Estero, Florida
Find out what your Rapallo home is worth with a free valuation from McGreevy and Comisar. We price from closed sales in your own size band and product type, not an automated estimate. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Rapallo at Coconut Point homes sold for $314,000 to $800,000 in the last 12 months, so the honest answer to "what is my home worth" starts with which of the community's four home types, and which size, yours is. This valuation guide sits beside our full Rapallo community guide, which covers the history, five-association governance, amenities, schools and storm record, and it shows how we turn 36 closed sales in the Southwest Florida MLS into a number for one address. If you are still choosing an agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
The Rapallo seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the Rapallo buyer guide shows the other side of the table.
Owners elsewhere in the village can see the same method applied in our home valuation guide for Estero, our Meadows of Estero valuation guide and our Lakes of Estero valuation guide. Ready for a written number now? Request our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for valuing a Rapallo home because we value each home against closed sales of its own size and product type, read the association's fee layers and flood file before we name a number, and test the result against the homes competing with yours today. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar prepare every valuation themselves. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, about ten minutes south of the Rapallo gate on US-41.
Recent Rapallo market record (12 months to September 29, 2026): 36 closed sales · $15,772,000 in total volume · $395,000 median sold price · $243 median price per square foot of living area · a range of $314,000 to $800,000 · a median 40.5 days on market · a median 96.9% of list price · 5 active listings on September 29, 2026, asking $300,000 to $749,000, about 1.7 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: Rapallo community guide].
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Rapallo is narrower and checkable: we have read the closed sales, the fee schedule, the flood map and the recorded association filings our community guide cites, and we bring them to your valuation.
Value your Rapallo home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Rapallo owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your value more than any online estimate will, and every one is specific to this gated Coconut Point community.
Rapallo at Coconut Point is covered below section by section. Jump to any part of this home valuation.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Rapallo at Coconut Point · Key Takeaways
The Essentials: What Is My Rapallo Home Worth? · How Is a Rapallo Home Actually Valued? · What Have Rapallo Homes Sold For in the Last 12 Months? · How Have Rapallo Home Values Changed Over Time? · Which Product and Association Differences Change a Rapallo Value? · Why Do Online Estimates Miss on Rapallo Homes? · Rapallo vs Mirasol at Coconut Point: How Do Their Values Compare?
The Details: How Do Rapallo Values Compare With Nearby Estero Communities? · What Does the Live Competition Say About a Rapallo Value? · When Is the Best Time to Have a Rapallo Home Valued? · What Do a Rapallo Buyer's Costs Do to Your Home's Value? · Which Florida Rules Shape a Rapallo Sale Price? · What Moves the Number Before You List a Rapallo Home? · What Will You Net From a Rapallo Sale?
Questions, Contacts and Sources: Should You Rent or Sell Your Rapallo Home? · How Do You Get a Free Rapallo Home Valuation? · Thinking of Selling Your Rapallo Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Rapallo Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in Rapallo
More: Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Rapallo Valuation Team Today?
Most Rapallo homes are worth between $314,000 and $800,000, and where yours falls depends on its size and product type. The 36 closed sales in the 12 months to September 29, 2026 had a $395,000 median, but that number describes no single home, so the tables below split it by living area and by plan.
Data updated: September 2026
| Living area | Closed sales (12 months) | Median sold price | Range | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|---|
| Under 1,500 sq ft | 8 | $338,250 | $314,000 to $380,000 | $253 | 126 | 95.5% |
| 1,500 to 1,699 sq ft | 10 | $385,000 | $333,000 to $415,000 | $239 | 37.5 | 97.3% |
| 1,700 to 1,899 sq ft | 11 | $420,000 | $365,000 to $475,000 | $229 | 21 | 95.7% |
| 1,900 to 2,299 sq ft | 1 | $585,000 | $585,000 to $585,000 | $298 | 330 | 97.7% |
| 2,300 sq ft and larger | 6 | $680,000 | $530,000 to $800,000 | $268 | 24.5 | 96.2% |
Source: Southwest Florida MLS (Matrix), 36 Rapallo closings from September 29, 2025 to September 29, 2026; living area is the MLS field. Bands with fewer than 10 sales are shown for reference. [Source: Rapallo community guide]
Size does most of the sorting. Homes under 1,500 square feet had a $338,250 median, homes of 1,500 to 1,699 square feet $385,000, homes of 1,700 to 1,899 square feet $420,000, and the six homes of 2,300 square feet or more $680,000. Only one home between 1,900 and 2,299 square feet sold, at $585,000 after 330 days.
| Living area (sq ft) | Plan our community guide lists at that size | Product | Closed sales (12 months) | Median sold price | Range |
|---|---|---|---|---|---|
| 1,238 | No plan listed at this size in our guide | Not stated | 1 | $330,000 | $330,000 |
| 1,317 | Portofino II (2nd floor) | Terrace condo | 1 | $335,000 | $335,000 |
| 1,342 | Portofino II or III | Terrace condo | 4 | $338,250 | $314,000 to $350,000 |
| 1,436 | San Remo II | Terrace condo | 2 | $360,000 | $340,000 to $380,000 |
| 1,606 | Tellaro I | Coach home | 5 | $380,000 | $333,000 to $415,000 |
| 1,612 | Chiavari | Coach home | 4 | $392,500 | $340,000 to $395,000 |
| 1,660 | No plan listed at this size in our guide | Not stated | 1 | $375,000 | $375,000 |
| 1,706 | Andora I | Coach home | 1 | $460,000 | $460,000 |
| 1,732 | Tellaro II | Coach home | 3 | $390,000 | $365,000 to $475,000 |
| 1,836 | Andora II | Coach home | 7 | $420,000 | $390,000 to $465,000 |
| 1,966 | Vernazza | Carriage home | 1 | $585,000 | $585,000 |
| 2,376 | Sestri Levante | Courtyard villa | 1 | $800,000 | $800,000 |
| 2,492 | Monterosso | Carriage home | 2 | $582,500 | $530,000 to $635,000 |
| 2,584 | Rio Maggiore | Carriage home | 3 | $725,000 | $599,000 to $737,500 |
Source: Southwest Florida MLS (Matrix), living area by closing, pulled September 29, 2026; plan names and sizes from our Rapallo community guide. A matching size suggests the plan but does not prove it; we confirm your plan from the recorded documents.
Half the sales are below $395,000 and half above, but 18 of the 36 sold under 1,700 square feet, at medians of $338,250 and $385,000, and 6 sold at 2,300 square feet or more, at a $680,000 median. A $395,000 estimate is therefore too high for a terrace condo and far too low for a carriage home, and both owners would be misled by it.
Start with the free home valuation form, or call Jesse direct at (239) 898-6072. We reply with a written opinion of value: the sales that match your size and product, your position on the ladder, the live competition and a recommended range.
A Rapallo home is valued by matching it to recent closed sales of the same product type and a similar size, then adjusting for condition, floor, view, garage, roof and air conditioning age and the association fee layer. We use nine steps, and the last one tests the result against the homes competing with yours today.
Rapallo has five sub-condominium associations, Rapallo One, Rapallo Villas Two, Rapallo Three, Rapallo Four and The Enclave at Rapallo, and four home types across them [Source: Rapallo community guide]. The association sets the fee and the rules a buyer reads, so we confirm which one you belong to before we choose comparables.
The MLS living-area field drives the per-foot math, and it can differ from a builder floor plan, a county record or an owner's memory. We check the figure against the sales we use, because a 100-square-foot error moves a $243-per-foot number by about $24,300.
We choose closed sales of the same product within roughly 10% of your living area from the last 12 months, and widen to 24 or 36 months only when fewer than 10 sales qualify. Windows are counted back from the valuation date so old sales are labeled as old.
A sale from 30 months ago belongs to a different market. The medians by 12-month block ran $458,500, $500,000, $549,500, $427,500 and $395,000 over five years, so we adjust older sales for the direction of the market and say in the valuation which sales carry the least weight.
The age of the roof, air conditioning, water heater and windows, the kitchen and bath condition and the lanai change what a buyer and an inspector will accept. Two 2,584-square-foot sales closed at $737,500 and $599,000 within seven weeks of each other, and a valuation has to explain a gap like that home by home.
A first-floor unit, a second-floor unit, a lake view or a view of a road change the buyer's afternoon. We record position in the valuation and say how much weight the recent record can support, which is often less than an owner hopes.
The Village of Estero's preliminary flood map cites Zone AE at elevation 11 along the Estero River corridor near Via Rapallo Drive, while most Rapallo parcels read Zone X [Source: Village of Estero, Preliminary Flood Maps]. A buyer with a federally backed mortgage in Zone AE must carry flood insurance, so the zone is a cost we price in.
The buyer underwrites the quarterly fee of $2,543.03 to $2,663.11 observed on May 2026 listings, taxes and insurance [Source: Rapallo community guide]. A home whose association carries a higher fee has to price lower to give the buyer the same monthly cost.
Five homes were listed on September 29, 2026, and we read each one's size, price and days on market. We then set your range where it wins the comparison on the first day, not where it merely matches it.
If you would like these nine steps applied to your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the same analysis on a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Rapallo homes sold for $314,000 to $800,000 in the 12 months to September 29, 2026, with 36 closings, a $395,000 median and $15,772,000 in total volume. Because the community has more than 10 closings, the medians are meaningful, and the table lists every sale with its date, size, price and days on market.
Data updated: September 2026
| Closed | Beds and baths | Living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
| Sep 14, 2026 | 3 bd/2 | 1,732 | $475,000 | $475,000 | 100.0% | 81 |
| Jun 22, 2026 | 3 bd/2 | 1,436 | $350,000 | $340,000 | 97.1% | 123 |
| Jun 15, 2026 | 2+den/2 | 1,836 | $424,888 | $400,000 | 94.1% | 8 |
| Jun 15, 2026 | 2+den/2 | 1,612 | $395,000 | $395,000 | 100.0% | 1 |
| Jun 4, 2026 | 3 bd/2 | 1,706 | $481,500 | $460,000 | 95.5% | 10 |
| May 18, 2026 | 2 bd/2 | 1,317 | $355,000 | $335,000 | 94.4% | 129 |
| May 15, 2026 | 2+den/2 | 1,342 | $368,000 | $350,000 | 95.1% | 17 |
| May 15, 2026 | 2+den/2 | 1,612 | $350,000 | $340,000 | 97.1% | 51 |
| May 8, 2026 | 2+den/2 | 1,342 | $329,000 | $314,000 | 95.4% | 57 |
| Apr 30, 2026 | 2+den/2 | 1,836 | $414,900 | $405,000 | 97.6% | 15 |
| Apr 30, 2026 | 3 bd/2 | 1,732 | $369,000 | $365,000 | 98.9% | 228 |
| Apr 27, 2026 | 3 bd/2 | 1,436 | $400,000 | $380,000 | 95.0% | 138 |
| Apr 14, 2026 | 3 bd/2 | 1,836 | $439,000 | $420,000 | 95.7% | 50 |
| Apr 10, 2026 | 3 bd/2 | 2,492 | $575,000 | $530,000 | 92.2% | 91 |
| Mar 31, 2026 | 2 bd/2 | 1,836 | $449,900 | $435,000 | 96.7% | 77 |
| Mar 20, 2026 | 2+den/2 | 1,612 | $400,000 | $395,000 | 98.8% | 107 |
| Mar 17, 2026 | 3 bd/2 | 1,606 | $410,888 | $380,000 | 92.5% | 24 |
| Mar 12, 2026 | 3+den/3 | 2,376 | $800,000 | $800,000 | 100.0% | 9 |
| Mar 10, 2026 | 3 bd/2 | 2,584 | $599,000 | $599,000 | 100.0% | 7 |
| Feb 10, 2026 | 3 bd/2 | 1,606 | $410,888 | $404,000 | 98.3% | 6 |
| Feb 10, 2026 | 2+den/2 | 1,342 | $339,000 | $339,000 | 100.0% | 2 |
| Jan 30, 2026 | 3 bd/2 | 2,492 | $650,000 | $635,000 | 97.7% | 66 |
| Jan 23, 2026 | 3 bd/2 | 2,584 | $779,000 | $737,500 | 94.7% | 28 |
| Jan 22, 2026 | 3 bd/2 | 1,836 | $445,000 | $425,000 | 95.5% | 1 |
| Jan 5, 2026 | 3 bd/2 | 1,606 | $415,000 | $415,000 | 100.0% | 52 |
| Dec 29, 2025 | 2+den/2 | 1,966 | $599,000 | $585,000 | 97.7% | 330 |
| Dec 19, 2025 | 2+den/2 | 1,836 | $410,000 | $390,000 | 95.1% | 10 |
| Dec 1, 2025 | 2+den/2 | 1,238 | $345,000 | $330,000 | 95.7% | 315 |
| Nov 24, 2025 | 2+den/2 | 1,606 | $345,000 | $333,000 | 96.5% | 9 |
| Nov 21, 2025 | 3 bd/2 | 1,612 | $400,000 | $390,000 | 97.5% | 11 |
| Nov 3, 2025 | 3 bd/2 | 2,584 | $765,000 | $725,000 | 94.8% | 21 |
| Oct 30, 2025 | 2+den/2 | 1,342 | $345,000 | $337,500 | 97.8% | 218 |
| Oct 15, 2025 | 3 bd/2 | 1,836 | $499,900 | $465,000 | 93.0% | 21 |
| Oct 6, 2025 | 2+den/2 | 1,732 | $399,000 | $390,000 | 97.7% | 31 |
| Oct 6, 2025 | 3 bd/2 | 1,606 | $389,000 | $378,000 | 97.2% | 57 |
| Oct 2, 2025 | 2 bd/2 | 1,660 | $439,500 | $375,000 | 85.3% | 100 |
Source: Southwest Florida MLS (Matrix), Rapallo closed sales, pulled September 29, 2026. Bedroom count as entered on the MLS; some listings enter a den or leisure room as a bedroom.
| Sold-price band | Closed sales (12 months) |
|---|---|
| Under $350,000 | 8 |
| $350,000 to $399,999 | 11 |
| $400,000 to $449,999 | 7 |
| $450,000 to $599,999 | 6 |
| $600,000 and above | 4 |
Most of the community trades between $330,000 and $450,000, and 4 of the 36 closed at $600,000 or more. The premium tier is small, so a home in it is valued from individual sales, not a median.
The fastest sales closed in 1 day, at $425,000 on January 22, 2026 and $395,000 on June 15, 2026, and the slowest in 330 days, a 1,966-square-foot home listed at $599,000 that closed at $585,000. Seventeen sales closed within 30 days and ten took more than 90, and the difference was almost always price against the closed record.
Rapallo homes closed at a median 96.9% of list price. Six of the 36 sold at or above list and eight sold below 95%. The eight sales below 95% of list show where an aggressive list price ends up.
Rapallo has 540 residences and 36 closed sales in the last 12 months, so a value here rewards local knowledge. If you are selling a home in Estero, get a free Rapallo home valuation or call Jesse direct at (239) 898-6072. If you are also buying a home in Estero, start your home search with Marc or call Marc at (239) 287-5873.
Rapallo home values peaked in the 12 months ending September 2024, with a $549,500 median and $317 per square foot, and were $395,000 and $243 in the latest 12 months. The 60-month record of 142 closings shows a boom, a plateau and a reset, and your value follows the latest block.
Data updated: September 2026
| Year block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| 12 months ending Sept 29, 2026 | 36 | $395,000 | $243 | 40.5 | 96.9% |
| 12 months ending Sept 29, 2025 | 22 | $427,500 | $253 | 40 | 97.8% |
| 12 months ending Sept 29, 2024 | 21 | $549,500 | $317 | 14 | 97.1% |
| 12 months ending Sept 29, 2023 | 21 | $500,000 | $308 | 19 | 98.4% |
| 12 months ending Sept 29, 2022 | 42 | $458,500 | $268 | 4 | 100.0% |
Source: Southwest Florida MLS (Matrix), 142 closed Rapallo sales counted in 365-day blocks back from September 29, 2026.
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (Sept 29, 2025 to Sept 29, 2026) | 36 | $395,000 | $243 | 40.5 | 96.9% |
| Last 24 months | 58 | $404,500 | $248 | 40 | 97.1% |
| Last 36 months | 79 | $430,000 | $258 | 28 | 97.1% |
| Last 60 months | 142 | $442,500 | $273 | 14 | 97.9% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Rapallo, pulled September 29, 2026.
The oldest block, with 42 sales, closed at a 4-day median and 100.0% of list, the signature of the 2021 and 2022 rush. Median days on market ran 4, 19, 14, 40 and 40.5 from the oldest block to the newest, and the sale-to-list ratio fell from 100.0% to 96.9%. An owner who remembers a neighbor's 2022 price should treat it as history.
The drop is a price change, not a change in what sold. The median living area of the homes sold was similar in every block, from 1,683 to 1,732 square feet, while the median price per square foot fell from $317 and $308 in the peak blocks to $243. We check the mix in every valuation so a shift in what sold is never mistaken for a change in value.
Rapallo values differ by product type, floor, association and view: terrace condos, coach homes, carriage homes and courtyard villas trade in different price bands, and each sub-condominium association has its own fee and rules. A valuation that ignores these differences prices a courtyard villa like a 1,342-square-foot terrace condo.
Data updated: September 2026
Terrace condos sit in three-story buildings with passenger elevators and covered ground-floor parking, per our community guide [Source: Rapallo community guide]. In the last 12 months the sizes that match the guide's terrace plans, 1,317, 1,342 and 1,436 square feet, closed 7 times between $314,000 and $380,000. Three-story buildings also fall under Florida's structural reserve and milestone rules, which a buyer's lender will ask about.
Coach homes are two-story attached homes with a one-car garage, and the sizes that match the guide's coach plans, 1,606 to 1,836 square feet, closed 20 times at medians of $380,000 to $460,000 [Source: Rapallo community guide]. This is the heart of the market and the group where condition and view decide the number.
Carriage homes are two-story attached homes with a two-car garage and plan sizes from 1,966 to 2,584 square feet, and the sizes that match them closed 6 times in the year, from $530,000 to $737,500. With so few sales, a valuation here reads each sale individually.
The 2,376-square-foot courtyard-villa size closed once in the year, at $800,000 in 9 days, the top sale of the period. One sale is a data point, not a market, so we widen to earlier years and to the plan's history when we value a villa.
Rapallo One, Rapallo Villas Two, Rapallo Three, Rapallo Four and The Enclave at Rapallo each set their own fees and rules, and the quarterly dues observed on May 2026 listings ranged $2,543.03 to $2,663.11 [Source: Rapallo community guide]. A $120 quarterly difference is about $480 a year, and buyers notice.
First-floor, second-floor and third-floor units, a lake view and a view of a road change a buyer's offer even at the same size. The MLS record does not code floor or view for these closings, so we say when a valuation rests on our judgment and on the listing details, not on a measured premium.
Online estimates miss on Rapallo homes because they blend $314,000 terrace condos and $800,000 courtyard villas into one automated number, without the product type, floor, view, fee layer or systems. A buyer sees the same estimate you do, so the gap between it and your list price has to be explained.
Data updated: September 2026
An automated valuation model is statistical software that guesses a price from public records and recent sales, and its accuracy is a range. Portals publish a median error rate, and errors are larger where homes in one area differ a lot, which describes this community.
The Zestimate, like other portal estimates, works from a home's recorded facts and nearby sales. In a community where the 12-month sales range from $314,000 to $800,000 and homes of the same 2,584-square-foot size sold $138,500 apart, a model cannot know whether your unit is the 1-day sale or the 330-day one. That knowledge lives in the listing photos, the condition and the documents.
The Lee County Property Appraiser sets a just value for taxes each year, and for a homestead the assessed value grows under the Save Our Homes cap, so it can lag the market for years [Source: Florida Statutes 193.155]. It is a tax number, and a buyer's lender will not use it to price your home. You can look up your parcel on the Lee County Property Appraiser site.
Keep it as one data point, write down your size and product, and compare the estimate with the closed sales in this guide. If the estimate is far from those sales, ask for a written valuation, because your buyer's appraiser will use sales and not the estimate.
Rapallo's $395,000 median on 36 sales sits above Mirasol at Coconut Point's $348,750 on 8, at $243 against $239 per square foot, with 1.7 months of supply against 12.0. Rapallo offers 540 residences, four home types and an included club, while Mirasol offers 200 garage condominiums and a lower quarterly fee.
Data updated: September 2026
| Decision point | Rapallo | Mirasol at Coconut Point |
|---|---|---|
| Home types and count | 540 residences: terrace condos, coach homes, carriage homes and courtyard villas | 200 condominium units in 29 two-story buildings, nine floor plans, every unit with a garage |
| Era and builder | Built 2005 to 2007 by Touchstone at Rapallo, Inc. (Wallace Homes) | 34 units built in 2008 by the original developer; D.R. Horton built the other 166 units in 2012 to 2015 |
| Closings, last 12 months | 36 closings, $395,000 median | 8 closings, $348,750 median (15 closings and a $365,000 median over 24 months) |
| Price per square foot | $243 median | $239 median |
| Days on market and sale-to-list | 40.5 days, 96.9% of list | 50.5 days, 96.3% of list |
| Listings and supply, Sept 29, 2026 | 5 listings, about 1.7 months of supply | 8 listings, about 12.0 months of supply on 8 closings |
| Quarterly fee | $2,543.03 to $2,663.11 (May 2026 listings), bundling cable, internet, water, sewer, building exterior insurance, landscape and security | $1,905 to $1,951 (2025 and 2026 MLS listings), with no separate master or club fee entered |
| Club and golf | No golf; The Club at Rapallo is included with every residence | No golf, marina, beach club or boat dock; clubhouse with a heated pool, fitness room and billiards |
| CDD and gate | No CDD; gated, with five resident pedestrian gates into Coconut Point | No CDD; controlled-access gate |
| Flood zone | Mixed: most parcels Zone X, Zone AE at elevation 11 cited along the Estero River corridor near Via Rapallo Drive | All 29 buildings in FEMA Zone X on panel 12071C0593H, effective November 17, 2022 |
Sources: our Rapallo community guide and Mirasol at Coconut Point community guide for fees, builders, flood and amenities; Southwest Florida MLS (Matrix), pulled September 29, 2026, for closings and listings.
Because Mirasol closed only 8 homes in 12 months, we widen to the first window with 10 or more: 15 closings in 24 months, a $365,000 median, a range of $333,000 to $415,000 and $264 per square foot.
| Closed | Beds and baths | Living area (sq ft) | List price | Sold price | Days on market |
|---|---|---|---|---|---|
| Sep 4, 2026 | 2+Den/2 | 1,468 | $355,000 | $352,500 | 49 |
| Jul 20, 2026 | 3 bd/2 | 1,402 | $359,900 | $340,000 | 52 |
| May 18, 2026 | 3 bd/2 | 1,616 | $380,000 | $365,000 | 175 |
| May 15, 2026 | 3 bd/2 | 1,616 | $385,000 | $384,000 | 10 |
| May 4, 2026 | 2+Den/2 | 1,468 | $349,000 | $337,500 | 11 |
| Feb 6, 2026 | 2 bd/2 | 1,244 | $369,900 | $345,000 | 3 |
| Feb 6, 2026 | 2 bd/2 | 1,244 | $359,900 | $340,000 | 299 |
| Oct 31, 2025 | 3 bd/2 | 1,528 | $375,000 | $362,300 | 204 |
| Sep 11, 2025 | 2+Den/2 | 1,468 | $425,000 | $405,000 | 129 |
| Jul 22, 2025 | 3 bd/2 | 1,440 | $425,000 | $415,000 | 127 |
| Jun 18, 2025 | 3 bd/2 | 1,528 | $424,900 | $415,000 | 72 |
| Feb 3, 2025 | 3 bd/2 | 1,440 | $409,900 | $405,000 | 343 |
| Jan 7, 2025 | 3 bd/2 | 1,655 | $409,900 | $375,000 | 135 |
| Oct 16, 2024 | 2 bd/2 | 1,244 | $342,500 | $333,000 | 174 |
| Oct 1, 2024 | 2+Den/2 | 1,574 | $449,000 | $415,000 | 86 |
Source: Southwest Florida MLS (Matrix), Mirasol at Coconut Point closed sales, 24 months to September 29, 2026.
Rapallo's median is about $46,000 above Mirasol's on 12-month closings, and the per-foot figures are $243 and $239, nearly equal. The gap is mostly size: Rapallo's medians rise with living area, and Mirasol's homes run 1,244 to 1,655 square feet in its 24-month record. The per-foot figures are close, so much of the gap is size.
Read the full Mirasol at Coconut Point community guide for the other side of this comparison.
Rapallo's $395,000 median sits above Genova's $390,000 and Mirasol's $348,750 and well above Villagio's $270,000, at $243 per square foot. With 36 closings and 1.7 months of supply, Rapallo is the deepest and tightest market in the Coconut Point condominium cluster.
Data updated: September 2026
| Community | Closed sales (12 months) | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings, Sept 29, 2026 | Months of supply |
|---|---|---|---|---|---|---|---|
| Rapallo | 36 | $395,000 | $243 | 40.5 | 96.9% | 5 | 1.7 |
| Mirasol at Coconut Point | 8 | $348,750 | $239 | 50.5 | 96.3% | 8 | 12.0 |
| Genova | 12 | $390,000 | $231 | 75.5 | 96.2% | 4 | 4.0 |
| Villagio | 31 | $270,000 | $190 | 88 | 96.2% | 8 | 3.1 |
| Cascades at Estero | 38 | $408,750 | $224 | 36.5 | 95.6% | 5 | 1.6 |
| Stoneybrook | 43 | $420,000 | $250 | 36 | 96.3% | 10 | 2.8 |
| Fountain Lakes | 40 | $335,000 | $239 | 63.5 | 95.3% | 16 | 4.8 |
| The Vines | 31 | $390,000 | $212 | 79 | 94.9% | 16 | 6.2 |
| Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 12 | 2.9 |
Source: Southwest Florida MLS (Matrix), 12-month closings and September 29, 2026 active listings for each community, all from the same pull. Rows with fewer than 10 closings rest on small samples.
An appraiser compares your home with nearby condominium and townhome sales, so these neighbors set the ceiling and the floor. Genova is newer construction by the same developer and closes at a slower 75.5-day median, and Villagio prices lower at $190 per square foot. Rapallo's $243 is above both.
Genova's 12 closings and Mirasol's 8 are enough to show direction, not enough to set a price. We rely on Rapallo's own closings for your value and use the neighbors to explain what buyers see when they shop.
Five Rapallo homes were listed on September 29, 2026, asking $300,000 to $749,000 with a $375,000 median ask, and your value is set partly by how a buyer would compare your home with them. Against 36 closings in 12 months, that is about 1.7 months of supply.
Data updated: September 2026
| Asking price | Beds and baths | Living area (sq ft) | Days on market |
|---|---|---|---|
| $300,000 | 2+den/2 | 1,346 | 112 |
| $350,000 | 3 bd/2 | 1,500 | 11 |
| $375,000 | 2+den/2 | 1,612 | 19 |
| $410,000 | 3 bd/2 | 1,612 | 154 |
| $749,000 | 3 bd/2 | 1,810 | 56 |
Source: Southwest Florida MLS (Matrix), active Rapallo listings, pulled September 29, 2026.
Two of the five have been listed for 154 and 112 days, and the fastest to attract attention was listed 11 days. A listing that has waited five months is telling the market its price is above what buyers pay, and a new listing at a lower price is a competitor for yours. We read each price history before we set your range.
The median ask of $375,000 sits below the $395,000 median sold price because the sizes differ: the actives run 1,346 to 1,810 square feet, and the six largest sales of the year closed above 2,300. We compare asks with closings of the same size, never with the community median.
With 1.7 months of supply, a correctly priced listing gets attention quickly, and a home priced above the record waits regardless. The value is set by closed sales, and the low supply mainly shortens the time it takes to prove it.
The best time to value a Rapallo home is 60 to 90 days before you want to list, because the winter and spring buyers dominate the record: 90 of the last 142 Rapallo closings came from January through June, and March led with 25. A valuation in the fall lets you prepare the home and the documents in time.
Data updated: September 2026
| Month | Closings, last 60 months | Share of the 142 |
|---|---|---|
| Jan | 15 | 11% |
| Feb | 8 | 6% |
| Mar | 25 | 18% |
| Apr | 15 | 11% |
| May | 16 | 11% |
| Jun | 11 | 8% |
| Jul | 7 | 5% |
| Aug | 6 | 4% |
| Sep | 6 | 4% |
| Oct | 14 | 10% |
| Nov | 10 | 7% |
| Dec | 9 | 6% |
Source: Southwest Florida MLS (Matrix), 142 Rapallo closings from October 2021 to September 2026, counted by close month.
A valuation is free and carries no obligation, and it tells you whether the market pays enough to justify the move. Many owners use it to decide between selling this season and waiting, and between selling and renting.
Between a fall valuation and a January listing, the record adds new closings and the live competition changes. We update the range at listing so the number reflects the market that day, not the day of the first conversation.
A Rapallo buyer's monthly cost, principal and interest plus the association fee of $848 to $888 a month observed on May 2026 listings, sets the price a buyer will pay. At 7.03%, a $316,000 loan costs $2,109 a month, so every $10,000 of price adds about $53 to the payment.
Data updated: September 2026
| Purchase price | Loan at 20% down | Principal and interest per month, 30 years at 7.03% |
|---|---|---|
| $335,000 | $268,000 | $1,788 |
| $395,000 | $316,000 | $2,109 |
| $450,000 | $360,000 | $2,402 |
| $725,000 | $580,000 | $3,870 |
Loan at 20% down, 30-year fixed at 7.03%, the Freddie Mac Primary Mortgage Market Survey average as of September 24, 2026; principal and interest only, our arithmetic. [Source: Freddie Mac Primary Mortgage Market Survey]
The quarterly fee of $2,543.03 to $2,663.11 replaces cable, internet, water, sewer, trash, landscaping and building exterior insurance bills a buyer would otherwise pay separately [Source: Rapallo community guide]. A buyer comparing Rapallo with a lower-fee community adds those costs back, and your listing should show the math.
Our community guide puts typical annual taxes on a Rapallo unit at roughly $2,500 to $5,000 and a unit-owner HO-6 policy at roughly $1,500 to $3,500 a year, so a buyer's real monthly cost is several hundred dollars above the payment and the fee [Source: Lee County Property Appraiser]. Florida requires at least $2,000 of loss-assessment coverage on a unit-owner policy, and our guide recommends at least $50,000 [Source: Florida Statutes 627.714].
A one-point change in the mortgage rate changes the payment on a $316,000 loan by roughly $200 a month, which is why sellers who list when rates fall meet more buyers. We track the Freddie Mac average weekly and tell you when the payment picture shifts.
Florida rules that shape a Rapallo sale price include the section 718.503 resale documents and 7-day buyer cancellation right, the structural reserve and milestone rules for three-story buildings, the estoppel fee caps, the property tax and flood disclosures and Lee County title custom. The section 720.401 summary does not apply to chapter 718 condominium associations.
Data updated: September 2026
Section 720.401(2) says the homeowners association disclosure summary does not apply to associations regulated under chapters 718, 719, 721 or 723 [Source: Florida Statutes 720.401]. Rapallo's five sub-associations are condominium associations under chapter 718, so the seller's resale duty is section 718.503, and we do not tell a condominium seller otherwise. How the master association fits depends on its recorded documents, which we have not read. This is information, not legal advice.
A condominium seller who is not the developer delivers, at the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary or reserve study where they apply and the Frequently Asked Questions and Answers document [Source: Florida Statutes 718.503]. The buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them.
A building with a current reserve study, a funded reserve and no pending assessment is easier to finance and easier to insure, and buyers pay for that. A building with an unfunded reserve or a special assessment on the way discounts the price, and the estoppel reveals which it is.
The estoppel fee is capped at $299 for a current account, $119 more for delivery within three business days and $179 more if delinquent [Source: Florida Statutes 718.116]. In Lee County the seller customarily pays the owner's title policy, and the contract controls.
Section 689.261 requires a disclosure that a sale can trigger reassessment and that a buyer should not rely on the seller's current taxes [Source: Florida Statutes 689.261]. A buyer who reads it may adjust the offer, so we show the parcel record with the valuation.
The number moves with the parts of a Rapallo home a buyer prices in: condition and updates, the age of the air conditioner and roof, the lanai, the association's reserves and any pending assessment, and the flood file. Targeted, inexpensive work usually returns more than a remodel, and missing documents can cost more than a dated kitchen.
Data updated: September 2026
Original 2005 to 2007 kitchens and baths are common, and buyers price the update they expect to make. We tell you which updates the closed sales support and which they do not.
The air conditioner, water heater and windows drive an inspection, and a wind mitigation report can lower an insurance quote. Our community guide reports 130 mph impact glass as original construction, which helps a buyer's insurance agent [Source: Florida OIR wind mitigation resources].
A condominium file with the declaration, budget, financials, reserve study where required, estoppel and approvals is worth money, because a buyer with a seven-day review window signs faster when everything is present. We assemble it before you list.
A clean, staged lanai and good photographs of the lake and the amenities move offers. A valuation tells you what presentation can and cannot change.
A Rapallo seller nets the sale price minus commission, the $0.70 per $100 documentary stamp tax, the owner's title policy in Lee County, the estoppel and prorated taxes. At the $395,000 median that is about $17,352 to $27,227 before any mortgage payoff, depending on whether you offer buyer-agent compensation.
Data updated: September 2026
| Line item | At a $395,000 sale (12-month median) | At a $725,000 sale (2,584 sq ft size median) |
|---|---|---|
| Sale price | $395,000 | $725,000 |
| Listing commission (example 2.75%, negotiable) | -$10,863 | -$19,938 |
| Buyer-agent compensation if offered (example 2.5%, off-MLS, optional) | -$9,875 | -$18,125 |
| Deed documentary stamp tax ($0.70 per $100) | -$2,765 | -$5,075 |
| Owner's title policy (Lee County, seller customarily pays) | -$2,050 | -$3,700 |
| Title search and closing fee (estimate) | -$1,200 | -$1,200 |
| Municipal lien search (estimate) | -$175 | -$175 |
| Condominium estoppel certificate (statutory cap, current account) | -$299 | -$299 |
| Estimated total seller costs with a buyer-agent offer | -$27,227 (6.9%) | -$48,512 (6.7%) |
| Estimated net before mortgage payoff and tax proration | $367,774 | $676,489 |
| Estimated total costs without a buyer-agent offer | -$17,352 (4.4%) | -$30,387 (4.2%) |
| Estimated net without a buyer-agent offer, before payoff and proration | $377,649 | $694,614 |
Estimates for illustration. Commission percentages are examples of a negotiated figure, not a rate. Doc stamps: Florida Statutes 201.02 and the Department of Revenue overview. Title premium: Rule 69O-186.003. Estoppel: the statutory cap. Closing, search and lien-search figures are estimates that vary by title company. [Source: Florida Department of Revenue, documentary stamp tax]
The association budgets and reserve balances for each sub-association are not published on any public site we found, so the exact fee, any pending assessment and the master's share are stated only in the estoppel. We do not quote a figure we cannot source. We add it to your net sheet when the estoppel arrives.
Florida property taxes are billed in November for the calendar year and paid in arrears, so a seller who closes before the bill is issued credits the buyer for the days owned [Source: Lee County Tax Collector]. The credit is not in the table because it depends on your closing date and tax bill.
A Rapallo owner deciding between renting and selling faces a cap of three leases a year, minimum terms of 30 to 90 days that vary by sub-association and no nightly rentals. Those rules shape the rental income you can plan on, and they shape the buyers who will pay for your home if you sell.
Our community guide reports a maximum of three leases per year per unit, minimum terms of typically 30 days, with some buildings at 60 or 90 days and 90 days in peak season for some associations, and no true short-term rentals [Source: Rapallo community guide]. Confirm your sub-association's rule in writing before you plan on rent.
Our community guide reports seasonal rates from October to May of roughly $2,600 to $6,200 a month depending on size and season, and off-season rates lower [Source: Rapallo community guide]. Against a $395,000 median value and a quarterly fee of $2,543.03 to $2,663.11, we run both scenarios.
A valuation shows what you would net today and what your buyers pay, and you set that against a realistic seasonal rent after the association fee, taxes and insurance. Call Jesse direct at (239) 898-6072 and we will run both scenarios.
Rapallo owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your own size band and product type, placed on the community's price ladder, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales in your size band with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, your home's position on the ladder with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community where homes of the same 2,584-square-foot size sold for $599,000 and $737,500, and a 1,966-square-foot home waited 330 days, the number decides the sale. We would rather you see the evidence before you commit to anything, and many Rapallo owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Rapallo owners who decide to sell get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 540-residence community with five condominium associations and four product types rewards product-level pricing and a documents file ready on day one. Homes of one size sold $138,500 apart.
Data updated: September 2026
If you are searching for the best Rapallo listing agent, or thinking, "I need to sell my home in Rapallo," here is the short version. We place your home on its own size band's ladder of closed sales, build the documents file before the first showing, market to the buyers who actually buy here and negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
A January listing meets the busiest buyers, not a higher price. Our tabulation of the MLS record shows 90 of the 142 closings in the last 60 months from January through June, so timing shortens the wait more than it raises the number [Source: Rapallo community guide]. A home that is documented and live by early January meets the first spring buyers on the first tour.
Not by the record. Homes of 1,700 to 1,899 square feet sold at a $229 median per square foot and homes of 2,300 and above at $268, while homes under 1,500 square feet sold at $253. In total dollars larger homes sell for much more, but the per-foot figure does not rise steadily with size.
Read the closed sales in your size band, then compare your list price with them. The 1,836-square-foot size sold from $390,000 to $465,000 in the year, so a high ask can be right for the best unit and wrong for the rest. Reprice to the right rung and complete the documents file before you assume the market is the problem.
We recommend it. A condominium seller owes the section 718.503 documents at the seller's expense, and ordering at listing starts the buyer's review clock on day one [Source: Florida Statutes 718.503]. We ask management which documents come from the sub-association and which from the master.
Yes. An estate, a health change or a tenant in place is often better handled through direct outreach and our own buyer database. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.
Ask each team for its comparable set for your size band, its explanation of the fee layers and its plan for the condominium documents. Our best real estate agents in Estero guide compares teams on the public record.
McGreevy and Comisar is a top-reviewed Rapallo realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
The price recommendation is what a valuation delivers, and we show every owner the closed sales behind it so it can be checked.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A listing that sits is usually priced against the wrong rung, and a valuation finds the right one.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
Follow-through is the valuation, then the plan, then the sale, and we stay in touch at each step.
Rapallo specialists matter for a valuation because the facts that move the number live in documents and plan sizes, not in a listing feed: four home types, five sub-condominium associations, a bundled fee, a lease cap, a flood map that splits by parcel and building heights that trigger state reserve rules.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He prepares the valuation: the size-band ladders, the live competition and the net sheet. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He handles the field side: walk-throughs, condition notes and the on-site work that lets a seasonal owner get a valuation without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general valuation may price a courtyard villa off the community median, ignore the sub-association fee, quote one flood zone for the whole community, or skip the reserve study on a three-story building. Each mistake moves the number.
If you own in more than one community, see our guides to Estero home valuation, Meadows of Estero and Lakes of Estero. The wider market picture for the village is on our Estero community hub.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Rapallo, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Rapallo owners often buy again in Southwest Florida, sometimes inside the same community. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Statutes 193.155] [Source: Florida Department of Revenue, PT-112 portability guide]. The January 1 test matters, because homestead status is fixed on that date each year.
If your next home is a golf community, a newer single-family house or another condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps.
If you want to plan the valuation and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Rapallo owners ask these questions before they value a home, and each answer below is written for a Lee County owner in a gated condominium community with a master association, in a single paragraph with its source. They cover value, the comparable sales, online estimates, fees, disclosure and the choice to rent or sell.
Data updated: September 2026
Owners value with McGreevy and Comisar because the answers below show up in the number:
Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Rapallo homes closed between $314,000 and $800,000 in the 12 months to September 29, 2026, with a $395,000 median on 36 sales, and size decides where yours falls: $338,250 under 1,500 square feet, $420,000 at 1,700 to 1,899 and $680,000 at 2,300 and above. A written valuation through our free home valuation places your home.
We match it to closed sales of the same product and a similar size from the last 12 months, adjust for time, condition, floor, view and the fee layer, and test the result against the five live listings. The nine steps are above, and the valuation names each adjustment.
A portal estimate cannot see product type, floor, view, systems or fee layers, and in Rapallo the same 2,584-square-foot size sold for $599,000 and $737,500. Treat an estimate as one data point, and rely on closed sales of your own size and product for a number a buyer's appraiser will accept.
The median was $243 per square foot of MLS living area over the last 12 months, $248 over 24 months, $258 over 36 months and $273 over 60 months, per the Southwest Florida MLS. By size, it was $253 under 1,500 square feet, $239 at 1,500 to 1,699 and $229 at 1,700 to 1,899.
Down from the peak. The median was $549,500 in the 12 months to September 2024, $427,500 in the year to September 2025 and $395,000 in the latest year, and the median price per square foot fell from $317 to $243 while the typical size sold stayed near 1,700 square feet.
Thirty-six homes closed on the Southwest Florida MLS from September 29, 2025 to September 29, 2026, for $15,772,000 in total volume, and the county's recorded qualified sales show the same count of 36 since September 2025 on its own index, with no builder-direct sales [Source: Lee County Property Appraiser].
The record cannot promise a date, but 17 of the 36 sales closed within 30 days on the market and the median was 40.5 days. A correctly priced home in a tight market of 1.7 months of supply can sell quickly, and one priced above the record can wait more than 90 days.
Buyers pay for a view, but the MLS record does not code view for these closings, so we cannot quote a measured premium. Our community guide says most residences face one of nine lakes, and we treat the view as an adjustment supported by the listing details and by the sales in your building, never as a formula.
It can. Terrace condos are in three-story buildings with elevators, and coach and carriage homes are two-story, so a first-floor or second-floor unit has a different buyer. The MLS record does not code floor, so we say when a valuation rests on our judgment.
Each sets its own fee and rules, and the quarterly dues observed on May 2026 listings ranged $2,543.03 to $2,663.11. A higher fee has to be offset by a lower price for the same monthly cost, and a reserve gap or pending assessment discounts a price further, which the estoppel and reserve study show.
A buyer adds the fee to the mortgage payment, so $848 to $888 a month observed on May 2026 listings competes with the loan for the same budget. The fee bundles cable, internet, water, sewer, building exterior insurance and landscaping, and we show that math so a buyer sees value [Source: Rapallo community guide].
It is part of what a buyer pays for. Membership in The Club at Rapallo comes with ownership, with a large sports building, tennis courts, pools and walking paths, and the developer's archived club page says there is no club equity fee [Source: Rapallo.com club page, Wayback Machine]. It does not have a golf course.
It changes a buyer's insurance bill, which changes what they can pay. Most Rapallo parcels read Zone X, and the Village of Estero's preliminary flood map cites Zone AE at elevation 11 along the Estero River corridor near Via Rapallo Drive [Source: Village of Estero, Preliminary Flood Maps]. We print your address's zone in the valuation.
It can. Florida's structural integrity reserve study and milestone inspection rules apply to condominium buildings of three or more habitable stories [Source: Florida Statutes 553.899]. A current reserve study and a funded reserve help value, and a gap discounts it. Our community guide describes the terrace condo buildings as three stories, so we verify yours.
The estoppel, the association budget and financial statement, the reserve study where required, the declaration and rules, and any special assessment notice. Under section 718.503 the seller delivers them at the seller's expense [Source: Florida Statutes 718.503]. A complete file supports the price, and a missing one invites a discount.
At a $395,000 sale, about $17,352 to $27,227 in costs before payoff and tax proration, or a net near $367,774 to $377,649, depending on whether you offer buyer-agent compensation. At $725,000 the costs are about $30,387 to $48,512. The table above shows each line.
In Lee County the seller customarily pays, at the promulgated rate of $5.75 per $1,000 to $100,000 and $5.00 per $1,000 above, about $2,050 at $395,000 [Source: Rule 69O-186.003, title insurance rates]. In Collier County the buyer customarily pays. The contract controls.
Florida caps it at $299 for a current account, plus $119 for delivery within three business days and $179 more if delinquent [Source: Florida Statutes 718.116]. We order the certificates the closing needs at listing.
Yes if you know of one. A known special assessment is a material fact, and Johnson v. Davis requires a seller to disclose known facts that materially affect value and are not readily observable [Source: Johnson v. Davis, Florida Supreme Court, 1985]. We confirm the assessment status with management before we value.
Through the buyer's payment. At the 7.03% Freddie Mac average as of September 24, 2026, principal and interest on a $316,000 loan is $2,109 a month, and each point of rate moves it by roughly $200 [Source: Freddie Mac Primary Mortgage Market Survey]. Lower rates widen the buyer pool, and higher rates narrow it.
Rules limit it: no more than three leases a year, minimum terms of 30 to 90 days that vary by sub-association and no nightly rentals [Source: Rapallo community guide]. We run both scenarios with your net sheet and a realistic seasonal rent, so you decide with numbers.
It affects your tax, not your market value. A homestead's assessed value can lag the market under the cap, and a sale resets it for the buyer, which section 689.261 warns buyers about [Source: Florida Statutes 689.261]. A buyer prices the reassessed tax, not yours.
Get the valuation first. It tells you which updates the closed sales support. Fresh paint, lighting and a clean lanai usually return more than a kitchen remodel, and original 2005 to 2007 interiors are common in Rapallo.
Yes. Many Rapallo condominiums sell furnished, and second-home buyers pay for a turnkey purchase. We value the home and the furnishings separately so the numbers are clear.
Recent closed sales in your size band, a per-foot analysis, the live competition, your position on the ladder, the fee stack, a flood file, a net sheet and a recommended range. It is free and carries no obligation, and Jesse McGreevy prepares it at (239) 898-6072.
No. Rapallo is not age-restricted, and the MLS field on recent listings shows 55+/Senior Community: No [Source: Rapallo community guide]. The valuation reflects the buyer pool of any age.
No. The valuation and the comparative market analysis are free and carry no obligation. We earn our fee only if you decide to list with us and the home sells, and commission is negotiable and not set by law [Source: NAR settlement FAQs].
For about 30 days in an active market. Rapallo closes about three homes a month, so one new closing at a different price can shift a size band, and we update the range at listing so it reflects the market that day.
Yes. We work from the MLS record, the public parcel record and photographs, and Marc arranges an on-site visit or a video walk-through. You never need to fly down for a valuation.
We use the nearest sizes, adjust for the difference and say in the valuation how much weight the adjustment carries. Only 1 of the 36 sales fell between 1,900 and 2,299 square feet, so homes in that range are valued from a wider window and from the plan's history.
The MLS record does not code lot position, so we cannot quote a measured premium or discount. We adjust for it from the listing details, our walk-through and the sales in your own building, and the valuation says how much weight that judgment carries.
List inside the range the closed sales support. In the last 12 months 10 of 36 Rapallo sales took more than 90 days and 8 closed below 95% of list, so a high ask tends to cost time and later price cuts, and the median sold-to-list ratio was 96.9%.
We show you the net sheet at the valuation range so you see the payoff gap in dollars before you decide. Options include waiting, renting within the lease rules, or negotiating with your lender, and your lender or an attorney should confirm any short-sale path.
Start with a free, no-obligation valuation at our home valuation page or call Jesse direct at (239) 898-6072. Tell us your address, your timeline and the one thing you are most worried about, and we will reply with a written opinion of value.
Rapallo owners work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the community, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs about ten minutes from the Rapallo gate. Learn more about our team.
If you are thinking about a valuation, the work begins with the product: a 1,317-square-foot terrace condo or a 2,584-square-foot carriage home, and where your home sits on its ladder of closed sales. It continues with the estoppel, the condominium documents and a fee stack stated in one line. That is the work we do for Rapallo owners, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Rapallo realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Valuing your home? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Rapallo facts on this page rest on primary sources: the developer's archived pages, Sunbiz filings for the associations, Lee County's Property Appraiser, Clerk and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Rapallo owners can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that come from your association and the office that holds them.
| Document | What it proves for a Rapallo owner | Official authority |
|---|---|---|
| Florida Statutes 718.503 | The condominium resale documents a seller delivers at the seller's expense and the buyer's 7-day cancellation right | Florida Legislature |
| Florida Statutes 720.401 | The homeowners association disclosure summary, and that it does not apply to chapter 718 condominium associations | Florida Legislature |
| Florida Statutes 718.116 | What the condominium estoppel certificate must state and its fee caps | Florida Legislature |
| Florida Statutes 718.112 | Condominium budgets and the structural integrity reserve study | Florida Legislature |
| Florida Statutes 553.899 | Milestone inspections for condominium buildings of three or more stories | Florida Legislature |
| Florida Statutes 718.504 | The Frequently Asked Questions and Answers document a condominium buyer receives | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | Florida Legislature |
| Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds | Florida Department of Revenue |
| Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | Florida Administrative Code |
| NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
| PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | Florida Department of Revenue (PDF) |
| The Club at Rapallo, Inc. Articles of Incorporation, filed September 23, 2004 | The master association's purposes, its powers and its North Village dues obligation | Florida Division of Corporations (PDF) |
| Village of Estero Preliminary Flood Maps | The flood-zone callout along the Estero River corridor near Via Rapallo Drive | Village of Estero (PDF) |
| Village of Estero Flood Zones Removed Index | The streets, including Via Lungomare Circle, Via Rapallo Drive and Piazza Del Lago Circle, where parcels were removed from flood zones | Village of Estero (PDF) |
| Lee County Mandatory Flood Insurance Information | When federally backed mortgages require flood insurance | Lee County (PDF) |
| NOAA Hurricane Ian Tropical Cyclone Report | The official storm record for September 28, 2022 | National Hurricane Center (PDF) |
| FEMA CRS eligible communities, April 1, 2026 | The Village of Estero's Class 6 rating and flood insurance discount | FEMA (PDF) |
| Current budget, rules and estoppel for your association | Fees, any special assessment, lease and pet rules and whether buyer approval is required | Ordered through the association's management company and the Lee County Clerk's recorded documents |
You reach the Rapallo valuation team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected], or using the Home Valuation form at the top of this page. The written valuation is free, and the first conversation carries no obligation.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. The full community picture stays on our Rapallo community guide, and buyers can start with how we represent buyers in Estero.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.