Updated October 2026
<p>What is your Isles of Porto Vista condo worth? A written range from 13 Lee County recorded sales on one plan, your building's association record and the MLS pace. Free valuation from McGreevy and Comisar. Call (239) 898-6072.</p>
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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 18 condominium associations, the amenities, the rental apartments next door, flood, schools and daily logistics, our Isles of Porto Vista community guide covers it, and our Cape Coral guide covers the wider market. This page answers one question: how an Isles of Porto Vista condo is actually priced, on the Lee County record.
An Isles of Porto Vista condo in Cape Coral is worth what recorded sales of the same plan, building, floor and condition support. Lee County recorded 13 Isles of Porto Vista sales in the 12 months to September 25, 2026, from $135,000 to $195,000 at a $157,000 median, every one a resale of a two-bedroom, two-bath condominium.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis of the Lee County Property Appraiser public roll and sale files).
We tracked every recorded Isles of Porto Vista sale in the 12 months to September 25, 2026: 13 sales, read one by one and sorted by street, date, size, year built and price. Every price opinion our team writes in Isles of Porto Vista starts from that record, and this page prints all 13 of them so you can check our reading.
Isles of Porto Vista is a for-sale condominium community in northeast Cape Coral, ZIP 33909, off De Navarra Parkway near Del Prado Boulevard North and North Tamiami Trail (US 41). The Lee County roll dated October 4, 2026 lists 215 condominium homes in 18 three-story buildings, each building declared as its own condominium with its own association, on Pomodoro Circle, Del Sol Lane and Tuscan Drive. The buildings were completed in 2006 and 2007. Every home on the roll is a two-bedroom, two-bath plan, and 214 of the 215 carry 1,280 square feet of county heated area (one carries 1,270).
That uniformity changes how a valuation works. In a community of single-family homes, size, lot and pool spread the prices apart. Here the plan is fixed, so the variables that move a price are the building and its association, the floor, the outlook over the lakes or the courtyard, the condition of the unit, and the documents that come with it. Thirteen sales is a small file, so we list the sales instead of leaning on the median, and we read the longer windows beside it.
| Figure | What it measures | Window and source |
|---|---|---|
| 13 sales | Recorded sales of Isles of Porto Vista condominiums, median $157,000, range $135,000 to $195,000 | The 12 months to September 25, 2026, Lee County recorded sales |
| $122.66 | Median price per square foot of county heated area across the 13 sales | Same window and source |
| 0 | Estimated builder-direct sales; all 13 were resales | Same window and source (builder-direct is an estimate) |
| $195,000 | Highest recorded sale, Pomodoro Circle, June 2, 2026 | Same window and source |
| $135,000 | Lowest recorded sale, Tuscan Drive, June 25, 2026 | Same window and source |
| 31 sales at $169,000 | The 24-month window, for a steadier read when one building has few sales | The 24 months to September 25, 2026, Lee County recorded sales |
| 3.7 months | Months of supply: 4 active listings against 13 closings over 12 months | Southwest Florida MLS (Matrix), pulled October 10, 2026 |
Each row has its own count and its own definition, so we never add the rows, average them or subtract one from another. The county rows come from deeds; the supply row comes from the MLS and carries its own date.
Start with four questions. Which of the 18 condominiums is your home in, and is its association active on the state's record? Which floor is it on, and what does it look out on? What has been replaced inside the unit and in the building, from the roof to the air handler? And which documents can you hand a buyer on the first day: the budget, the estoppel certificate, the reserve study and the insurance certificate? Those answers move an Isles of Porto Vista valuation further than the community median does, and the sections below measure each one the record allows.
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 and active inventory. 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, with Sold Data Entry rows excluded, and labels every such figure with its instrument. We never borrow a figure from a neighboring community to fill a gap, and a county price per square foot is always "per square foot of county heated area" and never set beside an MLS living-area figure.
Before you ask what an Isles of Porto Vista condo is worth, know that every home here is the same plan, so the building, the floor, the outlook, the condition and the documents set the price. Lee County recorded 13 sales at a $157,000 median in the 12 months to September 25, 2026, all of them under $200,000.
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; Florida Division of Corporations read October 10 and October 15, 2026).
Isles of Porto Vista sellers call McGreevy and Comisar because we price on the records that move an Isles of Porto Vista price: 13 Lee County recorded sales in 12 months, the status of your building's own association, the MLS pace and supply, and the Florida condominium deadlines a buyer will ask about. 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; Florida Division of Corporations read October 10, 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). If you are weighing the best real estate agents in Cape Coral, the test in a community of 18 separate condominiums is simple: ask who prices an Isles of Porto Vista condo on the county's recorded sales for your plan, who has read your building's association record on the state's database, and who can explain the difference between the community association and your building's association before the buyer's agent does.
We do not publish a story about an Isles of Porto Vista sale on this page. We publish the method we use on every one: the county's recorded sales for the plan, sorted by street, date and building; the longer windows when your building has had few sales; the MLS pace and supply beside them, labeled; your building's association status on the state's corporation records; the fee layers the MLS lists, labeled as agent-entered; the flood map for the ground your building stands on; the closest rival communities shown beside the record and never mixed with it; and a net sheet. You see every comparable we used, and you keep the file whether or not you list with us.
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. Isles of Porto Vista sits off De Navarra Parkway in northeast Cape Coral, and the usual route to Fort Myers runs down North Tamiami Trail (US 41). For an Isles of Porto Vista valuation, one of us walks the unit, reads the building's documents and returns the written range. Call Jesse direct at (239) 898-6072.
The fastest route to an Isles of Porto Vista home valuation is the address form at the top of this page. It takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with the recorded sales on your plan, your building's association status, the MLS pace and a seller net sheet.
Enter your address in the free Isles of Porto Vista 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.
A written range; the recorded sales we used, with street, date and price; the longer-window figures we read beside them; the adjustments we made for floor, outlook and condition and why; your building's association record and status on the state's database; the fee layers the MLS lists for the community, labeled as agent-entered; the FEMA zone and panel for the ground your building stands on; a list of the documents your buyer will receive under the Florida condominium resale law; and a net sheet. If you plan to list, the next step is our Isles of Porto Vista selling plan. If you own a Cape Coral home outside Isles of Porto Vista, start with our Cape Coral home valuation.
Three things make the first read faster and more accurate. The building number from your deed or tax bill, which names the condominium in the form "Isles of Porto Vista Condominium" and a number. The floor, the outlook and anything replaced since you bought: flooring, kitchen, baths, the air handler, the water heater, windows or doors. And the name of your building's management contact, so we can confirm the association's status and request the budget before we write a range.
An Isles of Porto Vista condo is priced in a fixed order: the plan, the building and its association, the floor and outlook, the condition, the fees a buyer will carry, the documents, and the competition from other listings and other condo communities. Each step narrows the 13 recorded sales until the comparables describe your unit, not the gate.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026).
| Step | The question | What decides it on the record |
|---|---|---|
| 1. Plan | Is your unit the community's one plan? | Roll: every unit 2 bedrooms, 2 baths; 214 of 215 at 1,280 square feet of county heated area |
| 2. Building | Which of the 18 condominiums, and is its association active? | Roll legal description; Florida Division of Corporations record for the building's association |
| 3. Street | Pomodoro Circle, Del Sol Lane or Tuscan Drive? | 10, 1 and 2 of the 13 recorded sales in 12 months |
| 4. Floor and outlook | Which of the three floors, and what does the unit look out on? | Walkthrough; the community has three stormwater lakes and no canal |
| 5. Condition | What has been replaced inside the unit and on the building? | Walkthrough; the City of Cape Coral permit record |
| 6. Carry | What will the buyer pay each year to own it? | MLS-listed fee layers, the tax bill, insurance |
| 7. Documents | Can the buyer read the budget, reserves and study on day one? | Florida Statutes section 718.503 resale package |
| 8. Competition | What else can the buyer buy for the money? | 4 active listings on October 10, 2026; Concordia and ZIP 33909 condominiums |
| 9. Net | What do you keep? | Deed stamps, owner's title, estoppel, proration, payoff |
Every Isles of Porto Vista home on the Lee County roll is two bedrooms and two baths. Of the 215 homes, 214 carry 1,280 square feet of county heated area and one carries 1,270. Some MLS listings describe a unit as two bedrooms plus a den, but the county roll shows one plan, and we price from the roll's measurement. That means the size step that dominates a single-family valuation drops out here, and the steps below carry the weight.
The deed or tax bill names the building. Each of the 18 condominiums is its own association with its own board, budget, reserves and fee, so two units on the same street can carry different costs and different paperwork. We read the building's association record on the state's corporation database before we quote a range, because a buyer's title company will. Sixteen of the 18 associations were active on the state's record when we read them on October 10, 2026; the Condominium 10 and Condominium 15 associations were administratively dissolved on September 25, 2026.
Pomodoro Circle holds 14 of the 18 buildings, so it holds most of the sales: 10 of the 13 in the 12 months to September 25, 2026. Del Sol Lane, with one building, recorded one sale, and Tuscan Drive, with three buildings, recorded two. The street matters less here than in a single-family community, because the plan and the amenity land are shared. It matters most as a way to find the right building.
Each building has three floors of four homes. The county record does not separate sales by floor, and it does not tag a lake outlook, so we read both by walking the unit and the building. The community has three stormwater lakes: a long lake on the east edge and two fountain lakes beside the entrance. Some homes look out on them; others look over the courtyard or the parking. We market the outlook as a feature and let the comparable sales show what buyers paid, without attaching a premium the record cannot prove.
Because the plan is fixed, condition is where two Isles of Porto Vista units part ways. We note what has been replaced inside the unit, and we read the building's permit history through the City of Cape Coral, which shows, for example, that a tile re-roof permit was issued on September 3, 2026 for the Condominium 18 building on Tuscan Drive. A buyer's inspector and insurer will ask about the roof, the air handler, the water heater and the openings, so the valuation asks first.
A buyer reads the fee layers, the tax bill and the insurance quote as part of the price. The MLS lists a master association fee of $145 to $175 a month on all 13 closings, and per-building condominium fees of $407 to $600 a month as reported in MLS listings of closed sales, 12 months to September 25, 2026; not confirmed with the associations. We show each layer separately and never add the building fee to the master fee, for the reasons the fee section explains.
Florida's condominium resale law gives a buyer the declaration, rules, budget, financial statement, the question-and-answer sheet and, where they exist, the milestone summary and the latest structural integrity reserve study, with 7 days to cancel after receiving them. A unit whose documents are ready, current and complete is easier to price and easier to sell. We assemble them before the first showing.
On October 10, 2026 the MLS showed 4 active Isles of Porto Vista listings and 1 pending sale. Four listings on one plan means a buyer compares your unit directly with theirs. We set those asking prices beside the recorded sales, labeled as asking prices, and we read the closest rival communities, Concordia above all, from the same record.
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 and estoppel. The contract controls, and we say so on every sheet.
The 13 sales ran from $135,000 on Tuscan Drive on June 25, 2026 to $195,000 on Pomodoro Circle on June 2, 2026, on the same two-bedroom, two-bath plan. The spread is $60,000 ($195,000 less $135,000), which is 44.4 percent of the lowest price ($60,000 divided by $135,000). Two sales closed a day apart in June 2026 at $152,000 and $135,000, and two closed a day apart in December 2025 at the same $145,000. The county file cannot say why prices on one plan sit so far apart. Building, floor, outlook, condition, timing and the terms of each sale can all explain it, and that is exactly what an in-person valuation reads and an algorithm cannot.
An automated estimate reads public records and prior sales. In Isles of Porto Vista it has no field for your building's own association and its status, the fee layers a buyer pays, the condition of a unit on a plan every neighbor shares, or the rental apartments that share the name, 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; Florida Division of Corporations read October 10 and October 15, 2026).
A portal estimate sees one community. The record shows 18 condominiums, each with its own declaration, association, board and budget, under one community association. Two units on the same plan can carry different fees, different reserves and different paperwork, and a buyer's lender and title company read the building, not the community. A valuation that does not name the building is pricing an average that no buyer can purchase.
Three names travel with Isles of Porto Vista. The Apartments at the Isles of Porto Vista are a separate rental property next door, held by single owners, with no recorded sale of any apartment in any window. Porto Vista on SW 50th Street, in ZIP 33914 in southwest Cape Coral, is a different condominium community with its own association. And Porto Vista Parkway is simply the entrance road here. A tool that matches by name can mix all three into one estimate. We match by legal description and ZIP code, and nothing from the apartments or the other Porto Vista enters any figure on this page.
When every unit has the same rooms and the same county heated area, the price spread comes from what a model cannot see: the floor, the outlook, the finish, the age of the air handler and the water heater, and how the unit shows. Thirteen sales spread $60,000 apart on one plan are the proof. An estimate built on square footage alone will put every unit at nearly the same number, and the record says they do not sell that way.
The county roll gives 1,280 square feet of heated area for 214 of the 215 units. Listings for these buildings report living areas that vary where the county shows one plan, and some describe a den. An estimate that mixes the two will report a price per square foot that compares unlike things. We print only the county's measure: $122.66 per square foot of county heated area across the 13 sales.
On September 25, 2026 the state recorded an administrative dissolution for an unfiled annual report against the Condominium 10 and Condominium 15 associations. The record is about the associations' corporate filings, not the condominiums or the deeds, and each association can apply to reinstate, with reinstatement relating back to the dissolution date. No automated estimate reads that record. A buyer's title company will, so a seller in either building should know the answer before listing.
Your unit competes with the 4 Isles of Porto Vista listings active on October 10, 2026, with Concordia's condominiums in the same ZIP code, and with the 79 condominium sales the county recorded in ZIP 33909 in the same 12 months. A portal estimate does not weigh what else a buyer can buy for the money. We set those markets beside your building's record, labeled by source.
An Isles of Porto Vista condo's value moves with its building and that building's association, its floor and outlook, its condition, its fee layers and the documents that come with it. The plan does not move it, because every home on the Lee County roll is the same two-bedroom, two-bath plan of about 1,280 square feet.
Data updated: October 2026 (Lee County roll dated October 4, 2026; Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026).
| Factor | What the record shows | How we use it in a valuation |
|---|---|---|
| Plan and size | All 215 units 2 bedrooms, 2 baths; 214 at 1,280 square feet of county heated area, one at 1,270 | Not a variable between units; we price per unit, and price per square foot only as a cross-check |
| Building | 18 condominiums, each with its own association, budget and fee | We read the building's association status and documents before we quote |
| Street | Pomodoro Circle 10 of 13 sales, Tuscan Drive 2, Del Sol Lane 1 | Locates the building; not a premium on its own |
| Year built | 2006 for 13 buildings (155 units), 2007 for 5 buildings (60 units) | Sets the likely milestone inspection year; not a price step on its own |
| Floor | Three floors of four homes in each building | Read on the walkthrough; the record does not separate sales by floor |
| Outlook | Three stormwater lakes; no canal, dock or golf course | Marketed as a feature; no premium attached without a recorded basis |
| Condition | Not on the county record | The main source of spread on one plan; read in person |
| Fee layers | MLS lists a master fee of $145 to $175 a month on all 13 closings; building fees as reported in MLS listings | A buyer prices the monthly cost; we show each layer with its label |
| Association status | 16 active and 2 administratively dissolved on September 25, 2026 | A title question for the two buildings; reinstatement can be filed |
| Condo safety law | Three stories, so the reserve study and milestone laws apply | A buyer asks for the study and the reserve schedule |
| Flood map | Zone X at all six points sampled | A lender and insurer question, not a premium we print |
Every buyer here is buying into two layers: the community and one building's condominium association. The building sets the fee, holds the reserves, carries the master insurance on the structure and answers the estoppel request. A unit in a building with a current budget, a completed reserve study and an active association record gives a buyer fewer questions to ask, and fewer questions usually means a cleaner offer. We do not publish a price difference by building, because each building recorded between zero and three sales in the 12 months to September 25, 2026, and a difference built on one or two sales is not a market.
With one plan, two units on the same floor of the same building can still sell apart. The buyer sees finish, flooring, the kitchen and baths, the age of the air handler and the water heater, and whether the unit has been cared for. The county record is blind to all of it, which is why an in-person walkthrough is the step that turns 13 recorded sales into a range for your unit.
A buyer who receives the budget, the reserve schedule, the reserve study and the insurance certificate early can price the unit; a buyer who has to wait for them prices the uncertainty instead. We assemble the resale package before the first showing so the buyer reads facts, not gaps.
A buyer's agent on an Isles of Porto Vista condo usually asks first for the building number, the monthly fee and what it covers, whether a special assessment is pending, the status of the reserve study, the roof's age, the insurance certificate, and the leasing and pet rules from the building's declaration. The answers live in the building's documents, so we read them before we price.
All 13 Isles of Porto Vista sales in the 12 months to September 25, 2026 were resales of the same plan, and a buyer reads your building, floor, condition and documents against that record, so your listing has to hold up against it. Start with a free Isles of Porto Vista home valuation built on those recorded sales, or read how we sell condos in Isles of Porto Vista, or start with our Southwest Florida home valuation, 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 Isles of Porto Vista, and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Recorded sales show that Isles of Porto Vista condos sold 13 times in the 12 months to September 25, 2026, from $135,000 to $195,000 at a $157,000 median and $122.66 per square foot of county heated area. Every sale was a resale of the same two-bedroom, two-bath plan, and every one is listed below by street, date and price.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis).
Across the 233 parcels on the Isles of Porto Vista legal descriptions (215 condominium units and 18 common-element parcels), the county recorded 13 qualified sales in the 12 months to September 25, 2026. All 13 were condominiums, and none was an estimated first sale of a new home.
| Segment | Sales | Median | Range |
|---|---|---|---|
| All recorded sales | 13 | $157,000 | $135,000 to $195,000 |
| Estimated builder-direct | 0 | none | none |
| Resales | 13 | $157,000 | $135,000 to $195,000 |
| Median price per square foot of county heated area | 13 | $122.66 | not applicable |
| Price bands | all 13 under $200,000 | not applicable | not applicable |
Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. Builder-direct is the analysis tool's inference from the record and is an estimate.
We print the street and never a unit number. Every sale was a 2-bedroom, 2-bath condominium with 1,280 square feet of county heated area, built in 2006 or 2007.
| Sale date | Street | Price |
|---|---|---|
| December 12, 2025 | Pomodoro Circle | $174,000 |
| December 18, 2025 | Pomodoro Circle | $145,000 |
| December 19, 2025 | Pomodoro Circle | $145,000 |
| January 12, 2026 | Del Sol Lane | $162,000 |
| February 27, 2026 | Pomodoro Circle | $152,000 |
| April 16, 2026 | Pomodoro Circle | $169,000 |
| April 29, 2026 | Tuscan Drive | $154,500 |
| May 8, 2026 | Pomodoro Circle | $169,000 |
| May 14, 2026 | Pomodoro Circle | $157,000 |
| June 2, 2026 | Pomodoro Circle | $195,000 |
| June 24, 2026 | Pomodoro Circle | $152,000 |
| June 25, 2026 | Tuscan Drive | $135,000 |
| August 28, 2026 | Pomodoro Circle | $170,000 |
Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis.
A 12-month window holds only 13 sales, so we read the longer windows from the same county record. Each window ends on September 25, 2026, and the windows overlap, so we never add them together.
| Window | Sales | Median | Range |
|---|---|---|---|
| 12 months | 13 | $157,000 | $135,000 to $195,000 |
| 24 months | 31 | $169,000 | $110,000 to $269,900 |
| 36 months | 69 | $205,000 | $110,000 to $269,900 |
| 60 months | 157 | $219,900 | $110,000 to $290,000 |
| All history, from November 15, 2006 | 421 | $180,000 | $54,000 to $290,000 |
Source: Lee County recorded sales, DOR-qualified improved sales through September 25, 2026 (county roll dated October 4, 2026), our analysis.
The ladder is how we read a building with few sales. When your building recorded one sale or none in the last 12 months, the 24-month and 36-month windows show how the community's same plan sold over a longer stretch, and the calendar years below show which direction those longer windows were moving.
All 13 sales sit under $200,000. Read from the table above, three sales were under $150,000 ($135,000 and two at $145,000), four sat from $150,000 to $159,999 ($152,000 twice, $154,500 and $157,000), and six ran from $162,000 to $195,000. Nine of the 13 fell from $145,000 to $169,000. That clustering is what one plan looks like on the record: most sales fall in a band around the median, and the top and bottom sales are the ones a valuation has to explain.
Every calendar year from 2019 to 2026, and the 12-month window, shows 0 estimated builder-direct sales. The roll dates the buildings to 2006 and 2007, and the first recorded unit sale in the county file is dated November 15, 2006. Every sale a seller competes with today is a resale from one owner to another, and a buyer here compares your unit with other owners' units, not with a builder's model.
The highest recorded sale in the 12 months was $195,000 on Pomodoro Circle on June 2, 2026. The lowest was $135,000 on Tuscan Drive on June 25, 2026. Both were the same plan with the same county heated area. The record does not say which floor either unit was on, what either looked out on, or what condition either was in, and we do not guess. What the pair shows a seller is that, on this plan, the unit and its building can move a price by tens of thousands of dollars.
The median price per square foot of county heated area across the 13 sales is $122.66. Because 214 of the 215 units carry 1,280 square feet, the figure moves almost one for one with price: $157,000 divided by 1,280 square feet is $122.66. For ZIP 33909 condominiums as a group, the same county measure is $153.27 per square foot in the same window. We never set the county figure beside a price per square foot built on a listing's living area, because the two count different space.
Two kinds of record sit near the community and never enter its figures. The rental Apartments at the Isles of Porto Vista show no qualified recorded sale on any of their parcels in any window, and their homes are not part of the 215. And we found no sale of vacant land on the 233 Isles of Porto Vista parcels in any window. The 13 sales above are the whole 12-month market for the for-sale condominiums.
Isles of Porto Vista condo prices on the Lee County record rose from a $135,900 median in 2019 to $250,000 in 2023, then fell to $169,000 in 2025. The 12-month median to September 25, 2026 is $157,000, which is 37.2 percent below the 2023 peak and 15.5 percent above the 2019 median.
Data updated: October 2026 (Lee County recorded sales by calendar year through September 25, 2026; county roll dated October 4, 2026; our analysis).
Calendar years show the direction the record has moved, without a forecast. The 2026 row covers January 1 to September 25 only.
| Year | Sales | Median | Builder-direct (estimate) |
|---|---|---|---|
| 2019 | 19 | $135,900 | 0 |
| 2020 | 23 | $145,000 | 0 |
| 2021 | 37 | $179,900 | 0 |
| 2022 | 48 | $238,750 | 0 |
| 2023 | 27 | $250,000 | 0 |
| 2024 | 37 | $220,000 | 0 |
| 2025 | 19 | $169,000 | 0 |
| 2026, to September 25 | 10 | $159,500 | 0 |
Source: Lee County recorded sales by calendar year, DOR-qualified improved sales, our analysis.
The 2023 calendar-year median of $250,000 is the highest in the table. The 12-month median of $157,000 sits $93,000 below it, and the arithmetic is ($250,000 minus $157,000) divided by $250,000, which is 37.2 percent lower. We report the change and nothing about its cause: the county record shows prices, not the reasons behind them, and it does not isolate any one building.
The 12-month median of $157,000 is $21,100 above the 2019 calendar-year median of $135,900, which is 15.5 percent higher. A seller who bought before 2021 and a seller who bought in 2022 or 2023 read the same table very differently, which is why a valuation starts with your purchase year as well as today's sales.
The count of recorded sales moved too: 48 in 2022, the busiest year in the table, then 27 in 2023, 37 in 2024, 19 in 2025 and 10 in 2026 to September 25. Fewer sales mean each one moves the median more, so we read the median for a small year beside the list of sales that made it.
The MLS gives a second view of the same direction. In the 12 months to September 25, 2026 the MLS shows 13 closings with a median of 44 days on market. In the 12 months before that, it shows 14 closings, 13 of them marketed through the MLS, at a median of $169,000 and 72 days on market (Southwest Florida MLS (Matrix), pulled October 10, 2026). The county record leads on prices; the MLS is the instrument for pace.
No public record forecasts a condominium price, and we do not either. The calendar years show where the record has been. Your building's documents, the four active listings and the buyers in the market the week you list decide where your sale lands, and we price from those.
An Isles of Porto Vista condo took a median of 44 days on market across the 13 MLS closings in the 12 months to September 25, 2026, selling at a median 95.1 percent of list price. On October 10, 2026 the MLS showed 4 active listings and 1 pending sale, which is 3.7 months of supply.
Data updated: October 2026 (Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded).
| Group | MLS closings | Median days on market | Median sale-to-list | Active October 10, 2026 | Pending | Months of supply |
|---|---|---|---|---|---|---|
| Isles of Porto Vista | 13 | 44 | 95.1% | 4 | 1 | 3.7 |
| ZIP 33909 condominiums | 74 | 56.5 | 95.2% | 23 | 5 | 3.7 |
| Cape Coral condominiums (six ZIP codes) | 480 | 71 | 94.5% | 244 | 36 | 6.1 |
Source: Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded. Sale-to-list is sold price over final list price.
Months of supply is the active listings divided by the monthly pace of closings: 4 active divided by (13 closings divided by 12 months) is 3.7. ZIP 33909 condominiums show the same 3.7 months, and Cape Coral condominiums as a group show 6.1. A lower figure means fewer listings against the pace of sales. It does not by itself say which way a price will move.
Two pace fields a seller sometimes asks about are not in the MLS export we used. Sale price against the original list price: Information not available at time of publishing (checked 2026-10-07). Cumulative days on market, which counts a home's earlier listing periods: Information not available at time of publishing (checked 2026-10-07). The sale-to-list figure above uses the final list price, and the days on market figure covers the listing that closed.
The county record has no days on market and no list price. What it does show is how often the plan changes hands: 13 sales in the 12 months against 215 homes on the roll, and 31 in the 24 months. Read with the MLS supply figure, that tells a seller the buyer pool is steady but small, and that each listing is compared closely with the few others on the market.
Concordia, Entrada and Bella Vida each have their own MLS pace, shown later on this page from the same pull. We never apply another community's days on market to an Isles of Porto Vista unit, because the products differ: Entrada and Bella Vida are led by single-family homes, and Concordia offers one-, two- and three-bedroom plans.
We work backward from the date you need to close, leaving room for the buyer's inspection, the 7-day window to review the condominium resale package, the association's estoppel certificate, which is due within 10 business days of the request, and the lender's appraisal and flood determination. The contract sets the dates, so we print no default number of days to closing.
The building can change an Isles of Porto Vista price, because each of the 18 condominiums has its own association, budget, reserves, fee and documents. The record does not support a published price difference by building, since each building recorded between zero and three sales in the 12 months to September 25, 2026.
Data updated: October 2026 (Lee County roll dated October 4, 2026; Florida Division of Corporations read October 10, 2026, with Condominiums 10 and 15 re-read October 15, 2026).
The table lists each condominium with its street, the year the roll gives, the homes on the roll and its association's status on the state's record. It is the table a buyer's agent uses to place your unit.
| Condominium | Street | Year built (roll) | Homes on the roll | Association status on the state record |
|---|---|---|---|---|
| 1 | Pomodoro Circle | 2006 | 12 | Active |
| 2 | Pomodoro Circle | 2006 | 12 | Active |
| 3 | Pomodoro Circle | 2006 | 12 | Active |
| 4 | Pomodoro Circle | 2006 | 12 | Active |
| 5 | Pomodoro Circle | 2006 | 12 | Active |
| 6 | Del Sol Lane | 2006 | 12 | Active |
| 7 | Pomodoro Circle | 2006 | 12 | Active |
| 8 | Pomodoro Circle | 2006 | 12 | Active |
| 9 | Pomodoro Circle | 2006 | 12 | Active |
| 10 | Pomodoro Circle | 2006 | 12 | Inactive: administrative dissolution filed September 25, 2026 |
| 11 | Pomodoro Circle | 2006 | 12 | Active |
| 12 | Pomodoro Circle | 2006 | 11 | Active |
| 13 | Tuscan Drive | 2007 | 12 | Active |
| 14 | Pomodoro Circle | 2007 | 12 | Active |
| 15 | Pomodoro Circle | 2006 | 12 | Inactive: administrative dissolution filed September 25, 2026 |
| 16 | Pomodoro Circle | 2007 | 12 | Active |
| 17 | Tuscan Drive | 2007 | 12 | Active |
| 18 | Tuscan Drive | 2007 | 12 | Active |
Source: Lee County Property Appraiser roll dated October 4, 2026; Florida Division of Corporations, read October 10, 2026 (Condominiums 10 and 15 re-read October 15, 2026). Condominium 12 shows 11 homes on the roll; one of its units appears on the Property Appraiser's parcel map with the note "Certified Roll Data not found for this parcel", and the roll count of 215 stands.
Each building recorded between zero and three sales in the 12 months, and the 13 sales sum across all 18. A building median built on one, two or three sales would describe those units, not the building, and would mislead the next seller in it. We read your building's own sale history over the long windows when we price, and we say where the sample is thin.
The association, its budget, its reserves, its fee, its insurance and its status on the state's record all differ by building. So does the document trail a buyer reads: Florida's corporation records group the 19 associations (the community association and the 18 building associations) under four registered agents or addresses, so resale documents can come from up to four different sources depending on the building. That is a state filing, not a statement about who manages a building today, and the first practical step for a seller is to confirm who holds the building's records.
The roll dates Condominiums 1 to 12 and Condominium 15 to 2006, which is 13 buildings and 155 homes, and Condominiums 13, 14, 16, 17 and 18 to 2007, which is five buildings and 60 homes. One year of age does not price a unit on this record. It does set the likely year of each building's first milestone inspection, which a buyer reads, and the safety-law section below shows that clock.
If your unit is in Condominium 10 or Condominium 15, the state's record shows the association administratively dissolved on September 25, 2026 for an unfiled annual report. Florida law lets the corporation apply for reinstatement at any time, and reinstatement relates back to the dissolution date. The condominium and your deed are not changed by the filing. A buyer's title company will ask whether a reinstatement has been filed and who is managing the building, so we get both answers in writing before we list, and we re-read the state page the week we go to market.
The City of Cape Coral issued permit BLDTC26-000620 on September 3, 2026 for a crown roof tile re-roof of about 10,517 square feet at the Condominium 18 building on Tuscan Drive, with a stated valuation of $110,000. It applies to one building. We do not know how the association is funding it or what, if anything, owners will be charged, and we make no claim on either. For a seller in that building, the permit is a fact a buyer can find, and the building's budget and minutes are where the funding is answered.
The floor and the outlook can change an Isles of Porto Vista price, but the county record does not measure either. Each building has three floors of four homes, and the community has three stormwater lakes and no canal, so we read floor and outlook on a walkthrough and let comparable sales, not a formula, show what buyers paid.
Data updated: October 2026 (Lee County roll dated October 4, 2026; City of Cape Coral canal, retention and aerial layers read October 10, 2026; USGS 3DEP elevation service read October 10, 2026).
The roll's numbering shows three floors of four homes in each building. The deed records which floor a unit is on, but the qualified sales file we analyze does not tag it, and the MLS export we used does not carry it as a field we can count. So we do not print a floor premium or discount. On the walkthrough we note the floor, the stairs or elevator access the building offers, and what a buyer will weigh on that floor, and we pick comparables from the same floor where the recorded sales allow.
The water here is three stormwater lakes: a long lake on the east edge and two fountain lakes beside the entrance. The Property Appraiser classes the community association's tract that holds them as water retention. Some homes look out on a lake; others look over the courtyard, the pool area or the parking. The record does not separate lake-outlook sales from others, so we cannot attach a figure to the view, and we do not. We market the outlook as a feature in the listing.
The nearest City of Cape Coral canal is about a mile from the community (1.58 kilometers to the nearest vertex, a freshwater canal), and no saltwater canal lies within 9 kilometers. Cape Coral's canal-front prices therefore do not apply here, and neither do canal costs such as seawall upkeep. An Isles of Porto Vista valuation never borrows a citywide canal or waterfront median.
The USGS elevation service puts the ground at six points across the buildings at about 19.5 feet on the NAVD88 datum, from 19.48 to 19.64 feet. That is the height of the ground, not of a floor, and floor heights for these buildings are not on the public record we read. FEMA's map shows Zone X, an area of minimal flood hazard, at all six points. A buyer asking about a first-floor unit's flood exposure reads the map, the building's insurance and any elevation certificate on file, and we bring all three.
Which floor, which direction the main windows face, what the unit looks out on, how far it is from the pool and the parking, and whether the building's common areas show recent upkeep. Those notes, matched to the closest recorded sales, are what turn the community's $157,000 median into a range for your unit.
Size and year built matter far less in Isles of Porto Vista than in most Cape Coral communities. Every home on the Lee County roll is two bedrooms and two baths, 214 of 215 at 1,280 square feet of county heated area, and every building was completed in 2006 or 2007, so neither variable separates one unit's price from another's.
Data updated: October 2026 (Lee County roll dated October 4, 2026; Lee County recorded sales through September 25, 2026; our analysis).
Of the 215 homes on the roll, 214 carry 1,280 square feet of county heated area and one carries 1,270. Every one has two bedrooms and two baths. All 13 sales in the 12 months were 1,280-square-foot units. A seller who reads a listing describing a den or a larger living area is reading the listing broker's entry, not the county's measure, and we price from the county's.
Because the size is fixed, price per square foot of county heated area is a restatement of price, not a separate signal. The median sale of $157,000 divided by 1,280 square feet is $122.66. The highest sale, $195,000, is $152.34 per square foot on the same measure, and the lowest, $135,000, is $105.47. Those figures describe the same spread as the prices themselves. We use them only to compare Isles of Porto Vista with another condominium community on the same county measure, such as Concordia at $155.16 per square foot of county heated area in the same window.
There is no bedroom or bath variable to read: the roll shows two and two on every unit. A buyer who needs a third bedroom looks outside this community, which is one reason the comparison with Concordia, where the roll shows one-, two- and three-bedroom units, appears later on this page.
The roll dates 155 homes to 2006 and 60 to 2007. A one-year difference does not move a price on this record. It does set the clock for the milestone inspection, which runs from the certificate of occupancy, and it tells a buyer's insurer and inspector which systems are original. We ask what has been replaced, because a 2006 unit with a newer air handler and water heater reads differently from one without.
Citizens Property Insurance requires a four-point inspection for homes over 20 years old, and its roof rule asks for documentation of remaining roof life once a roof passes 25 years, or 50 years for the roof types it treats as longer-lived. Those rules are written for homes, and other insurers set their own. For a condominium unit, the buyer's insurer decides which inspections apply to the unit policy and which belong to the association. A seller who has the building's roof and system dates ready answers the question before it slows the sale.
The best comparables for an Isles of Porto Vista condo are the recorded sales of the same plan in the same building, then the same street, then the community's other buildings, read over the longest window that stays recent. With 13 sales in 12 months, we list every one and choose from them by building, floor, condition and date.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis).
| Price | Sale date | Street |
|---|---|---|
| $195,000 | June 2, 2026 | Pomodoro Circle |
| $174,000 | December 12, 2025 | Pomodoro Circle |
| $170,000 | August 28, 2026 | Pomodoro Circle |
| $169,000 | April 16, 2026 | Pomodoro Circle |
| $169,000 | May 8, 2026 | Pomodoro Circle |
| $162,000 | January 12, 2026 | Del Sol Lane |
| $157,000 | May 14, 2026 | Pomodoro Circle |
| $154,500 | April 29, 2026 | Tuscan Drive |
| $152,000 | February 27, 2026 | Pomodoro Circle |
| $152,000 | June 24, 2026 | Pomodoro Circle |
| $145,000 | December 18, 2025 | Pomodoro Circle |
| $145,000 | December 19, 2025 | Pomodoro Circle |
| $135,000 | June 25, 2026 | Tuscan Drive |
Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis. All 13: 2 bedrooms, 2 baths, 1,280 square feet of county heated area, built 2006 or 2007.
The median sale is the seventh of 13: $157,000 on Pomodoro Circle on May 14, 2026. Six sales sit above it, from $162,000 to $195,000, and six below, from $135,000 to $154,500. Nine of the 13 fell from $145,000 to $169,000. A unit in ordinary condition, on an ordinary floor, in a building with clean documents, usually prices from that middle band; a unit that departs from ordinary in any direction has to be explained against the top or the bottom.
The latest recorded sale in the window was $170,000 on Pomodoro Circle on August 28, 2026. The three before it, in June 2026, were $195,000, $152,000 and $135,000. Recent sales weigh more in a valuation because they reflect the buyers in the market now, but four sales in three months spread from $135,000 to $195,000 also show why one recent sale is not a price.
Each building recorded between zero and three sales in the 12 months, so several buildings had none. For a unit in one of them, we read the same building's sales in the 24-month and 36-month windows, then the community's 12-month sales on the same street, and we explain each adjustment in writing. The 24-month window holds 31 sales at a $169,000 median, and the 36-month window 69 at $205,000, which is why a 36-month sale needs an adjustment for the direction the calendar years show.
On October 10, 2026 the MLS showed 4 active Isles of Porto Vista listings. Their asking prices tell a seller what a buyer will compare with this week, and we show them beside your range. They tell nothing about what a buyer will pay until they close, so they never enter the comparable set.
A buyer of an Isles of Porto Vista condo budgets for a master association fee the MLS lists at $145 to $175 a month, a building fee each of the 18 associations sets, property tax in taxing district 057 and insurance. The record shows no mandatory club fee and no community development district, and every layer below carries its source.
Data updated: October 2026 (Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded; Lee County Property Appraiser and City of Cape Coral records read October 7 and October 10, 2026; Citizens Property Insurance 2026 rate table).
| Layer | Amount | Period | Source |
|---|---|---|---|
| MLS-listed master association fee (who collects it is not on the public record) | $145 to $175 a month on all 13 closings ($145 on five, $155 on seven, $175 on one); agent-entered, not the association's statement | Monthly | MLS, pulled October 10, 2026 |
| Your building's condominium association | $407 to $600 a month as reported in MLS listings of closed sales, 12 months to September 25, 2026; not confirmed with the associations | Monthly | MLS, pulled October 10, 2026 |
| Mandatory club or recreation lease | None in the MLS fields ($0.00 on all 32 listings in the pull) | None | MLS, pulled October 10, 2026 |
| Transfer fee field | $0.00 on all 13 closings | At sale | MLS, pulled October 10, 2026 |
| Community development district | None on the county parcel record | None | Lee County Property Appraiser |
| Property tax | District 057; 2025 certified 15.3806 mills; 2026 applied 15.3250 mills | Annual | Lee County Property Appraiser; City of Cape Coral; School District of Lee County |
| City charges on the bill | Condominium-unit amounts not read; read the unit's bill | Annual | City of Cape Coral |
| Unit owner insurance | Not quoted; Citizens Lee County condominium unit owner average $1,356 after the 2026 change (county book, not a quote) | Annual | Citizens Property Insurance |
| Flood insurance | Optional in Zone X at the lender's and insurer's discretion; Cape Coral's CRS Class 5 gives 25 percent on every NFIP policy | Annual | FEMA; City of Cape Coral |
The building fee figures are listing-agent entries. Each building's annual budget, its reserve schedule and an estoppel certificate hold the figure that applies to a particular home, and what the fee covers, whether reserves are funded and whether any special assessment is pending are not on the public record we read.
Over a year, $145 a month is $1,740 ($145 times 12) and $175 a month is $2,100 ($175 times 12). The median entry, $155 a month, is $1,860 a year. All three figures are MLS-listed and agent-entered, not the association's own statement, and we print them as a reason to ask, not as a quote.
The master fee and the building fee are entered separately by each listing agent, and we cannot confirm that every closing reports both layers the same way, or that one does not already include part of the other. Adding them would print a total that no association has stated. A buyer reads the true monthly cost from the building's budget and the estoppel certificate, and that is what we put in front of a buyer before an offer.
Here is an illustration, not a bill. Take a homesteaded unit assessed at $157,000, the 12-month county median used only as an example. The non-school taxable value is $157,000 less the $25,000 exemption less the additional exemption of $26,411, which is $105,589; at 10.0540 mills that is $1,061.59. The school taxable value is $132,000, and at 5.271 mills it is $695.77. The total is about $1,757.36 before the city's non-ad valorem charges. Without a homestead exemption, $157,000 times 15.3250 mills is $2,406.03. Assessed value is set by the Property Appraiser and is not the sale price.
A lender reads the monthly fee from the association's documents, the tax estimate, the insurance quote and the flood determination, and qualifies the buyer on the total payment. On a condominium, the lender may also review the association's budget, reserves and insurance before approving the loan. A building with a current budget, funded reserves and a clear insurance certificate gives the lender fewer conditions, which is one more reason the documents carry weight in an Isles of Porto Vista price.
Insurance comes in two layers: the building's master policy, carried by the association, and the unit owner's own policy. We have not seen any building's master policy. For the unit policy, Citizens Property Insurance reports 801 condominium unit owner policies in Lee County, with an average premium of $1,459 before and $1,356 after an approved change of minus 7.0 percent in 2026. That is Citizens' county book average, not a quote for any home here. Florida Statutes section 627.714 requires a unit owner policy to include at least $2,000 of loss assessment coverage.
The 18 condominium associations mean an Isles of Porto Vista sale runs through your own building's association: its budget, its estoppel certificate, its resale documents and its status on the state's record. Above the 18 sits Isles of Porto Vista Community Association, Inc., filed in 2006, whose role over the buildings is set by recorded documents we have not read.
Data updated: October 2026 (Florida Division of Corporations read October 10, 2026, with Condominiums 10 and 15 re-read October 15, 2026; Southwest Florida MLS (Matrix), pulled October 10, 2026; Florida Statutes 2026).
Isles of Porto Vista Community Association, Inc. (N06000000320) is a Florida not-for-profit corporation, filed on January 11, 2006 and active. Its principal address is 9150 Galleria Court, Naples. Its board, per the state record, includes the presidents of two of the condominium associations, those of Condominiums 4 and 8, and the managers of the two companies that own the rental apartments next door. We name no individuals. The pool, the 4,080-square-foot building beside it and the other amenity land sit on parcels the county roll lists as owned by the community association.
The MLS lists a master association fee of $145 to $175 a month on all 13 closings in the 12 months to September 25, 2026. Those entries are made by listing agents, not stated by the association. The state's records show a community association whose board overlaps with the condominium associations. Those are signs of a layered structure, not proof of one. Whether the community association is a master association over the 18, and what it owns, controls and charges, is for the recorded declarations to say, and the Lee County Clerk's online records were not readable by our tools. We describe what the MLS lists and what the state filings show, and nothing more.
Each of the 18 buildings is its own condominium with its own association, filed on October 11, 2006. Condominium 3 was re-registered under a second record, N07000009691, which is the active one. On October 10, 2026 the state listed 16 of the 18 as active and 2 as inactive. Because each building is a separate association, each has its own board, its own budget, its own reserves and its own fee, and each answers the estoppel request for its own units.
A buyer's title company requests an estoppel certificate from the association. Florida caps the fee: the adjusted caps in force since 2022 are $299, plus $119 for delivery within 3 business days and $179 where the account is delinquent. If both your building association and the community association issue a certificate, a second certificate applies. With two certificates at the base cap, the arithmetic is $299 plus $299, which is $598. A single certificate with 3-day delivery is $299 plus $119, or $418. The certificate is due within 10 business days of the request, is good for 30 days if delivered by hand or electronically and 35 days if mailed, and the fee is refunded if the closing does not happen (Florida Statutes sections 718.116 and 720.30851).
On September 25, 2026 the state recorded an administrative dissolution for an unfiled annual report against the Condominium 10 association (N06000010650) and the Condominium 15 association (N06000010661). Each had filed annual reports through 2025. Florida law dissolves a not-for-profit corporation administratively for an unfiled annual report on the fourth Friday of September, and the corporation may apply for reinstatement at any time, with reinstatement relating back to the dissolution date (Florida Statutes sections 617.1421 and 617.1422). Whether either association has filed for reinstatement since September 25 is not on the record we read. For a seller in either building, the answer belongs in writing in the listing file.
We found no website for the community association or for any of the 18 condominium associations. Florida requires a condominium association's website and document posting at 25 or more units under Florida Statutes section 718.111, and no condominium here has more than 12 units on the county roll. That explains why the building associations are unlikely to post documents publicly. It means the seller's resale package is the buyer's main window into the building, and it is why we assemble that package before a listing goes live.
A condominium seller delivers the resale package under chapter 718. Florida's homeowners' association disclosure summary, section 720.401, does not apply to associations governed by chapter 718. Whether the community association above the 18 buildings is itself a chapter 720 homeowners' association, which would raise the question of a separate disclosure, depends on its recorded documents, which we have not read. Where a community mixes the two regimes, ask your closing agent or attorney which disclosures your sale needs. This is information, not legal advice.
The leasing rules, pet rules, buyer approval process, budget, reserve balances and any pending special assessment sit in each building's recorded declaration, rules and financial records, which we have not read. They can differ from building to building, and amendments change them. We print none of them as fact. We read yours at the start of the listing.
Florida's condominium safety laws affect an Isles of Porto Vista price because the buildings are three stories. The structural integrity reserve study must be completed by December 31, 2026 at the latest, and the first milestone inspection is likely due by December 31, 2036 or 2037. A buyer reads both in the resale package and prices the answers.
Data updated: October 2026 (Florida Statutes 2026 and the City of Cape Coral condominium inspection page read October 10, 2026; the City permit record re-read October 15, 2026).
Each building has three floors of four homes. Both the reserve study law and the milestone inspection law apply to buildings of three habitable stories or more (Florida Statutes 2026, sections 553.899 and 718.112). The MLS describes the buildings as low rise on all 13 closings, which agrees with that reading, though it is a field listing agents enter.
The study must be done at least every 10 years for each building of three stories or more. For an association that existed on or before July 1, 2022 and is controlled by unit owners, it had to be completed by December 31, 2025, and the statute says it may in no event be completed after December 31, 2026. The study covers the roof, structure, fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and other items above a cost threshold. We did not find whether any of the 18 associations has filed. The state's database is the public record, and the latest study goes to the buyer with the resale package.
For budgets adopted on or after December 31, 2024, an association required to obtain a reserve study may not vote to provide no reserves, or less than the study requires, for the items the study covers; a multicondominium can be excepted through an alternative funding method the state approves. What each Isles of Porto Vista association reserves is in its budget, not on the public record. A buyer reads that line to judge whether reserves or special assessments will fund the next large repair.
The milestone law requires an inspection by December 31 of the year a building reaches 30 years from its certificate of occupancy, then every 10 years. The City of Cape Coral's condominium inspection page applies that 30-year schedule. We do not have the certificate dates, so we work from the roll year and write "likely".
| Buildings | Roll year built | Units on the roll | Roll year plus 30 | First milestone inspection likely due by |
|---|---|---|---|---|
| Condominiums 1 to 12 and 15 | 2006 | 155 | 2036 | December 31, 2036 |
| Condominiums 13, 14, 16, 17 and 18 | 2007 | 60 | 2037 | December 31, 2037 |
If a building's certificate of occupancy fell in a different calendar year from the roll's year built, the date moves with it. Any seller can ask the City of Cape Coral Building Division for the certificate date.
We print no figure for the study's effect, because no record measures it here. What we can say is how buyers read it. A building with a completed study and a budget that funds it answers the question a buyer will ask. A building without one leaves the question open, and an open question tends to show up in the offer or in the inspection period. The offers show the effect on a given sale.
The City of Cape Coral's permit layer shows permit BLDTC26-000620, issued September 3, 2026, status Issued, for a crown roof tile re-roof of about 10,517 square feet at the Condominium 18 building on Tuscan Drive, with a stated valuation of $110,000. It tells a buyer that one building is being re-roofed with tile. It does not say how the work is funded or how many other buildings have been re-roofed, and the layer lists active permits only.
Florida's Division of Condominiums, Timeshares and Mobile Homes keeps the reserve study reporting in two lists, one for studies submitted before July 2025 and one for those submitted in July 2025 and after. Both are interactive pages we could not read by script, so we do not say whether any of the 18 associations appears there. We check your building's entry with you before listing.
Taxes shape what a buyer will pay because an Isles of Porto Vista sale resets the assessed value. The units sit in taxing district 057, the City of Cape Coral, where the last certified total was 15.3806 mills for 2025 and the 2026 total applied to the tax roll is 15.3250 mills; your bill is not a guide to your buyer's.
Data updated: October 2026 (Lee County Property Appraiser 2025 millage book, read October 7, 2026, and 2026 millage book printed October 9, 2026; City of Cape Coral release dated October 6, 2026; School District of Lee County release posted September 9, 2026; Florida Department of Revenue).
The 2025 components for district 057, in mills, were: Lee County General Revenue 3.7623; Public School by local board 2.2480; Public School by state law 3.0710; City of Cape Coral 5.1471; Lee County All Hazards 0.0693; Lee County Library 0.4218; South Florida Water Management District 0.0948, 0.0327 and 0.1026; Hyacinth Control 0.0192; Mosquito Control 0.2116; West Coast Inland Navigation District 0.0394; and City Parks voted debt service 0.1608. They sum to 15.3806.
For 2026 the City Council kept the city operating rate at 5.1471 mills (city release dated October 6, 2026), and the School Board adopted 5.271 mills (district release posted September 9, 2026). The Property Appraiser's final 2026 millage book, printed October 9, 2026, applies 15.3250 mills to the tax roll for district 057 (5.2710 school and 10.0540 for every other line), against 15.3882 proposed in August.
A change of ownership triggers reassessment, so a buyer's first full bill can differ from yours. Florida requires the seller to give the buyer a property tax disclosure that says so (Florida Statutes section 689.261). For a homestead, Save Our Homes limits the yearly rise in assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower; the 2026 cap is 2.7 percent, against 2.9 percent in 2025. Your capped assessed value does not pass to your buyer.
For 2026 the first $25,000 of assessed value of a homestead is exempt from all property taxes, and an additional exemption of up to $26,411 applies to non-school taxes on assessed value over $50,000. On the illustrative $157,000 unit used in the fee section, those exemptions produce a non-school taxable value of $105,589 and a school taxable value of $132,000. A homestead application is due by March 1 of the year the owner qualifies.
Property without a homestead exemption pays on the full assessed value, and the Property Appraiser's exemptions pamphlet describes a 10 percent yearly assessment cap that does not apply to school taxes. On the same $157,000 illustration, the 2026 total of 15.3250 mills gives $2,406.03 before city charges. A buyer who plans to rent the unit, where the building's declaration allows it, budgets on that basis.
A homestead owner who sells and buys another Florida homestead can carry up to $500,000 of the Save Our Homes benefit to the new home, on the Department of Revenue's transfer form. That is a planning point for your next purchase, not a price factor for your buyer.
No community development district appears on the county parcel record for Isles of Porto Vista. On utilities, the City of Cape Coral's utility extension project map shows no project area at the centre of the community, and the city's permit record for the Condominium 18 building on Tuscan Drive shows water, sewer and irrigation assessments as paid. Those are signs, not a guarantee for every unit. A unit's own tax bill and the city's free payoff request, run through CapeIMS, are the check; a payoff covers special assessments, utility balances, open code cases and open building permits. Condominium-unit city charges for fire, stormwater and solid waste were not read for these units, so read the unit's bill.
Flood zone and insurance affect an Isles of Porto Vista price through the buyer's lender and insurer. FEMA's map shows Zone X, an area of minimal flood hazard, at all six points we sampled across the buildings, the ground sits at about 19.5 feet, and Cape Coral's CRS Class 5 gives 25 percent off every NFIP policy in the city.
Data updated: October 2026 (FEMA National Flood Hazard Layer and USGS 3DEP elevation service read October 10, 2026; Lee County Emergency Management evacuation layer and OpenFEMA claims data read October 10, 2026; City of Cape Coral flood protection pages; Citizens 2026 approved rate changes).
We placed one sample point in each of six buildings and asked FEMA's National Flood Hazard Layer for the zone at each. All six came back the same: Zone X, area of minimal flood hazard, on panel 12071C0260G, effective November 17, 2022. No Letter of Map Revision or Letter of Map Amendment touches the community, and the nearest mapped Special Flood Hazard Area lies about 0.4 mile to the south. Six points are a sample of the ground the buildings stand on. They do not give the zone of any single home, and we do not print a zone for an address.
| Sample point | Building | Street | FEMA zone | Panel | Ground elevation (feet, NAVD88) |
|---|---|---|---|---|---|
| P1 | Condominium 1 | Pomodoro Circle | X | 12071C0260G | 19.51 |
| P2 | Condominium 8 | Pomodoro Circle | X | 12071C0260G | 19.64 |
| P3 | Condominium 6 | Del Sol Lane | X | 12071C0260G | 19.61 |
| P4 | Condominium 17 | Tuscan Drive | X | 12071C0260G | 19.52 |
| P5 | Condominium 15 | Pomodoro Circle | X | 12071C0260G | 19.48 |
| P6 | Condominium 12 | Pomodoro Circle | X | 12071C0260G | 19.50 |
Source: FEMA National Flood Hazard Layer and USGS 3DEP Elevation Point Query Service, read October 10, 2026, our sampling at one point per building.
Cape Coral holds a Community Rating System Class 5 rating, reached in 2010. Under FEMA's current rating method the discount applies to the full-risk premium of every National Flood Insurance Program policy in a participating community, including policies outside the Special Flood Hazard Area, so in Cape Coral it is 25 percent on every NFIP policy, Zone X included. The discount does not apply to a private flood policy.
The City of Cape Coral says flood insurance in the X zone "may be optional" and that it is available to all properties in the city. Whether it is required on a given purchase depends on the lender's flood determination and the lender's terms, and the contract and the lender decide. The building's master policy and the unit owner's own policy are separate layers, and a buyer should price a flood quote before closing either way.
The city states a 50 percent rule: an improvement or repair whose cost equals or exceeds 50 percent of the building's market value before the work starts is a substantial improvement, and the building must then meet the flood rules for new construction. The market value in the test is the building only, with land excluded, and the city says an appraisal from a qualified independent appraiser is required for condominiums. The city's notice does not say how the rule applies to a Zone X building such as these, so we do not extend it.
Lee County places all six sample points in Evacuation Zone D, which the county describes as one of its least vulnerable zones and one of the last areas evacuated, with wind and heavy rain as the hazards to plan for. Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm. The U.S. Geological Survey recorded no Ian high-water mark within 5 kilometers, about 3.1 miles, of the community, and OpenFEMA shows 5 NFIP claims with Ian-period loss dates in the larger census tract that holds the community, none paid on the building, read October 10, 2026. A tract is larger than the community, and wind claims are not in that data.
Wind mitigation is recorded on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector (Florida Statutes section 627.711). For a condominium, the roof and openings belong to the building, so the building's documentation answers the insurer's questions about them. A seller who has the building's roof date, any mitigation report and the master insurance certificate ready removes a common delay.
We print the map zone at our sample points, the ground elevation, the CRS discount, the evacuation zone and the Ian record above. We print no flood zone for an address, no premium for a unit, no damage figure at the community and no claim that any home will stay dry. For your unit, the FEMA Flood Map Service Center, the city's Forerunner flood portal and an insurer's quote are the sources.
Isles of Porto Vista competes at the lower end of Cape Coral's condominium market. Its 13 recorded sales at a $157,000 median in the 12 months to September 25, 2026 sit below ZIP 33909 condominiums at $185,000 and Cape Coral condominiums at $210,000, while its 3.7 months of supply matches its ZIP code and sits below the city's 6.1.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix) pulled October 10, 2026).
| Community or group | Product | 12-month recorded sales | Median | MLS median days on market | MLS median sale-to-list | MLS months of supply |
|---|---|---|---|---|---|---|
| Isles of Porto Vista | Condominiums, 2006 to 2007 | 13 | $157,000 | 44 | 95.1% | 3.7 |
| Concordia | Condominiums, 2006 to 2010 | 22 | $210,000 | 25 | 93.7% | 6.0 |
| Entrada | Single-family led | 26 | $347,500 | 48 | 97.5% | 8.3 |
| Bella Vida | Single-family led | 26 | $300,595 | 87.5 | 96.4% | 6.0 |
| ZIP 33909 condominiums | Condominiums | 79 | $185,000 | 56.5 | 95.2% | 3.7 |
| Cape Coral condominiums (six ZIP codes) | Condominiums | 535 | $210,000 | 71 | 94.5% | 6.1 |
County figures: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. MLS figures use the MLS Development value as agents enter it, Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded. Entrada and Bella Vida medians mix houses and attached homes, so they compare markets, not homes.
The county recorded 79 condominium sales in ZIP 33909 in the 12 months, at a $185,000 median and $153.27 per square foot of county heated area. The 13 Isles of Porto Vista sales are part of that figure. The community's $157,000 median sits $28,000 below the ZIP median, and its $122.66 per square foot sits $30.61 below the ZIP figure on the same county measure. The supply figure is the match: 3.7 months here and 3.7 months for ZIP 33909 condominiums.
Across the six Cape Coral ZIP codes, condominiums recorded 535 sales at $210,000 in the same window, with 244 active MLS listings, a 71-day median on market and 6.1 months of supply. Citywide, single-family homes and condominiums together recorded 5,804 sales at a $365,000 median. An Isles of Porto Vista unit is one of the lower-priced condominium options in the city on this record, and a buyer comparing across Cape Coral will see that.
The condominiums stand on a multifamily tract of the Entrada plat, but Entrada is a separate, single-family-led community with its own page, and we claim no shared association. It recorded 26 sales at a $347,500 median in the same window. Bella Vida, also single-family led and in ZIP 33909, recorded 26 sales at $300,595. A buyer choosing between a condominium here and a house there is choosing a different product, so neither median is a comparable for your unit.
Many Isles of Porto Vista owners compare a sale here with a purchase elsewhere in the city. Our Cape Coral home valuation page covers the wider market, our Cape Coral seller guide covers listing across the city, and our Cape Coral buyer guide covers the next purchase.
Isles of Porto Vista and Concordia are both Cape Coral condominium communities in ZIP 33909, about 2.4 miles apart by straight line. Isles of Porto Vista sold 13 times at a $157,000 median on one two-bedroom plan; Concordia sold 22 times at $210,000 across one-, two- and three-bedroom plans. A buyer weighing both compares price band, unit type and pace.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix) pulled October 10, 2026).
| Factor | Isles of Porto Vista | Concordia |
|---|---|---|
| Where | Northeast Cape Coral, ZIP 33909, off De Navarra Parkway | Same ZIP, about 2.4 miles away by straight line |
| Homes on the roll | 215 condominiums, all 2 bedrooms, 2 baths; 214 at 1,280 square feet heated, one at 1,270 | 340 condominiums: 68 one-bedroom, 136 two-bedroom, 136 three-bedroom |
| Built | 2006 and 2007 | 2006 to 2010 |
| County record, 12 months | 13 sales, median $157,000, $135,000 to $195,000 | 22 sales, median $210,000, $112,500 to $267,000 |
| Price per square foot of county heated area | $122.66 | $155.16 |
| Estimated builder-direct sales, 12 months | 0 | 0 |
| MLS pace | 44 days median, 95.1% of list, 3.7 months of supply | 25 days median, 93.7% of list, 6.0 months of supply |
| MLS active and pending, October 10, 2026 | 4 active, 1 pending | 9 active, 1 pending |
| Governance | A community association plus 18 condominium associations; the MLS lists a master fee | Not researched for this page beyond the record above |
| City zoning | RML | RML |
Source: Lee County recorded sales, 12 months to September 25, 2026 (roll October 4, 2026), our analysis; Southwest Florida MLS (Matrix) Development value as agents enter it, pulled October 10, 2026; price per square foot is per square foot of county heated area for both.
| Year | Isles of Porto Vista sales | Isles of Porto Vista median | Concordia sales | Concordia median |
|---|---|---|---|---|
| 2022 | 48 | $238,750 | 47 | $285,000 |
| 2023 | 27 | $250,000 | 23 | $243,000 |
| 2024 | 37 | $220,000 | 13 | $235,000 |
| 2025 | 19 | $169,000 | 26 | $185,540 |
| 2026, to September 25 | 10 | $159,500 | 14 | $212,500 |
Source: Lee County recorded sales by calendar year, DOR-qualified improved sales, our analysis. We print no forecast from either series.
Concordia's 12-month median sits $53,000 above the Isles of Porto Vista median ($210,000 less $157,000), and its price per square foot of county heated area sits $32.50 higher ($155.16 less $122.66). Part of that gap is product: Concordia's roll includes three-bedroom units, which Isles of Porto Vista does not have. A buyer who wants two bedrooms under $200,000 finds every Isles of Porto Vista sale of the last 12 months in that band. A buyer who needs a third bedroom looks at Concordia. Your listing is priced for the first buyer, not the second.
Concordia's MLS closings took a 25-day median and sold at 93.7 percent of list, with 6.0 months of supply on October 10, 2026. Isles of Porto Vista's took 44 days at 95.1 percent, with 3.7 months. Concordia sold faster in the window and at a lower share of list price; Isles of Porto Vista has less supply relative to its sales. Both are small samples, so one month can move a median.
Each of those is a fact about the record, not a verdict on either community. We can run the numbers for a specific unit in either one.
The record cannot say whether the rental apartments next door change an Isles of Porto Vista price, and we make no causal claim. What it does show is that the Apartments at the Isles of Porto Vista are two rental condominiums held by single owners, with no recorded sale of any apartment in any window, so none of their figures enters an Isles of Porto Vista valuation.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded sales through September 25, 2026; Florida Division of Corporations read October 10, 2026; City of Cape Coral street layer read October 10, 2026).
The roll shows two rental properties on the land that follows the for-sale buildings. "The Apartments of Isles of Porto Vista" was declared in 2019 and built in 2021, and "The Apartments at Isles of Porto Vista II" was declared in 2019 and built in 2023. Each is legally a condominium run as rental apartments with a single owner for all of its homes: Genesis IPV Properties, LLC for the first phase and Genesis IPV Properties II, LLC for the second, per Florida's corporation records. A 2018 trade press item called the expansion a condominium project; the land was then declared as the two rental condominiums.
The county shows zero qualified recorded sales on the apartments' parcels in any window. A rental unit that has never been sold on the record cannot be a comparable for a for-sale unit. Their homes are never added to the 215, and nothing about them enters any median, price per square foot or supply figure on this page.
The City of Cape Coral's street layer lists the condominiums' streets and the apartments' Porta Rossa, Porta Salerno and Porta Trieste loops as private, so residents of both properties use the same private street system. The community association's 2026 annual report lists the managers of both owner companies among its officers and directors. Whether the apartments belong to, pay into or share the gate, pool, amenity building or costs of the community association is not on the public record we read.
Buyers ask, so we answer with the facts above and no more. We describe the listing as "Isles of Porto Vista Condominium" with the building number and the street, so a buyer can match it to the county record, and we keep the apartments' rental listings out of the comparison a buyer sees.
Porto Vista, on SW 50th Street in ZIP 33914 in southwest Cape Coral, is a different community: twelve condominiums with 144 units built from 2003 to 2005, with its own association, Porto Vista Community Association (N03000003775). The MLS files it as Development PORTO VISTA CONDO. Its sales are never Isles of Porto Vista comparables, and a sale or fee labeled "Porto Vista" has to be checked against the ZIP code and street before anyone uses it.
New projects near Isles of Porto Vista are on the public record, but none is a for-sale condominium competing on the same plan, and we make no claim about their effect on price. A separate multifamily project is under construction to the southwest, and several commercial plans sit along Del Prado Boulevard North and De Navarra Parkway.
Data updated: October 2026 (City of Cape Coral address, aerial and development layers and meeting agendas read October 10, 2026; Lee County recorded sales through September 25, 2026).
The county record shows 0 estimated builder-direct sales at Isles of Porto Vista in the 12 months and in every calendar year from 2019. The buildings were completed in 2006 and 2007, and no vacant land sold on the 233 parcels in any window. An Isles of Porto Vista seller competes with other owners' resale listings, not with a builder's price list inside the gate.
A separate multifamily project, labeled "Paramount at Entrada" in the City of Cape Coral's address layer on Villa Del Mar Circle, is under construction to the southwest. The record we read gives no unit count, no operator and no information on whether its homes will be sold or rented. It is not part of Isles of Porto Vista.
The city's records show a Wendy's site development plan (SDP25-000045) at 3490 Del Prado Boulevard North, status Approved, and an Acorn self-storage plan (SDP22-000107) at 3754 Del Prado Boulevard North, issued August 21, 2025. The Entrada West Commercial Park final replat at the northwest corner of Del Prado Boulevard North and De Navarra Parkway was on the City Council consent agenda of August 7, 2024, and the Entrada North subdivision replat was approved on the consent agenda of October 8, 2025.
Ordinance 14-25 (FLUM24-000014) asked to change the future land use at 3561 De Navarra Parkway, about 0.4 mile away, from Mixed Use (MX) to Mixed Use Ten (MUX), and was heard by the Planning and Zoning Commission on April 2, 2025. The council's outcome was not read, and the city's layer still showed MX on October 10, 2026. We report the record and no outcome.
Buyers with a larger budget sometimes weigh a new house elsewhere in the city. That is a different product from a resale condominium, and our new construction in Cape Coral guide covers it. For a valuation here, the resale condominium market above is the competition that counts.
An Isles of Porto Vista seller delivers the condominium resale package under Florida Statutes section 718.503, the flood disclosure under section 689.302 and the property tax disclosure under section 689.261, and must disclose known facts that materially affect value and are not readily observable. The estoppel certificate then states the account at closing.
Data updated: October 2026 (Florida Statutes 2026, read October 7 and October 15, 2026; Supreme Court of Florida decision, 480 So. 2d 625).
At the seller's expense, the buyer receives the declaration, articles of incorporation, bylaws and rules, the association's annual financial statement and budget, the frequently asked questions sheet, and the summary of the milestone inspection report and the latest structural integrity reserve study where they exist. The buyer may void the contract within 7 days, excluding weekends and legal holidays, after signing and receiving them. Because each of the 18 buildings is its own association, the package must be your building's set.
A seller of residential property gives the buyer the flood disclosure at or before the time the sales contract is executed. It covers known flooding during the seller's ownership, flood insurance claims, including National Flood Insurance Program claims, and flood assistance, including FEMA's. The statute text does not give the buyer a right to cancel. FEMA's Zone X reading at our sample points does not replace the disclosure.
The seller gives the buyer a disclosure that the buyer's taxes may differ because a change of ownership or improvements trigger reassessment. Your current bill is not your buyer's.
Under a 1985 Florida Supreme Court decision (480 So. 2d 625), a seller must disclose known facts that materially affect a home's value and are not readily observable to the buyer. An "as is" clause does not remove that duty. On a condominium unit that includes what you know about the unit and, where you know it, about the building.
The City of Cape Coral's payoff request, run through CapeIMS, covers special assessments, utility balances, open code cases and open building permits. An open permit on a unit can hold up a closing, so we run the request early.
For a unit in Condominium 10 or Condominium 15, the buyer will ask about the September 25, 2026 administrative dissolution and any reinstatement. For every building, the buyer will ask whether a special assessment has been approved or proposed. We found none published for any building, which is not proof that none is pending, so we ask your manager in writing.
Selling an Isles of Porto Vista condo at the $157,000 median costs about $2,258.00 in the state and title items Lee County custom assigns to a seller: $1,099.00 in deed stamps, an $860.00 owner's title premium and one estoppel certificate of up to $299, before commission and prorations. The contract controls every item.
Data updated: October 2026 (Florida Statutes 2026 sections 201.02, 718.116 and 720.30851; Florida Administrative Code Rule 69O-186.003; Lee County custom per our cost-of-selling research, read October 7, 2026).
The four prices are recorded sales from the last 12 months: the lowest, the median, the most recent and the highest. Deed stamps are $0.70 per $100. The owner's title premium by state rule is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above it, before any credit. One estoppel certificate is up to $299.
| Sale price | Deed stamps | Owner's title premium | One estoppel certificate | Sum before commission and prorations |
|---|---|---|---|---|
| $135,000 | $945.00 | $750.00 | $299.00 | $1,994.00 |
| $157,000 | $1,099.00 | $860.00 | $299.00 | $2,258.00 |
| $170,000 | $1,190.00 | $925.00 | $299.00 | $2,414.00 |
| $195,000 | $1,365.00 | $1,050.00 | $299.00 | $2,714.00 |
The title premium arithmetic at $157,000 is $575.00 on the first $100,000 plus $5.00 times 57 on the next $57,000, which is $285.00, for $860.00. If both the building association and the community association issue an estoppel certificate, add a second certificate of up to $299.
Florida property taxes are paid in arrears, so at closing the seller typically credits the buyer for the part of the year the seller owned the home. As an illustration only, take the non-homestead tax illustration of $2,406.03 from the tax section and a closing at the end of June 30, 2026: the seller owned the unit for 181 of the year's 365 days, so the credit is $2,406.03 times 181 divided by 365, which is $1,194.02. The real figure uses the actual bill, the actual closing date and the contract's terms.
By Lee County custom the seller pays the deed's documentary stamp tax and the owner's title insurance policy and chooses the closing agent, while the buyer pays to record the deed and all costs of a new mortgage. These are customs, not law, and the contract controls. On a $157,000 purchase with an 80 percent loan of $125,600, the buyer's state items are mortgage stamps of $439.60, intangible tax of $251.20 and $18.50 to record a two-page deed, which is $709.30.
Commission is negotiated in the listing agreement, and we print no rate, because no dated first-party document sets one for this community. We put our fee in writing before you sign anything.
Dues are normally prorated between buyer and seller at closing under the contract, and the estoppel certificate states the account balance at that date. A city assessment, where one exists, can continue against the property and transfer to the new owner, though some lenders require payment in full; the city's payoff request shows what is open. For more detail on every line, see our Florida seller closing costs guide.
Location sets the setting of every Isles of Porto Vista unit equally, so it moves the community's price band rather than one unit against another. The community sits about 0.35 route mile from a Del Prado Boulevard North plaza, about 1.7 road miles from Island Coast High and about 7.4 route miles from downtown Fort Myers.
Data updated: October 2026 (route miles by the public OSRM router from the centre of the community, October 10, 2026; School District of Lee County 2026/2027 enrollment plan and zone layer; Lee County toll pages read October 10, 2026).
| Place | Route miles |
|---|---|
| Del Prado Boulevard North plaza | 0.35 |
| ALDI business tax receipt, 3510 Del Prado Boulevard North | 0.67 |
| Gator Trails Park | 1.4 |
| Sabal Springs Golf & Racquet Club | 1.6 |
| Yellow Fever Creek Preserve (not yet open on the city page read October 10, 2026) | 2.9 |
| AdventHealth Cape Coral ER (open status not confirmed) | 3.6 |
| North Fort Myers Public Library | 3.8 |
| Lee Health Cape Coral Hospital | 7.2 |
| Downtown Fort Myers | 7.4 |
| Cape Coral City Hall | 8.5 |
| Rosen Park boat ramps and City marina | 10.0 |
| Punta Gorda | 18.2 |
| Southwest Florida International Airport | 22.5 |
| Fort Myers Beach | 22.7 |
| Downtown Naples | 49.5 |
Method: route miles on the public OSRM router from the centre of the community, October 10, 2026; no travel times. A business tax receipt shows a licence, not opening hours.
Every trip leaves by Dan Ledduke Road or De Navarra Parkway to Del Prado Boulevard North. Trips to Fort Myers, the airport, the beaches, Sanibel and Naples run by North Tamiami Trail (US 41) and cross the Caloosahatchee on the Edison Bridge or the US 41 Caloosahatchee River Bridge, not on the Midpoint or Cape Coral bridges. Lee County's toll pages list toll plazas at the Midpoint, Cape Coral and Sanibel bridges, and the Sanibel Causeway toll is $6.00 with a transponder.
The School District of Lee County's 2026/2027 zone layer places the community in Elementary Proximity Zone B (Caloosa, Diplomat, Hancock Creek, Littleton and Tropic Isles elementary schools), Middle Proximity Zone CC (Bayshore, Caloosa Middle, Diplomat Middle and North Fort Myers Academy for the Arts) and the high school West Zone, sub-zone 1 (Island Coast, Mariner and North Fort Myers high schools). Families rank schools in the zone and a lottery places students, with preferences for ESE programs, siblings and proximity. We print no school grade or rating.
A buyer weighs shopping at about 0.35 route mile, a city park at 1.4, golf at 1.6 and the US 41 corridor to Fort Myers. The community has no canal, marina, dock or golf course of its own, and the nearest improved city boat ramps and marina, at Rosen Park, are about 10.0 route miles away. Those facts set the community's place in Cape Coral's condominium market, which is why the median here sits where it does, and they apply to every unit alike.
A free in-person comparative market analysis is the most accurate Isles of Porto Vista valuation short of an appraisal, and it costs you nothing. One of us walks the unit, notes the floor, the outlook and the condition, reads your building's association record and documents, and returns a written range with the recorded comparables and a net sheet.
Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request your free Isles of Porto Vista home valuation and we will schedule the visit around you, including a video walkthrough for owners who are out of state. When you are ready to list, our Isles of Porto Vista seller page lays out the marketing and negotiation plan. If you are also buying, see how we represent Southwest Florida buyers or our Isles of Porto Vista buyer guide.
Isles of Porto Vista owners often compare a move within Cape Coral. Our Cape Coral home valuation page covers the wider city, and the Isles of Porto Vista community guide covers the amenities, associations, schools and daily logistics in full. The Entrada and Bella Vida guides cover two nearby communities in the same ZIP code. To see Cape Coral homes for sale, including any Isles of Porto Vista listings, browse Domain Realty Group's Cape Coral listings.
Isles of Porto Vista sellers ask us the same questions about value, from what a condo is worth to how the building's association and Florida's condominium laws affect a sale. These answers use only Lee County records, the MLS, the state's corporation and statute databases and city records, and where a figure is not published we say so plainly instead of guessing.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; Florida Division of Corporations read October 10 and October 15, 2026; Florida Statutes 2026).
Your condo is worth what comparable recorded sales support, matched on building, floor, outlook, condition and date. Lee County recorded 13 Isles of Porto Vista sales in the 12 months to September 25, 2026, from $135,000 to $195,000 at a $157,000 median, all on the same two-bedroom, two-bath plan. Ask us for a written range with every comparable attached.
The county recorded 13 sales from September 26, 2025 to September 25, 2026, all under $200,000, at a $157,000 median and $122.66 per square foot of county heated area. The 24-month window holds 31 sales at $169,000. Your unit's own facts decide your number.
$157,000 across the 13 recorded sales in the 12 months to September 25, 2026 (Lee County recorded sales, our analysis). The median is the seventh of the 13 sales, $157,000 on Pomodoro Circle on May 14, 2026, and with only 13 sales we read the full list beside it.
$122.66 per square foot of county heated area across the 13 sales, against $153.27 for ZIP 33909 condominiums on the same measure. Because 214 of the 215 units carry 1,280 square feet, the figure moves with price. We never compare it with a price per square foot built on a listing's living area.
On the county record, the calendar-year median fell from $250,000 in 2023 to $220,000 in 2024 and $169,000 in 2025, and stands at $159,500 on 10 sales for 2026 to September 25. The 12-month median of $157,000 is 37.2 percent below 2023 and 15.5 percent above 2019. We report the direction and do not forecast.
We do not predict prices, and no public record does. The record shows 13 sales in 12 months, 4 active listings and 3.7 months of supply on October 10, 2026, the same supply figure as ZIP 33909 condominiums and below the 6.1 months for Cape Coral condominiums. We price your unit from that record.
The highest sale, $195,000, and the lowest, $135,000, were the same plan with the same county heated area. The county record does not say which floor, outlook or condition either had, and those are the variables that separate units on one plan. That spread is why we walk the unit before writing a range.
It can, because each of the 18 condominiums has its own association, budget, reserves, fee and documents. Each building recorded between zero and three sales in the 12 months, which is too few to publish a price difference by building. We read your building's own history over the longer windows and its association record before pricing.
Each building has three floors of four homes, and the record we analyze does not tag the floor of a sale, so we print no floor premium. We note the floor on the walkthrough and choose comparables from the same floor where the recorded sales allow.
We make no causal claim. The community has three stormwater lakes, a long lake on the east edge and two fountain lakes beside the entrance, and some homes look out on them. The record does not separate lake-view sales, so we market the outlook as a feature and let comparable sales show what buyers paid.
No canal. The water here is three stormwater lakes, and the nearest City of Cape Coral canal is about a mile away, with no saltwater canal within 9 kilometers. Cape Coral's canal-front prices therefore never apply to a valuation here, and neither do canal costs such as seawall upkeep.
The 13 MLS closings in the 12 months to September 25, 2026 took a median of 44 days on market, against 72 days across the 13 marketed closings of the prior 12 months (Southwest Florida MLS (Matrix), pulled October 10, 2026). ZIP 33909 condominiums took 56.5 days. Cumulative days on market: Information not available at time of publishing (checked 2026-10-07).
A median 95.1 percent of the final list price across the 13 MLS closings, against 95.2 percent for ZIP 33909 condominiums and 94.5 percent for Cape Coral condominiums. Sale price against the original list price: Information not available at time of publishing (checked 2026-10-07).
On October 10, 2026 the MLS showed 4 active Isles of Porto Vista listings and 1 pending sale, which is 3.7 months of supply. ZIP 33909 condominiums showed 23 active and 5 pending that day. The counts change daily, so we pull the live number the week you list.
An automated estimate cannot see your building's association and its status, the fee layers, the floor, the outlook or the condition, and it can mix in records from the rental apartments or the other Porto Vista by name. On a plan where recorded sales spread $60,000 apart, those are the variables that matter. We start from the recorded sales and read the rest in person.
A comparative market analysis is our written price opinion built on recorded sales, the MLS pace and your unit's features, prepared to set a list price. An appraisal is a licensed appraiser's opinion of value, usually ordered by a buyer's lender. On a condominium the lender may also review the association's budget and insurance. Ours is free and comes with every comparable listed.
They are different instruments. The county counts a sale when a qualified deed is recorded; the MLS counts a closing when a listing is closed out and entered by the broker. Both show 13 sales in the 12 months, but their medians differ, and we use the county's for counts and prices and the MLS only for days on market, sale-to-list, active listings and supply.
The MLS lists a master association fee of $145 to $175 a month on all 13 closings, and per-building condominium fees of $407 to $600 a month as reported in MLS listings of closed sales, 12 months to September 25, 2026; not confirmed with the associations. We never add the two together. Your building's budget and estoppel certificate hold the actual figure.
The MLS records no mandatory club fee and no recreation lease fee, $0.00 on all 32 listings in the pull, and no community development district appears on the county parcel record. The transfer fee field reads $0.00 on all 13 closings. Those MLS fields are agent-entered, so the documents confirm them.
The adjusted caps in force since 2022 are $299, plus $119 for delivery within 3 business days and $179 if the account is delinquent. If both your building association and the community association issue one, two certificates apply: $299 plus $299 is $598 at the base cap. The fee is refunded if the closing does not happen.
At your expense: the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions sheet, and the milestone inspection summary and latest structural integrity reserve study where they exist. The buyer may void the contract within 7 days, excluding weekends and legal holidays, after receiving them.
It can, because a buyer will ask. The study is required for each building of three or more stories, and the outer deadline for associations that existed on or before July 1, 2022 is December 31, 2026. Filing status is on the state's database, which we check for your building before listing.
Likely by December 31, 2036 for the buildings the county roll dates 2006 and by December 31, 2037 for those dated 2007, which is the roll year plus 30. The statute counts from the certificate of occupancy, which we did not find, so we label it likely. The City of Cape Coral applies the 30-year schedule.
Yes. The state's September 25, 2026 administrative dissolution of the Condominium 10 or Condominium 15 association concerns the corporation's filing, and the condominium and your ownership stand. Florida allows reinstatement at any time, relating back to the dissolution date. Ask your manager whether it has been filed, and have the answer in writing for buyers.
Yes, if one exists, because the estoppel certificate and the resale package disclose it and a buyer prices it. We found no special assessment published for any building, which is not proof that none is pending. We ask your manager in writing before we price.
It is a fact buyers can find. The City of Cape Coral issued permit BLDTC26-000620 on September 3, 2026 for a crown roof tile re-roof of about 10,517 square feet at the Condominium 18 building on Tuscan Drive, with a permit valuation of $110,000. How it is funded is in the building's budget and minutes, not on the public record.
FEMA's map shows Zone X, an area of minimal flood hazard, at all six points we sampled, on panel 12071C0260G effective November 17, 2022. Flood insurance there is optional by the map, though a lender or insurer can require it, and Cape Coral's CRS Class 5 gives 25 percent on every NFIP policy. The map does not replace your flood disclosure.
Yes, if you know of it. The flood disclosure under section 689.302 covers known flooding, claims and assistance during your ownership, and known facts that materially affect value must be disclosed even in an "as is" sale. The public record shows no Ian high-water mark within 5 kilometers of the community, but it cannot speak for your unit.
A buyer prices the unit owner policy and reads the building's master policy certificate. Citizens' Lee County condominium unit owner book averages $1,356 after a 7.0 percent decrease for 2026 on 801 policies, an average and not a quote, and Florida requires at least $2,000 of loss assessment coverage on a unit owner policy.
On one plan, condition is the main source of price spread, so we walk the unit first and recommend only what the comparables say a buyer pays for. Large repairs have a city rule of their own: work equal to 50 percent or more of the building's market value triggers flood rules for new construction, and an appraisal is required for condominiums.
That depends on your building's recorded declaration and rules, which set leasing terms, minimum lease lengths and any approval. We have not read the declarations for this community, so we never describe a rule we have not read. We read yours at the start of a listing and put the answer in the buyer's file.
At the $157,000 median, deed stamps are $1,099.00, the owner's title premium is $860.00 and one estoppel certificate is up to $299, which is $2,258.00 before commission and prorations. At $195,000 the same lines sum to $2,714.00. The contract controls every item.
By Lee County custom the seller pays the owner's title insurance policy and the deed's documentary stamps and chooses the closing agent, while the buyer pays to record the deed and all costs of a new mortgage. These are customs, not law, and the contract controls.
Concordia, in the same ZIP code, recorded 22 sales at a $210,000 median in the same 12 months, against 13 at $157,000 here, and $155.16 against $122.66 per square foot of county heated area. Concordia's roll includes one-, two- and three-bedroom units; Isles of Porto Vista has one plan. The comparison is one of price band and unit type.
We make no causal claim. The apartments are two rental condominiums held by single owners, with no recorded sale of any apartment in any window, so they are not comparables and are not in any figure here. They share the private streets, and what else they share with the community association is not on the public record.
Only if your unit is ordinary on every variable that matters here. The median is one sale out of 13 on the same plan. A unit with a better floor, outlook or condition, or cleaner documents, prices from the upper part of the list, and one with less prices from the lower part. We show you where your unit sits and why.
You can list at any price, and buyers will compare it with the $195,000 high of the last 12 months and the 4 active listings. Above the recorded range, the unit, the building and the documents have to carry the difference, and the appraisal on a financed sale will read the same comparables.
$195,000 on Pomodoro Circle on June 2, 2026, a two-bedroom, two-bath unit with 1,280 square feet of county heated area (Lee County recorded sales, our analysis). The highest in the 60-month window was $290,000.
That depends on your ownership, use and basis, and it is a question for your tax adviser. We do not give tax advice. We can give your adviser the sale figures and the closing statement.
We do not predict prices. The record shows 13 sales in 12 months, a median 37.2 percent below 2023, 4 active listings and 3.7 months of supply on October 10, 2026. Your timing, your building's documents and your next move decide the rest, and we lay out the numbers so you can decide.
Yes, it is free, and no, you do not have to list with us. You receive the written range, the comparables, the adjustments and the net sheet, and you keep the file. Call Jesse direct at (239) 898-6072 or use the form above.
We price on the recorded sales for the plan, read your building's association record and documents, label every MLS figure, and keep the rental apartments and the other Porto Vista out of the comparison. We are Top 1% Real Estate Agents Nationally Since 2008 and the #5 real estate team in Florida (RealTrends 2026). Call Jesse direct at (239) 898-6072.
McGreevy and Comisar are a top-reviewed Isles of Porto Vista listing team. We publish no aggregate score. The condominium sellers quoted below wrote these words themselves, each label names the review site where the review was posted, and we do not edit, composite or summarize a client's words.
★★★★★ "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
★★★★★ "Our experience with Marc as our agent was exceptional! He is very knowledgeable, respectful and delivered as promised. He attracted the right buyer to our condo. We would highly recommend him." Verified Zillow review
★★★★★ "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
The same partners who earned those reviews will price your unit. Request a free Isles of Porto Vista home valuation or Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Every document behind the Isles of Porto Vista figures above is public, and a buyer's lender, insurer, title company and agent will read many of them. These are the ones an Isles of Porto Vista seller actually uses, each linked to the issuing authority's own copy rather than a reprint, so you read the current version.
| Document | Issued by | Why an Isles of Porto Vista seller needs it | Official link |
|---|---|---|---|
| Florida Statute 718.503, condominium resale disclosure | Florida Senate | The package a seller supplies and the buyer's 7-day window | Open section 718.503 |
| Florida Statute 718.116, assessments and estoppel certificates | Florida Senate | The condominium estoppel certificate and its fee ceilings | Open section 718.116 |
| Florida Statute 718.112, bylaws and the structural integrity reserve study | Florida Senate | The reserve study deadlines and reserve rules a buyer reads | Open section 718.112 |
| Florida Statute 553.899, milestone inspections | Florida Senate | The 30-year inspection clock for three-story buildings | Open section 553.899 |
| Florida Statute 689.302, flood disclosure | Florida Senate | The flood form a seller delivers at or before the contract | Open section 689.302 |
| Florida Statute 689.261, property tax disclosure | Florida Senate | The reassessment notice a seller gives the buyer | Open section 689.261 |
| Condominiums and cooperatives SIRS reporting | Florida Department of Business and Professional Regulation | Where a building's reserve study filing appears | Open the SIRS reporting page |
| Condominium Inspections FAQ | City of Cape Coral Building Division | How the city applies the milestone inspection schedule | Open the city FAQ |
| Substantial Improvement / Damage notice (50 percent rule) | City of Cape Coral | How the city applies the 50 percent rule, including the condominium appraisal requirement | Open the city notice |
| CapeIMS and the payoff request service | City of Cape Coral | Assessment, utility, code case and permit balances at a sale | Open CapeIMS |
| Tax Roll and recorded sales | Lee County Property Appraiser | The roll and sale records behind every county figure on this page | Open the tax roll |
| 2025 Taxing District Millage Book | Lee County Property Appraiser | The 2025 millage for district 057 | Open the 2025 millage book |
| Save Our Homes annual assessment limitation table | Florida Department of Revenue | The yearly cap on a homestead's assessed value | Open the table |
| Flood Map Service Center, search by address | Federal Emergency Management Agency | The flood zone and panel for your address | Search the FEMA flood map |
| 2026 Approved Rate Changes by County | Citizens Property Insurance Corporation | Citizens' published Lee County condominium unit owner figures | Open the Citizens rate table |
| Evacuation Zone D sheet | Lee County Emergency Management | The county's own description of the community's evacuation zone | Open the Zone D sheet |
| Student Enrollment Plan 2026 to 2027 | School District of Lee County | The choice zones a buyer will read | Open the enrollment plan |
Every Isles of Porto Vista figure on this page traces to one of the primary sources below: the Lee County Property Appraiser, the City of Cape Coral, the Florida Division of Corporations, the Florida Statutes and state agencies, federal agencies, Lee County and the School District of Lee County, and the Southwest Florida MLS. Each line carries the date we read it, and market figures carry their window in the body.
Lee County Property Appraiser and the tax roll
City of Cape Coral
Florida Division of Corporations (Sunbiz)
Florida statutes, rules and the Department of Business and Professional Regulation
Federal agencies
Lee County, schools, health care and insurance
Water management, transport, golf and trade press
Lee County sales files, insurance forms and our own guides
McGreevy and Comisar are the Southwest Florida team that prices an Isles of Porto Vista condo on the record and sells it without surprises. For this page we tracked all 13 recorded Isles of Porto Vista sales from the Lee County file, read the 18 building associations and the community association on the state's corporation records, and checked the condominium, flood, insurance and tax rules a buyer's lender, insurer and title company will apply.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012, with over 45 years of combined direct experience between them. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. We are the #5 real estate team in Florida (RealTrends 2026). Read more about McGreevy and Comisar.
If you are thinking, "I need someone to sell my condo in Isles of Porto Vista, 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 in Isles of Porto Vista, Entrada, Bella Vida or anywhere else in Cape Coral, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. For the whole community, read our Isles of Porto Vista community guide; to list, read our Isles of Porto Vista seller guide; and for a seller's first step, request your free Isles of Porto Vista home valuation. Call Jesse direct at (239) 898-6072, and there is no obligation. Buying instead? Call Marc at (239) 287-5873 or see how we represent Southwest Florida buyers.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida real estate professionals with Domain Realty, regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Updated October 2026. This page is general information about Isles of Porto Vista home values, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. For your specific unit, 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.