broadens%20Evacuation%20Orders;%20Additional%20Shelters%20to%20Open.pdf
51. Lee County Public Safety, Milton evacuation release, October 7, 2024. https://www.leegov.com/publicsafety/News%20Documents/10-7-24_FINAL_Lee%20County%20orders%20evacuations%20for%20some%20residents%20opens%20some%20shelters%20in%20advance%20of%20Hurricane%20Milton.pdf
52. Lee County, Facebook Live advisory, Helene, September 26, 2024. https://www.leefl.gov/countymanager/News%20Documents/FACEBOOK%20LIVE%20ADVISORY-%20Helene%20-%2092624.pdf
53. Lee County Emergency Management, Do you know your evacuation zone? https://www.leefl.gov/publicsafety/emergencymanagement/knowyourzone
54. Lee County Public Safety, evacuation zones layer. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Aware_Layers/FeatureServer/1
55. FEMA, National Flood Hazard Layer. https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
56. FEMA, Flood Map Service Center. https://msc.fema.gov/portal/home
57. FEMA FloodSmart, What is my flood risk. https://www.floodsmart.gov/flood-zones-and-maps/what-is-my-flood-risk
58. FEMA FloodSmart, What is my flood zone. https://www.floodsmart.gov/flood-zones-and-maps/what-is-my-flood-zone
59. OpenFEMA, NFIP claims (as of September 8, 2026). https://www.fema.gov/api/open/v3/NfipClaims
60. OpenFEMA, NFIP policies (as of September 8, 2026). https://www.fema.gov/api/open/v3/NfipPolicies
61. OpenFEMA, Housing Assistance Owners. https://www.fema.gov/api/open/v2/HousingAssistanceOwners
62. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian. https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
63. U.S. Geological Survey, 3D Elevation Program point query service. https://epqs.nationalmap.gov/v1/json
64. Florida Building Commission, 2023 Effective Dates. https://www.floridabuilding.org/fbc/Publications/2023_Effective_Dates.pdf
65. Florida Building Commission, home (8th Edition in force). https://www.floridabuilding.org/c/default.aspx
66. Florida Statutes 2026, section 215.5586, My Safe Florida Home. https://www.flsenate.gov/Laws/Statutes/2026/215.5586
67. Florida Department of Financial Services, My Safe Florida Home. https://myfloridacfo.com/mysafeflhome
68. Florida Statutes 2025, chapter 627 (section 627.7011). https://www.flsenate.gov/Laws/Statutes/2025/Chapter627/All
69. Florida Statutes 2026, section 627.711, uniform mitigation verification inspection form. https://www.flsenate.gov/Laws/Statutes/2026/627.711
70. Florida Office of Insurance Regulation, Uniform Mitigation Verification Inspection Form OIR-B1-1802. https://floir.gov/docs-sf/default-source/property-and-casualty/oir-b1-1802.pdf
71. Citizens Property Insurance Corporation, 2026 Approved Rate Changes by County. https://www.citizensfla.com/documents/20702/39683240/2026+Approved+Rate+Changes+by+County.pdf/b50f8cfc-3ff4-8178-6e26-cb047ff7f0f7
72. Citizens Property Insurance Corporation, Inspections (4-point and roof rules). https://www.citizensfla.com/inspections
73. Citizens Property Insurance Corporation, Your Wind Mitigation Inspection. https://www.citizensfla.com/-/content-your-wind-mitigation-inspection
74. Florida Statutes 2026, section 201.02, tax on deeds. https://www.flsenate.gov/Laws/Statutes/2026/201.02
75. Florida Statutes 2026, section 201.08, tax on notes and mortgages. https://www.flsenate.gov/Laws/Statutes/2026/201.08
76. Florida Statutes 2026, section 199.133, nonrecurring intangible tax. https://www.flsenate.gov/Laws/Statutes/2026/199.133
77. Florida Statutes 2026, section 28.24, service charges (recording). https://www.flsenate.gov/Laws/Statutes/2026/28.24
78. Florida Administrative Code, Rule 69O-186.003, title insurance rates. https://www.flrules.org/gateway/RuleNo.asp?title=Title%20Insurance%20Rules&ID=69O-186.003
79. Florida Statutes 2026, section 689.302, disclosure of flood risks. https://www.flsenate.gov/Laws/Statutes/2026/689.302
80. Florida Statutes 2026, section 689.261, disclosure of ad valorem taxes. https://www.flsenate.gov/Laws/Statutes/2026/689.261
81. Florida Statutes 2026, section 720.401, disclosure summary and contract cancellation. https://www.flsenate.gov/Laws/Statutes/2026/720.401
82. Florida Statutes 2026, section 720.30851, estoppel certificates. https://www.flsenate.gov/Laws/Statutes/2026/720.30851
83. Florida Department of Business and Professional Regulation, Estoppel Certificate Fees notice. https://www2.myfloridalicense.com/lsc/documents/ESTOPPEL_CERTIFICATE_FEES.pdf
84. Florida Department of Revenue, Save Our Homes annual assessment limitation table. https://floridarevenue.com/property/Documents/SaveOurHomes.pdf
85. Florida Department of Revenue, Documentary Stamp Tax. https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx
86. Supreme Court of Florida, Johnson v. Davis, 480 So. 2d 625 (Fla. 1985). https://law.justia.com/cases/florida/supreme-court/1985/65330-0.html
87. Internal Revenue Service, Topic No. 701, Sale of your home. https://www.irs.gov/taxtopics/tc701
88. Internal Revenue Service, FIRPTA withholding. https://www.irs.gov/individuals/international-taxpayers/firpta-withholding
89. School District of Lee County, Student Enrollment Plan 2026 to 2027. https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
90. LeeCountyFLGIS, School Proximity Zones feature service (data supplied by the School District). https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/School_Proximity_Zones/FeatureServer
91. School District of Lee County, school zone lookup (2026 to 2027). https://www.schoolsitelocator.com/apps/leecounty/
92. Southwest Florida MLS (Matrix), Residential, Development CORAL LAKES and SAWGRASS AT CORAL LAKES, closings September 26, 2025 to September 25, 2026 and active and pending listings on October 10, 2026, pulled October 10, 2026, our analysis (cited as text).
93. Lee County recorded sales (DOR-qualified) on the Coral Lakes legal descriptions, September 26, 2025 to September 25, 2026, Lee County Property Appraiser public sale files, our analysis (cited as text).

Your Local Real Estate Experts

By Jesse McGreevy and Marc Comisar. For this page we tracked 67 recorded Coral Lakes sales from the Lee County file, matched the 53 MLS closings on its two MLS names, read the association's Declaration, Rules and Welcome packet and the State of Florida corporation records, and checked the flood, insurance and tax rules a buyer's lender, insurer and inspector will apply, so each figure comes from a public record you can check.

If you are thinking, "I need someone to sell my house in Coral Lakes, Florida," 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 are selling a single-family home in the original plat, Unit Two or Phase D, a Weeping Willow Court home or a Sawgrass at Coral Lakes townhome, 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

We are a top-reviewed Southwest Florida team on Google. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. To see Cape Coral homes for sale, including any Coral Lakes listings, browse Domain Realty Group's Cape Coral listings. 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 Coral Lakes home valuation. Call Jesse direct at (239) 898-6072, and there is no obligation.

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.

Updated October 2026. This page is general information about Coral Lakes home values, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. For your specific property, ask us for the file. County sales from Lee County Property Appraiser public files, analyzed October 2026. Market data from Southwest Florida MLS, pulled October 10, 2026. Brokered by Domain Realty.