Estero, Florida
Find out what your Rapallo One condo is worth with a free valuation from McGreevy and Comisar. We price from the neighborhood closed sales by floor plan and size, not an automated estimate. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
What is a Rapallo One condo worth? At the 12-month median, about $390,000, from 24 MLS closings in the 12 months to September 29, 2026, but a median is not your number: closings ran from $314,000 to $737,500, and price followed floor plan and size. This guide sits beside our full Rapallo One neighborhood guide and shows how a condo in this 160-unit condominium inside Rapallo at Coconut Point in Estero is actually valued from its own closed sales.
If you want to list, our Rapallo One seller guide covers price, marketing, costs and disclosure, and the Rapallo One buyer guide shows what the person on the other side of your sale is reading. Owners weighing which team to call can set us beside the others in our guide to the best real estate agents in Estero.
A few names need a word. Rapallo Four is a separate 94-unit condominium built in the same product family that trades in the same price band, so this guide reads it together with Rapallo One and says where a figure belongs to Rapallo One alone. The Enclave at Rapallo is a neighboring condominium neighborhood whose owners have their own Enclave valuation guide, and owners elsewhere in the community can use our Rapallo valuation guide. This is the Rapallo One condominium in Estero, Lee County. It is not one of the Rapallo Condominium Apartments associations elsewhere in Florida, and it is not Mirasol at Coconut Point.
McGreevy and Comisar are the best realtor for valuing a Rapallo One condo because we value it from the neighborhood's own closed sales, adjust for floor plan, condition and any lease, and show you the net. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar, not a template. Jesse runs pricing, data and the association and closing paperwork, and Marc runs the walk-through, the buyer-agent conversations and the field side. 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.
Recent Rapallo One market record (12 months to September 29, 2026): 24 MLS closings, a $390,000 median sold price, a range of $314,000 to $737,500, $10,034,000 in total volume, a median of 40.5 days on market and a median 96.9% of final list price. In the last 12 months we tracked every one of those 24 closings, and we tracked all 76 the MLS has matched to Rapallo One and Rapallo Four since October 2021. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026, with each closing assigned to its condominium by matching price and date to Lee County's recorded sales.
Honors and recognition:
Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. None is on file for this neighborhood, and we do not dress a public-record comparison up as our own deal. Our valuation is built on the public MLS record and the county's recorded sales, and we say which is which. We do not quote a current listing count, because the MLS does not separate Rapallo's five associations, and we do not quote a value for your specific home, because that takes the walk-through.
This valuation guide explains the method. The Rapallo One seller guide explains what happens after the number, and the Rapallo One buyer guide explains the other side of the table. The neighborhood itself, its history, documents and amenities, is in the Rapallo One neighborhood guide.
Selling your Rapallo One home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo One? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Rapallo One owners who read nothing else on this page should know these ten facts about how their condo is valued, each sourced in the sections below. They decide the number more than any online estimate will, and each one is specific to this 160-unit condominium and its sibling Rapallo Four.
The Essentials: What Is My Rapallo One Condo Worth? · How Is a Rapallo One Condo Actually Valued? · What Have Rapallo One Condos Sold For in the Last 12 Months? · How Have Rapallo One Values Changed Over Time? · How Does the Sold-to-List Pattern Price a Rapallo One Condo? · Why Do Online Estimates Miss on Rapallo One Condos? · Rapallo One vs The Enclave at Rapallo: How Do Their Values Compare?
The Details: How Do Rapallo One Values Compare With the Other Rapallo Neighborhoods? · What Does the Live Competition Say About a Rapallo One Value? · When Is the Best Time to Have a Rapallo One Condo Valued? · What Do a Rapallo One Buyer's Costs Do to Your Condo's Value? · Which Florida Rules Shape a Rapallo One Sale Price? · What Moves the Number Before You List a Rapallo One Condo? · What Will You Net From a Rapallo One Sale?
Costs, Law and Rules: Should You Rent or Sell Your Rapallo One Condo? · How Do You Get a Free Rapallo One Home Valuation? · Thinking of Selling Your Rapallo One 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 One Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Condo in Rapallo One
Questions, Contacts and Sources: Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Rapallo One Valuation Team Today?
A Rapallo One condo is worth what comparable Rapallo One condos have recently closed for, adjusted for floor plan, size, condition and position: about $390,000 at the 12-month median, $337,500 for homes under 1,400 square feet and $635,000 for homes of 2,000 and up. The median only tells you where to start.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
By MLS living area in the last 12 months, each row an MLS-marketed closing matched to Rapallo One or Rapallo Four:
| MLS living area | Closings | Median sold | Range | Median $ per MLS sq ft |
|---|---|---|---|---|
| Under 1,400 sq ft | 5 | $337,500 | $314,000 to $350,000 | $252.61 |
| 1,400 to 1,699 sq ft | 9 | $380,000 | $333,000 to $404,000 | $236.77 |
| 1,700 to 1,999 sq ft | 7 | $420,000 | $390,000 to $585,000 | $228.76 |
| 2,000 sq ft and up | 3 (small sample) | $635,000 | $599,000 to $737,500 | $254.82 |
Small homes cost more per foot, and the largest tier is only three sales, so treat it as a range and not a rate. Four sales reached $500,000 or more, at $585,000, $599,000, $635,000 and $737,500, and the other 20 sold at a $380,000 median.
The MLS records three configurations here, and the county roll counts a den as a bedroom, so the two records disagree on the label. In the last 12 months:
| MLS bedroom label | 12-month closings | 12-month median | 60-month closings | 60-month median |
|---|---|---|---|---|
| 2 bed | 3 (small sample) | $375,000 | 5 (small sample) | $380,000 |
| 2 bed plus den | 11 | $350,000 | 40 | $407,500 |
| 3 bed | 10 | $412,000 | 31 | $495,000 |
The 3-bedroom label spans $340,000 to $737,500 in the last 12 months because it covers a 1,436 square foot home and a 2,584 square foot one. That is why a bedroom count alone cannot value a Rapallo One condo.
The roll records 15 different heated sizes in Rapallo One, from 1,242 to 2,330 square feet, and MLS living areas run higher, to 2,584. A $390,000 median blends a $314,000 sale and a $737,500 sale. Your number is a comparison with the two or three closings that match your plan, which is what the rest of this page shows.
Start with the free Rapallo One home valuation form or call Jesse direct at (239) 898-6072. The form takes about a minute. The written opinion that follows compares your plan and size with the closings above, adjusts for condition and any lease, and shows the county's recorded history and the net.
We value a Rapallo One condo in nine steps: confirm the neighborhood and legal form, confirm the living area, select comparable closings, adjust for time, condition, position, flood zone and the fee stack, then test the number against what a buyer can choose instead. The steps are fixed, and the answer is different for each condo.
The MLS label RAPALLO covers five condominium associations, so we first confirm your condo is in Rapallo One or Rapallo Four and not in the Enclave, Rapallo Three or Villas Two. The county roll shows the legal name, the year built and the heated area. Rapallo One is a Chapter 718 condominium recorded January 31, 2005, and the legal form decides which documents a buyer receives.
Two measures exist and they disagree. The county roll's largest Rapallo One home is 2,330 heated square feet, while some MLS listings show 2,492 and 2,584 of living area. We compare like with like: every square-foot figure on this page is labelled MLS, and every county figure is a price, not a rate per foot.
We start with closings of the same plan and size in the last 12 months, widen to 24 and 36 months if there are too few, and use the 60-month record only to see how far the market has moved. For a 1,612 square foot condo, the 12-month record holds three sales and the 60-month record holds six.
The market has moved. The MLS median was $418,000 in 2022, $496,500 in 2023, $557,500 in 2024, $390,000 in 2025 and $395,000 in 2026 to date. A 2023 sale is a data point about 2023, and we adjust it toward today with the sold-to-list pattern and the direction of the county's recorded medians.
The MLS does not tag renovation, so condition explains part of the spread between homes of the same size. We list the air handler, water heater, windows, flooring and finishes, and compare them with the closings. Roofs and exterior work sit with the association, and we ask what has been done.
Floor, building, view and parking assignment can matter, and the public record does not show them. We read them on the walk-through and from the listing photographs of the comparables, and we say plainly when we are judging and not measuring. There is no golf course here, so there is no golf-view premium to measure.
We queried FEMA's National Flood Hazard Layer at four points across Rapallo One and Rapallo Four, and all four returned Zone X, one as a 0.2 percent annual chance area. A buyer's insurance quote can move with the building, so your valuation file carries your own building's determination.
At about $10,652 a year, the fee is 2.7% of a $390,000 price. It bundles cable, internet, water, sewer and exterior insurance, so we compare the whole monthly cost with a house or a different condo and not the fee alone.
A buyer will see Rapallo One beside the Enclave and Villas Two. We test the number against those choices, then against the list-to-sold gap, which had a median of $14,450 in the last 12 months.
Rapallo One condos closed 24 times in the MLS in the 12 months to September 29, 2026, from $314,000 to $737,500, at a $390,000 median and a $236.85 median per MLS square foot. Every closing is listed below by month, plan, size, list price, sold price and days on market, because a condo is valued sale by sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Rapallo One had 24 MLS closings in the last 12 months at a $390,000 median, and the owner who starts from the closings that match their plan is the one who prices well. Request a free Rapallo One home valuation and Jesse will match your home to those closings, or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The rows are public MLS record matched to Rapallo One by county price-and-date, and none is a sale we represented. Nothing here identifies a home or an owner.
| Month closed | Bedrooms | MLS living area (sq ft) | Final list price | Sold price | Sold to final list | $ per MLS sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| June 2026 | 3 bed | 1,436 | $350,000 | $340,000 | 97.1% | $237 | 123 |
| May 2026 | 2 bed | 1,317 | $355,000 | $335,000 | 94.4% | $254 | 129 |
| May 2026 | 2 bed plus den | 1,342 | $368,000 | $350,000 | 95.1% | $261 | 17 |
| May 2026 | 2 bed plus den | 1,612 | $350,000 | $340,000 | 97.1% | $211 | 51 |
| May 2026 | 2 bed plus den | 1,342 | $329,000 | $314,000 | 95.4% | $234 | 57 |
| April 2026 | 2 bed plus den | 1,836 | $414,900 | $405,000 | 97.6% | $221 | 15 |
| April 2026 | 3 bed | 1,436 | $400,000 | $380,000 | 95.0% | $265 | 138 |
| April 2026 | 3 bed | 1,836 | $439,000 | $420,000 | 95.7% | $229 | 50 |
| March 2026 | 2 bed | 1,836 | $449,900 | $435,000 | 96.7% | $237 | 77 |
| March 2026 | 2 bed plus den | 1,612 | $400,000 | $395,000 | 98.8% | $245 | 107 |
| March 2026 | 3 bed | 1,606 | $410,888 | $380,000 | 92.5% | $237 | 24 |
| March 2026 | 3 bed | 2,584 | $599,000 | $599,000 | 100.0% | $232 | 7 |
| February 2026 | 3 bed | 1,606 | $410,888 | $404,000 | 98.3% | $252 | 6 |
| February 2026 | 2 bed plus den | 1,342 | $339,000 | $339,000 | 100.0% | $253 | 2 |
| January 2026 | 3 bed | 2,492 | $650,000 | $635,000 | 97.7% | $255 | 66 |
| January 2026 | 3 bed | 2,584 | $779,000 | $737,500 | 94.7% | $285 | 28 |
| January 2026 | 3 bed | 1,836 | $445,000 | $425,000 | 95.5% | $231 | 1 |
| December 2025 | 2 bed plus den | 1,966 | $599,000 | $585,000 | 97.7% | $298 | 330 |
| December 2025 | 2 bed plus den | 1,836 | $410,000 | $390,000 | 95.1% | $212 | 10 |
| November 2025 | 2 bed plus den | 1,606 | $345,000 | $333,000 | 96.5% | $207 | 9 |
| November 2025 | 3 bed | 1,612 | $400,000 | $390,000 | 97.5% | $242 | 11 |
| October 2025 | 2 bed plus den | 1,342 | $345,000 | $337,500 | 97.8% | $251 | 218 |
| October 2025 | 2 bed plus den | 1,732 | $399,000 | $390,000 | 97.7% | $225 | 31 |
| October 2025 | 2 bed | 1,660 | $439,500 | $375,000 | 85.3% | $226 | 100 |
The window totals $10,034,000 in volume. Twenty-two sold below the final list price and two sold at it, and none sold above.
The lowest sale was $314,000 in May 2026 for a 1,342 square foot two-bedroom-plus-den home that sat 57 days at 95.4% of its ask. The highest was $737,500 in January 2026 for a 2,584 square foot three-bedroom home that sold in 28 days at 94.7% of its ask. The range is wide because the product is: three sizes of condo under one name.
Every Rapallo One closing in the last 12 months is a two-bath home, so baths do not separate prices here, and bedrooms and size do. The MLS records the 2-bed-plus-den group at $350,000 across 11 sales and the 3-bed group at $412,000 across 10, but a 1,342 square foot den plan and a 1,836 square foot two-bedroom plan sit on the same label.
We can show you every closing above, the county's recorded sales and the association's public filings. We cannot show a Rapallo One sale we represented, because none is on file for this neighborhood, and we cannot show your building's floor, view or renovation from the public record. The walk-through covers those.
Rapallo One values rose from a $403,500 MLS median in late 2021 to a $557,500 peak in 2024, then reset to $390,000 in 2025 and $395,000 in 2026 to date. The county's recorded medians tell the same story, from $328,750 in 2021 to $495,000 in 2023 and $390,000 in 2025.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Window to September 29, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months, first window with 10 or more | 24 | $390,000 (mean of $390,000 and $390,000) | $236.85 | 40.5 | 96.9% |
| 24 months | 35 | $390,000 (the middle sale) | $245.04 | 46 | 96.7% |
| 36 months | 46 | $417,500 (mean of $415,000 and $420,000) | $252.08 | 37 | 97.1% |
| 60 months | 76 | $419,000 (mean of $418,000 and $420,000) | $270.31 | 16 | 97.7% |
Medians use the mean of the middle pair when the count is even. Five of the 76 assigned closings also appear in a sibling neighborhood's list, and one December 2025 sale at $390,000 probably belongs to the Enclave. Without it the 12-month window is 23 closings at the same $390,000 median.
| Calendar year | MLS closings | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|
| 2021 (October to December) | 4 (small sample) | $403,500 | 3.5 | 100.7% |
| 2022 | 17 | $418,000 | 8 | 98.4% |
| 2023 | 12 | $496,500 | 17 | 98.1% |
| 2024 | 8 (small sample) | $557,500 | 27.5 | 97.4% |
| 2025 | 18 | $390,000 | 40 | 97.0% |
| 2026 (to September 29) | 17 | $395,000 | 50 | 96.7% |
In 2021 and 2022 eleven of the 21 closings sold above the final list price, and the median sold-to-list was 100.7% and 98.4%. In 2023 one of 12 sold above, in 2024 none of 8 did, and in 2025 and 2026 none of 35 did. The market moved from buyers competing to sellers negotiating, and a valuation from the 2022 comparables would overstate today's number.
The county's qualified recorded sales include deeds that never touched the MLS. For Rapallo One the yearly medians were $303,750 in 2019, $313,500 in 2020, $330,000 in 2021, $447,500 in 2022, $498,000 in 2023 (7 sales, a small sample), $452,500 in 2024 (8, small), $410,000 in 2025 and $400,000 in 2026 to July 29. Rapallo Four ran $404,000 in 2026 on 5 sales, a small sample. Since September 29, 2025 the county file counts 23 qualified sales at a $390,000 median.
Two things moved together. Prices reset after the 2022 to 2024 run, and the mix shifted toward smaller homes: 10 of 18 closings in 2025 and 9 of 17 in 2026 were under $400,000, against 1 of 12 in 2023 and 0 of 8 in 2024 (each a small count). A median that falls is partly a smaller-home mix, so we compare by size before we compare by year.
The county's combined median was $328,750 in 2021, $495,000 in 2023 and $390,000 in 2025. An owner who bought in 2022 or 2023 may be looking at a value below what they paid, and an owner who bought in 2019 to 2021 is still well ahead. The valuation shows both numbers, and the decision to sell, rent or hold is yours.
The sold-to-list pattern says a Rapallo One condo sells about 3% under its final ask: a 96.9% median over 12 months, 22 of 24 below list and none above, with a median gap of $14,450. That is why we price the ask from closings and not from what an owner hopes to receive.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Sold-to-list is the sold price divided by the final list price. Over 12 months the median is 96.9% and the mean of the per-sale ratios is 96.2%, and four sold below 95%, at 94.4%, 92.5%, 94.7% and 85.3%. Over 60 months 59 of 76 sold below, 5 at and 12 above, and all 12 of the above-list sales came in 2021 to 2023.
Homes of the same MLS living area show how the ask and the sale relate. Four 1,342 square foot homes listed at $329,000 to $368,000 and sold at $314,000 to $350,000, from 95.1% to 100% of the ask. Five 1,836 square foot homes sold from $390,000 to $435,000 at 95.1% to 97.6% of the ask, in 1 to 77 days.
Of the 7 closings that took more than 90 days in the last 12 months, the median sold price was $375,000, and the longest sat 330 days before selling at 97.7% of a $599,000 ask. An ask above the recent range does not usually raise the sale price. It lengthens the time and often lowers it, and the difference is what a valuation is for.
Three 1,612 square foot homes closed in the last 12 months. One sold for $390,000 in November 2025 after 11 days at 97.5% of its ask, one for $395,000 in March 2026 after 107 days at 98.8%, and one for $340,000 in May 2026 after 51 days at 97.1%. The median is $390,000, and the spread from $340,000 to $395,000 is what condition, floor and position explain. A valuation for a 1,612 square foot condo starts at $390,000 and moves within that range once we see the home.
Online estimates miss on Rapallo One condos because one subdivision label covers all of Rapallo, 24 sales a year is a small base, and a model cannot see floor plan, the den, condition, view or the association paperwork. A sale-by-sale comparison from someone who has read the record is more reliable.
An automated valuation is a statistical model that predicts a price from public data such as size, bedrooms, tax roll and nearby sales. It gives a number and a range. It does not know which of five Rapallo associations a condo is in unless the data does, and it does not know whether the interior was updated.
It cannot see the den, the floor, the view, the finish level, the parking space or a tenant in place. The MLS labels 2-bed-plus-den and 3-bed homes differently from the county roll, and a model that reads the roll's third bedroom will blend a 1,342 square foot den plan with a 1,836 square foot three-bedroom.
The county's assessed value follows Florida's assessment rules, and it is not a market price. It can lag or lead the market and it resets differently for homesteaded and non-homesteaded property. Use it for taxes, and use closings for value.
Write it down, then set it beside the closings for your plan. If the estimate and the closings agree, good. If they do not, the closings are the better evidence, and we will walk you through the difference.
A Rapallo One condo is valued at a $390,000 median on 24 MLS closings against a $397,500 median on 12 for The Enclave at Rapallo, and the Enclave sold faster, at a 21-day median against 40.5. The $7,500 gap is inside the noise, and floor plan against floor plan is the honest comparison.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
| Question | Rapallo One (with Rapallo Four) | The Enclave at Rapallo (with Rapallo Three) |
|---|---|---|
| Residential parcels (2026 roll) | 254 | 207 |
| Built | 2005 to 2007, median 2006 | 2006 to 2007, median 2006 |
| Heated area (roll) | 1,238 to 2,330, median 1,500 | 1,239 to 2,284, median 1,612 |
| MLS, 12 months | 24 closings, $390,000 median | 12 closings, $397,500 median |
| MLS, 24 months | 35, $390,000 | 20, $397,500 |
| MLS, 36 months | 46, $417,500 | 29, $430,000 |
| MLS, 60 months | 76, $419,000 | 49, $440,000 |
| Median $ per MLS sq ft, 12 months | $236.85 | $243.49 |
| Median days on market, 12 months | 40.5 | 21 |
| Median sold-to-list, 12 months | 96.9% | 95.6% |
| County qualified sales since September 29, 2025 | 23, $390,000 median | 11, $400,000 median |
Over 60 months the Enclave's $440,000 sits $21,000 above Rapallo One's $419,000, and its $ per square foot is higher over 12 months. The Enclave's roll median heated area is larger, 1,612 square feet against 1,500, so part of the gap is size. Owners there have their own Enclave valuation guide.
A buyer who wants the widest choice of plans and the largest pool of comparables looks at Rapallo One, and a buyer who wants a slightly newer building set and a shorter market time looks at the Enclave. We describe the property and never who should live there.
Do not value your condo off the Enclave's headline number. Value it from the Rapallo One closings for your plan, and use the Enclave as a test of whether your number holds up on the buyer's second tour.
Rapallo One is the largest of the three Rapallo neighborhoods with their own pages: 254 residences with Rapallo Four, a $390,000 median on 24 closings, against $397,500 on 12 for the Enclave with Rapallo Three and one sale at $800,000 for Villas Two. Villas Two is a different, larger product, so it is background and not a comparable.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
| Neighborhood | Units on the county roll | Regime | Year built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
| Rapallo One (with Rapallo Four) | 254 (160 and 94) | Condominium, Chapter 718 | 2005 to 2007 | 24 | $390,000 |
| The Enclave at Rapallo (with Rapallo Three) | 207 (90 and 117) | Condominium, Chapter 718 | 2006 to 2007 | 12 | $397,500 |
| Rapallo Villas Two | 78 | Condominium, Chapter 718 | 2005 to 2007 | 1 (small sample) | $800,000 (one sale) |
Villas Two has 78 homes, all three-bedroom, from 1,665 to 3,554 heated square feet, and it closed 17 times in 60 months at a $695,000 median. A buyer who wants a larger home at a higher price sits there, and a buyer who wants more choice at a lower price sits in Rapallo One or the Enclave.
By price the ladder runs Rapallo One, the Enclave, then Villas Two, and by size it runs the same way. The three neighborhoods hold 539 residential parcels on the county roll against the community's stated 540 units, a one-unit gap we cannot resolve from public records.
We do not quote a live listing count for Rapallo One, because the MLS carries one subdivision string for all of Rapallo and an active listing cannot be assigned to its association the way a closing can. What we can say is how asks have compared with sales: a median final list of $405,000 against a $390,000 median sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Closings can be matched to a county parcel by price and date. An active listing has no sale to match, so we cannot say which association it belongs to without reading its address. Call Marc at (239) 287-5873 for the current list read from each listing's address.
Over the last 12 months the median final list price was $405,000 and the median sold price $390,000, a median gap of $14,450 and a mean of $16,378. A live competitor listed at a price above the recent closings for its plan is not a comparable for value, it is a data point about how long an ask waits.
The listings that compete with yours are those of the same plan and size in Rapallo One and Rapallo Four, then the Enclave. We track them from each listing's address and read its days on market and price changes, and we adjust your number if a comparable has been cut.
The best time to value a Rapallo One condo is before you decide and again before you list, because the MLS median fell from $557,500 in 2024 to $390,000 in 2025. Closings cluster in the first half of the year, with 16 of 76 in March, so a fall valuation can put a listing live before the busiest months.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Over 60 months the 76 closings fell by calendar month: January 8, February 4, March 16, April 9, May 10, June 5, July 2, August 5, September 1, October 7, November 4 and December 5. By quarter that is 28 in the first, 24 in the second, 8 in the third and 16 in the fourth.
The pattern fits a seasonal market, but 24 closings a year are too few for a firm monthly rule, and price moves the result more than timing does. We value the condo when you ask, and we tell you whether waiting for the season is likely to change the number.
Update it when you decide to list, when a comparable closes near you, and at least once a year. The MLS median moved from $557,500 in 2024 to $390,000 in 2025, so a number from two years ago is history.
A Rapallo One buyer's costs are part of your condo's value, because a buyer prices the whole monthly cost: a quarterly fee near $2,663, a reported $100 transfer fee and $100 application fee, electricity, an interior condominium policy and property tax reset to the purchase price. The buyer's budget sets the ceiling on your ask.
Data updated: September 2026 (two Rapallo One MLS listing entries; the Rapallo community guide; Florida statutes as cited)
Two MLS listing entries for Rapallo One parcels, one on Via Lungomare Circle and one on Piazza Doria Lane, show $2,663.11 and $2,663 a quarter, about $10,652 a year or $888 a month. Fees vary by unit size, so the association's budget is the authority. The community page says the bundle includes cable, internet, water, sewer, building exterior insurance, landscaping, pest control, security and reserves.
A fee that is high but bundled can be a good value against a house that pays for each item separately, and a buyer compares the totals. We show the buyer the comparison, and we ask the association for the budget and reserve schedule so no number is a surprise.
The county tax bill follows the assessed value, which can reset after a sale. A buyer should ask the Lee County Tax Collector or the closing agent for an estimate at the purchase price and not use your bill.
Zone X at the four points we checked is favorable, and a lender generally does not require flood insurance there. The buyer's interior policy carries loss assessment coverage that defaults to $2,000 under Section 627.714, and Citizens says flood coverage becomes required on its wind policies in phases from January 1, 2027.
Five Florida rules shape a Rapallo One sale price: the seller customarily pays the deed stamp tax and, in Lee County, the owner's title policy; the seller supplies the Chapter 718 documents; the association issues a capped estoppel; the tax and flood disclosures apply; and the August 2024 NAR rules govern buyer-agent compensation.
Documentary stamps are $0.70 per $100 of price under Section 201.02, and in Southwest Florida the seller customarily pays them. Lee County custom also puts the owner's title policy on the seller, on the state's promulgated schedule, and Collier County reverses it. The contract controls.
Rapallo One is a Chapter 718 condominium, so the seller supplies the Section 718.503 documents at the seller's expense and the resale contract carries the 7-day acknowledgement or cancellation clause. Section 720.401(2) says the homeowners' association summary does not apply to chapter 718 associations. This is information, not legal advice.
Section 718.116(8) sets the estoppel fee at a base of $250, plus $100 for delivery within three business days and up to $150 more if delinquent, indexed to inflation every five years. The 2026 caps in our cost research are $299, $119 and $179, and the association must deliver within 10 business days or charge nothing.
Section 689.261 requires a property tax disclosure summary at or before signing, and Section 689.302 requires the seller's flood disclosure. Answer the flood disclosure from your own history and not from the community's.
Since August 17, 2024 an offer of buyer-broker compensation cannot appear in the MLS, and a buyer's agent needs a written agreement before touring. Compensation is negotiable and communicated off the MLS, and concessions such as a contribution to closing costs remain allowed. That changes what a buyer can afford to offer, and it belongs in the pricing conversation.
Four things move a Rapallo One number before you list: repairs an inspector will flag, what a buyer sees first, a complete documents file and knowing the rules a buyer will read. In a building 19 to 21 years old, completed work with paperwork supports the top of your range and missing paperwork supports the bottom.
Air handlers, water heaters, windows and water staining are the usual items. Fix what fails, keep the invoices and note the dates.
Paint, lighting and hardware are cheap and visible. Remodel only after we compare your finishes with the closings for your plan, because the MLS does not tag renovation and a remodel has to earn its cost.
The declaration, articles, bylaws, rules, the current budget, the reserve schedule and the estoppel. A buyer who reads them on day one has nothing to discover late.
The reported lease limits, the application fee and the exterior-change approvals. Confirm them in writing before you market the condo.
A Rapallo One sale nets the price less a negotiated commission and about 1.3% in fixed statutory and rate-set items: $4,424 at $337,500, $5,318 at $412,000, $5,414 at $420,000 and $7,994 at $635,000. The net sheet is part of the valuation, because a buyer's price is not your money.
The rows below use the 12-month medians for under 1,400 square feet, three-bedroom homes and 1,700 to 1,999 square feet, and the 2,000-plus tier. They are estimates of the fixed and rate-set lines only, and leave out commission, prorations and any mortgage payoff.
| Sale price | Documentary stamps | Owner's title premium | Estoppel (current account) | Fixed lines together | Share of price |
|---|---|---|---|---|---|
| $337,500 | $2,362.50 | $1,762.50 | $299 | $4,424 | 1.31% |
| $412,000 | $2,884 | $2,135 | $299 | $5,318 | 1.29% |
| $420,000 | $2,940 | $2,175 | $299 | $5,414 | 1.29% |
| $635,000 | $4,445 | $3,250 | $299 | $7,994 | 1.26% |
At the $390,000 median, with a 2.75% listing commission and a 2.5% buyer-agent offer as negotiated examples, estimated total seller costs are about $26,904, or 6.9%, and the estimated net before payoff and proration is $363,096. Without a buyer-agent offer the costs are about $17,154 and the net $372,846. The Rapallo One seller guide shows each line.
A Rapallo One owner who is deciding whether to rent or sell should know the rental rules first: the community page reports a three-lease cap, minimum terms of 30 to 90 days and no short-term or vacation rentals. A valuation shows what you would net today and helps you compare it with a lease that the rules allow.
We did not read the declaration, so the three-lease cap, the 30-to-90-day minimum and the $100 application fee are the community page's summary, and the articles give the board power over occupancy. Ask the association for the current text.
A valuation gives you the sale price, the net and the carrying cost, the quarterly fee owed whether or not the condo is leased. Put that beside a realistic lease and a vacancy month and the decision is arithmetic.
You get a free Rapallo One home valuation by starting the form on our home valuation page or calling Jesse direct at (239) 898-6072. We compare your floor plan and size with recent Rapallo One closings, adjust for condition and any lease, and send a written opinion with the net. Our Rapallo One seller guide covers the steps after.
The closings that fit your floor plan and size, the adjustments for condition, updates, furnishings and any lease, the sold-to-list pattern that tells us where to set an ask, the buyer's fee stack, an estimated net sheet and the paperwork list. It is a written opinion built from sales and not an automated estimate.
You should know the number, the net and the paperwork before you decide anything. A valuation carries no obligation, and if the right answer is to wait, rent or hold, we say so.
Jesse McGreevy and Marc Comisar, who lead Domain Realty Group and have read every recent Rapallo One closing and public record on this page. Jesse builds the numbers and Marc walks the home.
Start with the free Rapallo One home valuation or Call Jesse direct at (239) 898-6072. Marc is at (239) 287-5873 for buyers and showings, and our Rapallo One buyer guide explains what he does.
If you're searching for a Rapallo One listing agent, or thinking, "I need someone to sell my Rapallo One home," you are selling into the largest neighborhood in Rapallo at Coconut Point, where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 24 Rapallo One closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 76 the MLS has matched here since October 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Start with a free Rapallo One home valuation. Jesse follows up with the Rapallo One closings that fit your home: the same floor plan, adjusted for condition, updates, furnishings and any lease in place. (239) 898-6072, text or call. Confidential conversations welcome.
Possibly not. Sixteen of the 76 closings in 60 months fell in March, but 24 sales a year are too few for a firm seasonal rule, and price moves the result more than timing. We tell you whether waiting for the season is likely to change your number.
By total price yes, by rate no. Homes under 1,400 square feet closed at $337,500 and homes of 2,000 and up at $635,000, but the rate per MLS square foot was $252.61 for the small homes and $254.82 for the largest, and the top tier is only 3 sales.
Compare your ask with the closings for your floor plan. Of the 7 sales that took more than 90 days in the last 12 months, the median was $375,000, and a price change should follow a reading of the record and not a guess.
No. A valuation uses public sales and the county record. Order the estoppel and the Section 718.503 documents when you decide to list, and we will tell you which entities issue them.
Yes. A valuation is private, and we do not list, advertise or share it. If you later want a quiet sale to our buyer database, we explain how that works.
Ask each agent to price a specific Rapallo One floor plan from its own recent sales, to state what the association paperwork adds to the timeline, and to show the net sheet. Then compare the answers.
McGreevy and Comisar is a top-reviewed Rapallo One realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "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
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
A Rapallo One specialist matters for a valuation because the price depends on a floor plan the MLS labels loosely, the MLS cannot tell five Rapallo associations apart, and a valuation from the wrong comparables can cost a seller months. McGreevy and Comisar read the record for all of it.
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 runs pricing, marketing, data and the association and closing paperwork. 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. He runs the walk-through, showings, buyer-agent conversations and vendor coordination. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with a 5 Star Award for Customer Satisfaction for 21 straight years from Gulfshore Life Magazine. Those are career honors and not a claim about Rapallo One specifically.
A general agent may value a den plan off the three-bedroom median, use a 2022 comparable as if it were today's, quote an automated estimate as fact, or forget that the quarterly fee and the reported rental limits are part of what a buyer will pay. Each one moves the number.
If you are selling in Rapallo One and buying your next home, we coordinate both sides: the valuation, the sale, the purchase and the timing between them. Marc represents buyers, and our Rapallo One buyer guide explains what he does inside the community and elsewhere in Estero.
The usual questions are which to do first, whether to make an offer contingent on a sale and how to time two closings. We answer them with your numbers, and the Rapallo One seller guide shows the sale side line by line.
Buyers leaving Rapallo One for another Estero community can use our Estero buyer guide and call Marc at (239) 287-5873. Owners across the village can also start with our Estero home valuation guide.
These are the questions owners ask most about what a Rapallo One condo is worth, answered from the recent closings and the public record. Each answer names Rapallo One and points to the section that holds the detail. For a number on your home, use the free valuation or Call Jesse direct at (239) 898-6072.
Start from the 12-month median of $390,000 (24 closings) and move within the range for your floor plan and size: $337,500 under 1,400 square feet, $380,000 from 1,400 to 1,699, $420,000 from 1,700 to 1,999 and $635,000 at 2,000 and up. For a number on your home, use the free home valuation.
Not reliably. One subdivision label covers all of Rapallo, 24 sales a year is a small base, and a model cannot see floor plan, the den, condition or the association paperwork. Closings for your plan are better evidence.
In the last 12 months 10 MLS three-bedroom closings had a $412,000 median, from $340,000 to $737,500. The range is wide because the label covers a 1,436 square foot home and a 2,584 square foot one, so size matters more than the label.
In the last 12 months 11 closings had a $350,000 median, from $314,000 to $585,000. Over 60 months 40 closed at a $407,500 median. The county appears to count the den as a bedroom, so the MLS and the roll can label the same plan differently.
The median is $236.85 per MLS square foot over 12 months, $245.04 over 24, $252.08 over 36 and $270.31 over 60. These are MLS living-area figures and should not be compared with county numbers. Small homes cost more per foot.
The MLS median moved from $557,500 in 2024 (8 closings) to $390,000 in 2025 (18) and $395,000 in 2026 to date (17). Prices reset after the 2022 to 2024 run, and the mix shifted toward smaller homes, so we compare by size before we compare by year.
Roughly flat on the MLS median and up on the county's. The MLS median was $403,500 in late 2021 (4 closings, a small sample) and $395,000 in 2026 to date, with a peak at $557,500 in 2024 in between. The county's recorded combined median rose from $328,750 in 2021 to $390,000 in 2025.
Ten is a workable base, and Rapallo One reaches it in 12 months with 24 closings. For a specific plan we may have only two or three, so we widen the window and adjust for time, and we say plainly when the sample is small.
Closings in the last 12 to 24 months of the same plan and size, adjusted for condition and time. We match by living area and layout and not by bedroom label alone, and we exclude Villas Two, which is a different product.
The form takes about a minute, and Jesse follows up with the closings that fit your home. We tell you the timing of the written opinion and the walk-through when you call.
No. The valuation is free and carries no obligation. If the right answer is to wait, rent or hold, we say so.
An appraiser values a specific home for a lender or a court on a defined date, using closed sales and adjustments. A listing valuation uses the same evidence to set an asking price and a strategy, and it also weighs how long an ask will wait.
No. The assessed value follows Florida's assessment rules and is not a market price. Use it for taxes, and use closings for value.
Your bill does not follow you, and your buyer's assessed value can reset after the sale. Section 689.261 requires a property tax disclosure summary that warns the buyer not to rely on your bill.
The two verified entries show $2,663.11 and $2,663 a quarter, about $10,652 a year, or 2.7% of a $390,000 price. A buyer prices the whole monthly cost, so a high but bundled fee is compared with a house that pays for each item separately.
The community page reports a $100 transfer fee and a $100 application fee, and the estoppel form asks whether any transfer or capital contribution fee is due. They are small against the price, but they are a buyer's cash at closing.
The club is reported as included with each residence, with no equity fee. The record does not let us measure a club premium, so we describe it as part of the setting and not as a number.
We cannot measure it from the public record, because the MLS does not tag view or floor. There is no golf course here, so there is no golf-view premium. We read view and position on the walk-through and from the comparables' photographs.
Sometimes. The MLS does not tag renovation, and four 1,342 square foot homes closed from $314,000 to $350,000, so condition explains part of the spread. We compare finishes and do not assume a remodel earns its cost.
Zone X at the four points we checked is favorable, and a lender generally does not require flood insurance there. Buyers still ask, and the insurance quote moves with the building, so have your building's determination ready.
Yes. Buildings were built in 2005 and 2006, so original air handlers and water heaters are near the end of their life unless replaced. A buyer's inspector will ask, and the date and invoice support your number.
Any time you are deciding, and again before you list. The MLS median fell from $557,500 in 2024 to $390,000 in 2025, so a number from two years ago is history.
Yes. The community page reports a three-lease cap, minimum terms of 30 to 90 days and no short-term rentals, and the quarterly fee is owed whether or not the condo is leased. A valuation shows your sale alternative.
At $390,000 the fixed lines are about $2,730 in stamps, $2,025 in owner's title premium and a $299 estoppel, about $5,054, plus a negotiated commission, prorations and closing services. With a 2.75% listing commission and a 2.5% buyer-agent offer the total is about $26,904.
The seller customarily pays it in Lee County, on the state's promulgated schedule, and in Collier County the buyer customarily pays. Custom is not law, and the contract controls.
No. Section 720.401(2) says the homeowners' association summary does not apply to associations under chapter 718, and Rapallo One is a Chapter 718 condominium. The seller supplies the Section 718.503 documents instead.
It is the association's statement of what you owe, whether any transfer or capital contribution fee is due and whether board approval is required. You or your agent request it from the association, which must deliver within 10 business days, and we order it when you list.
The Section 718.503 documents, the property tax disclosure summary, the flood disclosure and any known material defect under Johnson v. Davis. Answer the flood disclosure from your own history.
Buyer-broker compensation can no longer appear in the MLS, and buyers sign a written agreement before touring. Compensation is negotiable and off the MLS, so what you offer the buyer's side is a pricing choice we make with you.
That depends on your gain, your holding period and the home-sale exclusion. IRS Topic 701 and Publication 523 explain the rules, and your tax adviser applies them.
Yes. The form and the written opinion are remote, we can arrange a walk-through with a trusted contact or by video, and electronic signing and remote closing mean you do not need to travel.
Your floor plan and living area, dates and invoices for the air handler, water heater, windows and flooring, any wind mitigation report, your parking and storage assignment, any lease in place and the latest association statement.
Use the free home valuation form or Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and our Rapallo One seller guide shows what follows the number.
Slightly. The two trade in the same band, with Rapallo Four's county median at $404,000 in 2026 against $400,000 for Rapallo One, and we use both when they fit your plan.
The large tier is thin: 3 sales in 12 months at a $635,000 median, so each is a small sample. We value against the specific closings and against the Villas Two range.
Rapallo One owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Rapallo One sale and public record before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Rapallo One guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008. 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. In the last 12 months we tracked every recorded Rapallo One closing before writing this page.
For the neighborhood itself, read our Rapallo One neighborhood guide and the Rapallo at Coconut Point community guide.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Selling your Rapallo One home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo One? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact on this Rapallo One guide traces to a primary record below: Florida state records and statutes, Lee County and Village of Estero records, FEMA and federal sources, the National Association of REALTORS for the practice rules, the developer's own archived pages and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or agent site is cited. Items without a link are records we hold and read, and are named so a reader can ask for them.
Rapallo One's key documents are published by the State of Florida, FEMA, Lee County and the federal government, and the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the budget, rules and estoppel come from the Rapallo One Association or its manager on request.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Rapallo One Association corporate record | Florida Division of Corporations | filed September 23, 2004 | Sunbiz detail |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Village of Estero Flood Zones Removed index maps | Village of Estero | current file | Flood maps, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | Milton report, PDF |
| Hurricane Ian Summary | National Weather Service Miami | 2022 | Ian summary, PDF |
| Lee County Hurricanes Helene and Milton After-Action Report | Lee County | 2025 | After-action report, PDF |
| Condominium resale disclosure statute, Section 718.503 | Florida Legislature | 2026 Florida Statutes | Section 718.503 |
| Condominium assessment and estoppel statute, Section 718.116 | Florida Legislature | 2026 Florida Statutes | Section 718.116 |
You reach the Rapallo One valuation team by calling Jesse direct at (239) 898-6072 or starting the free form on our home valuation page. We match your floor plan and size to the recent Rapallo One closings, adjust for condition, and send a written opinion with the net. Our Rapallo One seller guide explains the steps after the number.
Selling your Rapallo One home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Rapallo One? Call Marc at (239) 287-5873 or read our Rapallo One buyer guide.
McGreevy and Comisar, Domain Realty Group. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.