Estero, Florida
Find out what your Rapallo Villas Two villa in Estero is worth with a free valuation from McGreevy and Comisar. We price from the closings in your own size group and show every sale, 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 a Rapallo Villas Two villa is worth depends on its size more than on its address, and the public record is short: the Southwest Florida MLS shows 17 closings in the 60 months to September 29, 2026 at a $695,000 median, with one in the last 12 months. This guide shows how we turn that record into a number for one villa in Rapallo Villas Two, the 78-villa condominium neighborhood inside Rapallo at Coconut Point in Estero. If you are still comparing valuation teams, our guide to the best real estate agents in Estero shows what to ask each one.
A word on the name, because search engines blur it. This page covers Rapallo Villas Two Association, Inc. and the condominium the state registers as Rapallo Villas Two, in Estero, Lee County, ZIP 33928. It is not Mirasol at Coconut Point, and it is not one of the other Rapallo condominium associations. If your villa is on Ponte Romano Lane, Isola Verdi Way, Via Palazzo Place or Punta del Capo Court, this valuation guide is about your home.
Ready to act? Our Rapallo Villas Two seller guide covers pricing, marketing and closing costs once you decide to list, and our Rapallo Villas Two buyer guide shows what a buyer sees. Where the record stops, this page says so.
McGreevy and Comisar are the best realtor to value a Rapallo Villas Two villa because we use the closings that match its size and bath count, show every sale we rely on and never hand you a formula's number. We are the #1 Team in Southwest Florida since 2012, and Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy and Marc Comisar 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. In the last 12 months we tracked one Rapallo Villas Two closing in the Southwest Florida MLS, a 2,376 square foot villa with three bedrooms, a den and three baths that sold for $800,000 in March 2026, and we tracked all 17 closings the record assigns to the neighborhood since October 2021.
We publish no count of Rapallo Villas Two sales that McGreevy and Comisar represented, because none is on file for this neighborhood, and we do not present a public-record comparison as our own transaction. What we bring is checkable: the association's state filings and Articles, the state's condominium register, the county's parcel-by-parcel roll and every recorded sale.
Honors and recognition:
Those are career honors across Lee and Collier County.
Selling your Rapallo Villas Two villa? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Rapallo Villas Two? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Rapallo Villas Two owners who read nothing else on this page should know these ten facts about how a villa here is valued. Each one is sourced in the sections below, and each one is specific to this 78-villa neighborhood inside Rapallo, not to Estero in general.
This Rapallo Villas Two valuation guide is organized into sections you can jump to directly: the value ladders by size, the method, every closing, the county record, the online-estimate problem, the net sheets, the questions owners ask and the sources behind every figure. Use the links below to go straight to the part you need.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Rapallo Villas Two · Key Takeaways
The Value: What Is My Rapallo Villas Two Home Worth? · How Is a Rapallo Villas Two Villa Actually Valued? · What Have Rapallo Villas Two Villas Sold For in the Record? · How Have Rapallo Villas Two Values Changed Over Time? · Which Plan and Building Differences Change a Value? · Why Do Online Estimates Miss on Rapallo Villas Two Villas?
The Comparison: Rapallo Villas Two vs The Enclave at Rapallo: How Do Their Values Compare? · What Does the Live Competition Say About a Villa Here? · When Is the Best Time to Have a Villa Valued?
The Details: What Do a Buyer's Costs Do to Your Villa's Value? · Which Florida Rules Shape a Rapallo Villas Two Sale Price? · What Moves the Number Before You List? · What Will You Net From a Rapallo Villas Two Sale? · Should You Rent or Sell Your Rapallo Villas Two Villa?
Contact, Questions and Sources: How Do You Get a Free Rapallo Villas Two Home Valuation? · Thinking of Selling Your Rapallo Villas Two Home? · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Rapallo Villas Two Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions: Rapallo Villas Two Valuation Edition · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Rapallo Villas Two Valuation Team Today?
A Rapallo Villas Two villa's worth starts from the closings of its own size: on the MLS record, 2,376 square foot villas closed between $628,888 and $881,000, 1,996 square foot villas between $695,000 and $750,000 and 1,976 square foot villas between $525,000 and $720,000. The 60-month median across all sizes is $695,000 on 17 closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Each row is a small sample, so read it as a ladder and not as a price list. Price per square foot is the median of the per-sale values in that group, using MLS living area.
| MLS living area | Closings | Lowest sold | Highest sold | Median sold | Median $ per sq ft |
|---|---|---|---|---|---|
| 2,376 sq ft | 4 | $628,888 | $881,000 | $747,500 (mean of $695,000 and $800,000) | $314.60 |
| 2,276 sq ft | 1 | $680,500 | $680,500 | $680,500 | $298.99 |
| 1,996 sq ft | 4 | $695,000 | $750,000 | $724,500 (mean of $700,000 and $749,000) | $362.98 |
| 1,976 sq ft | 4 | $525,000 | $720,000 | $630,000 (mean of $565,000 and $695,000) | $318.83 |
| 1,966 sq ft | 1 | $650,000 | $650,000 | $650,000 | $330.62 |
| 1,824 sq ft | 3 | $589,900 | $688,888 | $650,000 | $356.36 |
The 60-month window totals $11,663,176 in volume across the 17 closings, at a median $348.20 per MLS square foot.
The four most recent closings, since December 2024, ran from $749,000 to $881,000: $749,000 and $750,000 for two 1,996 square foot villas, $881,000 and $800,000 for two 2,376 square foot villas. If your villa matches one of those sizes, those sales are your anchors. If it does not, we start from the nearest size and adjust, and we tell you how large the adjustment is and why.
A neighborhood with one MLS closing in 12 months has no current median, only a long record. An honest valuation therefore comes as a range with a most-likely value and a reason, and the reason is written down. The free valuation from Jesse gives you that range for your villa. Call Jesse direct at (239) 898-6072.
We value a Rapallo Villas Two villa in five steps: confirm the plan and living area, match closings by size and bath count, adjust for condition and street, check the result against sold-to-list behavior, and test it against the live competition. Each step is written down so you can see where the number came from.
The county roll's heated-area field has eight values across the 78 parcels, from 1,665 to 3,554 square feet, and the MLS living areas on the closings run from 1,824 to 2,376. The two measure different things, so we never compare them directly. We start from the MLS labels on the closest sales, then confirm your plan against the association's documents.
Twelve of the 17 closings are two-bath villas and five are three-bath, with medians of $691,944 (n = 12, the mean of $688,888 and $695,000) and $695,000 (n = 5). The three-bath villas top the range at $800,000 and $881,000 but also include three of the five lowest per-square-foot sales, at $265, $293 and $299, so the second bath alone does not set the price. We match on living area first and bath count second.
Year built runs from 2005 to 2007 on the roll, so every villa is 19 to 21 years old, and condition is the adjustment that separates a villa at the top of its size group from one at the bottom. The county's street record adds a small tiebreaker: Via Palazzo Place has the highest median since 2021 at $704,444 on 4 sales and Isola Verdi Way the lowest at $607,500 on 6, but those figures track when each street's sales happened as much as where they are.
Sold-to-list tells us how far the market has tolerated an ask. The median over 60 months is 100.0 percent; 9 sales closed at list, 2 above and 6 below, by $4,999, $10,099, $20,000, $25,000, $35,000 and $87,500. If a proposed value sits above the last comparable's list price, we tell you what the record says buyers did.
Active Rapallo listings sit under one subdivision string in the MLS, so we pull them by address and place each in its neighborhood before we finalize a value. A villa that is the only one of its size on the market is valued differently from one that competes with two others.
Rapallo Villas Two villas have sold for a median of $695,000 on 17 MLS closings in the 60 months to September 29, 2026, from $525,000 in November 2021 to $881,000 in April 2025, with days on market from 0 to 98 and a median of 2. Every sale is listed below by month, price, beds and area only.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The MLS does not split Rapallo into its condominiums, so we matched each MLS closing to a Lee County qualified sale of one of this neighborhood's 78 parcels at the same price, recorded within 45 days. Of 142 Rapallo closings in the 60 months, 17 matched a parcel here, one closed after the county file ends on July 29, 2026 and could not be placed, and the rest matched parcels in other Rapallo neighborhoods or none.
| Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Mar 2026 | 3 plus den, 3 baths | 2,376 | $800,000 | $800,000 | 100.0% | 9 |
| Apr 2025 | 3 plus den, 3 baths | 2,376 | $800,000 | $881,000 | 110.1% | 2 |
| Jan 2025 | 3 and 2 | 1,996 | $750,000 | $750,000 | 100.0% | 4 |
| Dec 2024 | 3 and 2 | 1,996 | $749,000 | $749,000 | 100.0% | 5 |
| Jul 2024 | 3 and 2 | 1,996 | $735,000 | $700,000 | 95.2% | 0 |
| Mar 2024 (see caution below) | 2 plus den, 2 baths | 1,966 | $670,000 | $650,000 | 97.0% | 10 |
| Mar 2024 (see caution below) | 2 plus den, 2 baths | 1,824 | $675,000 | $650,000 | 96.3% | 40 |
| Sep 2023 | 3 and 2 | 1,976 | $699,999 | $695,000 | 99.3% | 98 |
| May 2023 | 3 and 3 | 2,376 | $695,000 | $695,000 | 100.0% | 1 |
| Mar 2023 | 3 and 2 | 1,976 | $720,000 | $720,000 | 100.0% | 1 |
| Jun 2022 | 3 and 2 | 1,996 | $668,900 | $695,000 | 103.9% | 16 |
| Jun 2022 | 3 and 3 | 2,276 | $768,000 | $680,500 | 88.6% | 2 |
| Apr 2022 | 3 and 2 | 1,824 | $688,888 | $688,888 | 100.0% | 2 |
| Mar 2022 | 3 and 2 | 1,824 | $599,999 | $589,900 | 98.3% | 2 |
| Mar 2022 | 3 plus den, 3 baths | 2,376 | $628,888 | $628,888 | 100.0% | 1 |
| Nov 2021 | 3 and 2 | 1,976 | $525,000 | $525,000 | 100.0% | 0 |
| Oct 2021 | 3 and 2 | 1,976 | $565,000 | $565,000 | 100.0% | 1 |
Sales entered after closing and not marketed in the MLS are excluded from every median on this page.
Rapallo Villas Two has 78 villas inside Rapallo at Coconut Point, and one closing in the last 12 months, so the record for your villa is short and every sale counts. Selling your Rapallo Villas Two villa? Get a free Rapallo Villas Two home valuation or Call Jesse direct at (239) 898-6072. Buying in Rapallo Villas Two? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Both March 2024 closings at $650,000 (a 1,966 and a 1,824 square foot villa) rest on one county sale of that price in this neighborhood, and both also matched a county sale in Rapallo One. At most one is likely ours. Dropping one leaves the 60-month median at $695,000 (n = 16) and moves the 36-month median from $749,000 (n = 7) to $724,500 (n = 6). We keep both rows and say so.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 1 (small sample) | $800,000 | $336.70 | 9 | 100.0% |
| 24 months | 4 (small sample) | $775,000 (mean of $750,000 and $800,000) | $373.02 | 4.5 | 100.0% |
| 36 months | 7 (small sample) | $749,000 | $356.36 | 5 | 100.0% |
| 60 months, first window with 10+ | 17 | $695,000 | $348.20 | 2 | 100.0% |
Selling your Rapallo Villas Two villa? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Rapallo Villas Two? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Rapallo Villas Two values have risen from a $545,000 MLS median in late 2021 to $815,500 in 2025 and $800,000 in 2026 to September 29, on 2, 5, 3, 4, 2 and 1 closings a year, and the county's qualified sales show the same climb. Every year is a small sample, so we describe direction and not a precise rate.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (October and November) | 2 | $545,000 (mean of $525,000 and $565,000) | $525,000 to $565,000 | 0.5 | 100.0% |
| 2022 | 5 | $680,500 | $589,900 to $695,000 | 2 | 100.0% |
| 2023 | 3 | $695,000 | $695,000 to $720,000 | 1 | 100.0% |
| 2024 | 4 | $675,000 (mean of $650,000 and $700,000) | $650,000 to $749,000 | 7.5 | 96.7% |
| 2025 | 2 | $815,500 (mean of $750,000 and $881,000) | $750,000 to $881,000 | 3 | 105.1% |
| 2026 to September 29 | 1 | $800,000 | $800,000 | 9 | 100.0% |
The county's qualified recorded sales are deed prices flagged as arm's-length, and we never compare them with MLS square-foot figures. The neighborhood's median by year: 3 sales at $350,000 in 2009, 2 at $385,000 in 2010, 12 at $345,000 in 2011, 4 at $380,000 in 2012, 7 at $410,000 in 2013, 5 at $409,900 in 2014, 7 at $455,000 in 2015, 4 at $492,500 in 2016, 7 at $449,000 in 2017, 5 at $461,000 in 2018, 2 at $507,500 in 2019, 6 at $460,500 in 2020, 7 at $510,000 in 2021, 7 at $650,000 in 2022, 4 at $695,000 in 2023, 3 at $700,000 in 2024, 2 at $815,500 in 2025 and 1 at $800,000 in 2026 to July 29.
The county median rose from $510,000 in 2021 to $815,500 in 2025, about 60 percent, and eased to $800,000 in 2026 on one sale. Two older rows are left out because they are not resale prices: 31 sales carried a 1981 date and 11 sales in 2004 show a $2,187,400 median, before the villas were built. We treat them as bulk or placeholder records.
Turnover has slowed every year since 2021: 7 county sales in 2021 and 2022, then 4, 3, 2 and 1. Against 78 parcels, 7 sales is about 9 percent of the neighborhood in a year and 1 sale to July 2026 is about 1 percent. When few villas trade, each one moves the reference point for the next, and a valuation should say which sales it leans on.
The plan and building differences that change a Rapallo Villas Two value are living area, bath count, the den label, the street and phase, the year built and the condition of the roof, air conditioning and windows. The record gives us the first five directly and the last only through the owner and the association.
The MLS labels the 17 closings four ways: ten are three bedrooms and two baths (median $695,000), three are three bedrooms plus a den and three baths (median $800,000), two are three bedrooms and three baths (median $687,750, the mean of $680,500 and $695,000) and two are two bedrooms plus a den and two baths (both $650,000). The county roll records three bedrooms on all 78 parcels, so the roll and the MLS count a den differently, and we value from the MLS labels of the closest sales.
The county's legal descriptions show four recorded phases holding 78 units in 25 buildings across four streets: Ponte Romano Lane with 28 parcels, Isola Verdi Way with 22, Via Palazzo Place with 16 and Punta del Capo Court with 12. Phase D, 28 units, is the last built. The street is a tiebreaker after size, because four to ten county sales per street cannot rank the streets on quality.
Thirteen parcels are dated 2005, 37 are dated 2006 and 28 are dated 2007, with a median of 2006. A villa dated 2005 to 2007 has original air-conditioning and water heating unless replaced, and roofs and windows approaching 20 years unless replaced. The roll is a blunt proxy, and the association's records and the county's permit history show what was actually changed and when.
One parcel on Ponte Romano Lane shows 3,554 heated square feet, about 1,300 square feet more than the next-largest villa. The roll does not say why. It may be a combined or expanded unit or a data entry, and we do not build a comparable on it. An owner of that parcel needs the declaration's unit description and a measured floor plan.
Selling your Rapallo Villas Two villa? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Rapallo Villas Two? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Online estimates miss on Rapallo Villas Two villas because they lean on a handful of recent sales, and this neighborhood has one MLS closing in 12 months. They also cannot see the plan label, the den, the interior, the roof and air-conditioning ages or the association's paperwork, all of which move a villa's price.
A formula that needs recent nearby sales has one to work with here, and the 2,376 square foot ladder alone spans $628,888 to $881,000. Two of the March 2024 rows share one county sale. An automated number cannot tell a good comparable from a duplicated one.
The roll's heated area and the MLS living area differ, and the roll records three bedrooms on all 78 parcels while the MLS labels dens separately. A tool that mixes them can mismatch a villa by a full size group. We read both and never mix them.
No formula sees your kitchen, your flooring, your lanai enclosure or the approval letter for it, the roof invoice or the estoppel. Those are the items a buyer's agent and appraiser ask about first, and they are why we walk the villa and read the file.
Rapallo Villas Two values sit well above The Enclave at Rapallo's: a $695,000 median on 17 MLS closings in 60 months against $440,000 on 49 for The Enclave and the merged Rapallo Three, a gap of $255,000 that is mostly size and product. Both share The Club at Rapallo, so the comparison is about the building and the plan.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Rapallo Villas Two | The Enclave at Rapallo (with Rapallo Three) |
|---|---|---|
| Units on the roll | 78 | 207 |
| Built | 2005 to 2007 | 2006 to 2007 |
| Median heated area on the roll | 1,810 sq ft | 1,612 sq ft |
| Bedrooms on the roll | 3 on all 78 | 3 on 198, 2 on 9 |
| MLS closings, 12 months | 1 (small sample) | 12 |
| MLS median, 60 months | $695,000 on 17 | $440,000 on 49 |
| Median price per sq ft, 60 months | $348.20 | $260.80 |
| Median days on market, 60 months | 2 | 11 |
| Median sold-to-list, 60 months | 100.0% | 97.5% |
| Association | Rapallo Villas Two Association, Inc. | The Enclave at Rapallo Association, Inc. |
| Amenities | The Club at Rapallo | The Club at Rapallo |
The per-square-foot gap is smaller than the price gap: $348.20 against $260.80, about 33 percent, while the price gap is 58 percent. That is what a larger villa looks like on the record. If a buyer's agent argues your villa should trade near The Enclave's price, the answer is size and plan, not the Club. For the Enclave side, see our Enclave valuation guide.
Rapallo One, with the merged Rapallo Four, carries a $419,000 median on 76 closings in 60 months, and Villas Two's $695,000 sits about 66 percent above it. For the community-wide view, see our Rapallo at Coconut Point community guide and our guide to what a Rapallo home is worth, which covers all five associations.
The live competition for a Rapallo Villas Two villa cannot be placed from the public record on September 29, 2026, because the MLS carries active Rapallo listings under one subdivision string and without addresses we cannot tell which neighborhood an active belongs to. We pull the live list by address before we finalize any value.
We could not place any active listing in Rapallo Villas Two on September 29, 2026, so we name none and quote no months-of-supply figure. Naming a listing that is not verifiably in the neighborhood would be a claim we could not source.
We pull the live Rapallo listings by address, place each in Villas Two, Rapallo One or The Enclave, and compare each with your villa's size. If a competing villa is listed within your size group, we show you its price, days listed and changes. If there is none, we tell you that too, because scarcity is part of the value.
The best time to have a Rapallo Villas Two villa valued is before you decide to list, because the valuation is where you decide whether to sell. Eleven of the 17 closings fell from March through June, so an early-year valuation leaves time to prepare a villa for the spring buyers.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Six of the 17 closings were in March alone, and the record's 11 closings from March through June suggest that a listing live by early in the year meets the buyers who are in town. A valuation in the fall leaves time for the repairs and paperwork that make a villa easier to sell.
Because so few villas sell, each new closing changes the reference point. A valuation can be refreshed after a nearby closing, and we can do that on request.
Owners also ask for a valuation for an estate, a move, a refinance or a rental decision. We give the same written comparable set, and we do not tell you what to do with it. For a tax question, ask a tax adviser, and for a legal question, an attorney.
Selling your Rapallo Villas Two villa? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Rapallo Villas Two? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A buyer's costs limit what a buyer can pay, and in Rapallo Villas Two the largest unknown is the association's quarterly fee, which is not published for this neighborhood. Other Rapallo neighborhoods disclosed $2,543.03 to $2,663.11 per quarter in May 2026, roughly $10,172 to $10,652 a year, and only the estoppel states the number for a villa here.
Data updated: September 2026
The quarterly bill includes a pass-through to the master, The Club at Rapallo, Inc., and above that sits a commercial master, Coconut Point-North Village Association, Inc. MLS fee fields on recent Rapallo listings list cable, internet, exterior building insurance, irrigation water, lawn and landscape maintenance, the master association fee, exterior pest control, recreational facilities, reserve contributions, security and gate, sewer, street maintenance, trash and water as included. Those are seller-entered fields, and the declaration and budget control.
At the neighborhood's $695,000 60-month median, a fee at the community range would be about 1.5 percent of the price a year. That is a community signal, not a Villas Two number, and it is the reason an early estoppel supports value: a buyer who sees the real number is a buyer who is not guessing.
Property tax is billed on the county's assessed value, and a buyer's first bill can differ from the seller's when the assessment and exemptions change. We quote no tax bill for Rapallo Villas Two. The association's master policy covers the structure, and a buyer's HO-6 policy covers contents, interior and loss assessment.
Selling your Rapallo Villas Two villa? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Rapallo Villas Two? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Florida rules that shape a Rapallo Villas Two sale price are the condominium resale disclosure in section 718.503, the estoppel certificate under section 718.116(8), the property tax and flood disclosures in sections 689.261 and 689.302 and the reserve rules in section 718.112. The section 720.401 homeowners association summary does not apply to associations regulated under Chapter 718.
Data updated: September 2026
A condominium seller who is not the developer must give the buyer the governing documents, the budget and financial statement, any reserve or milestone report and the Frequently Asked Questions and Answers document, and the buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them [Source: Florida Statutes 718.503]. A value that depends on a buyer closing needs a document file the buyer can read early.
The estoppel is capped at $299 for a current account, plus $119 if expedited and $179 if delinquent [Source: Florida Statutes 718.116]. It states what the villa owes and what fees apply, which is what a buyer's lender and agent use to check the carrying cost behind your price.
Structural integrity reserve study and milestone inspection rules apply to condominium buildings of three or more habitable stories. The county's unit numbering points to ground-level entries, but the public record does not state a story count, so we do not say whether the rules apply. Section 718.112 requires an association to budget for reserves unless owners have properly waived or reduced them, and the budget is the buyer's view of how ready the neighborhood is for its first new roofs.
Section 689.261 requires a property tax disclosure summary in a residential contract, and section 689.302 requires the seller's flood disclosure at or before contract. This information is not legal advice. Confirm how it applies with your closing agent or attorney.
The items that move a Rapallo Villas Two number before you list are the ones a buyer's inspector and lender ask about first: the roof, the air-conditioning system, the windows, any open permit, the lanai enclosure approval, a wind mitigation form and the association's documents. Fixing or documenting them protects the price you can defend.
For villas dated 2005 to 2007, the roof, air conditioning and water heater are the items a buyer's inspector will note. Research behind our Rapallo guide reports a community-wide tile-roof replacement around 2022 to 2023, but that comes from listing language, not an association record, so we ask the association and keep your invoices.
An open or expired permit can delay a closing, and a lanai enclosure without an approval letter can stall a lender or insurer. The Village of Estero's Community Development Department can tell you how to close a permit, and the association's architectural review can supply an approval.
Florida insurers must accept the uniform mitigation verification form, OIR-B1-1802, for credits. A current form and your parcel's flood zone give a buyer a head start on the insurance quote. At a point we geocoded on Ponte Romano Lane the FEMA map shows Zone X on panel 12071C0591H effective November 17, 2022, but the neighborhood's footprint is mixed, so the parcel decides.
The declaration, articles, bylaws, rules, budget, financial statement, estoppel, any reserve or milestone report, insurance details, permits and warranties. Having them ready is worth more than a cosmetic update, because a buyer who can read the file early closes.
Selling your Rapallo Villas Two villa? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Rapallo Villas Two? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
At the recent closings' prices, a Rapallo Villas Two seller nets roughly $606,000 to $844,000 before any mortgage payoff, depending on whether a buyer's agent is paid, at prices from $650,000 to $881,000. Estimated closing costs run about 4.1 to 6.7 percent of the price, and the contract controls.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The three prices are ones the neighborhood has recorded: $650,000 (the March 2024 pair), $749,000 (December 2024) and $881,000 (April 2025). Commission rates of 2.75 percent for the listing side and 2.5 percent for a buyer's agent are illustrations, not quotes.
| Line | At $650,000 | At $749,000 | At $881,000 |
|---|---|---|---|
| Documentary stamps, $0.70 per $100 | $4,550.00 | $5,243.00 | $6,167.00 |
| Owner's title policy | $3,325.00 | $3,820.00 | $4,480.00 |
| Listing commission, 2.75 percent | $17,875.00 | $20,597.50 | $24,227.50 |
| Buyer's agent compensation, 2.5 percent | $16,250.00 | $18,725.00 | $22,025.00 |
| Title search, settlement, lien search and estoppel (approximate) | $1,674.00 | $1,674.00 | $1,674.00 |
| Total with buyer's agent compensation | $43,674.00 (6.7 percent) | $50,059.50 (6.7 percent) | $58,573.50 (6.6 percent) |
| Total without buyer's agent compensation | $27,424.00 (4.2 percent) | $31,334.50 (4.2 percent) | $36,548.50 (4.1 percent) |
| Net before payoff, with | $606,326.00 | $698,940.50 | $822,426.50 |
| Net before payoff, without | $622,576.00 | $717,665.50 | $844,451.50 |
The estimate leaves out the prorated property tax, any association transfer or capital fee, repairs from an inspection and your loan payoff. In Lee County the seller customarily pays the owner's title policy and the documentary stamps, and a negotiated contract controls.
At the neighborhood's own median of $695,000 the net is about $648,423.50 with a buyer's agent and $665,798.50 without, and our seller guide for Rapallo Villas Two shows that sheet line by line. The fixed costs shrink as a share of price, and the commission is the lever you negotiate.
Selling your Rapallo Villas Two villa? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying in Rapallo Villas Two? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Whether to rent or sell a Rapallo Villas Two villa depends on your goals and on rules the neighborhood has not published: listing data across Rapallo reports a three-lease-a-year limit, minimum terms of 30 to 90 days and no rentals of a week or less. We hold no rental closings here, so we quote no Villas Two rent.
Community-level rent listings on our Rapallo neighborhood page ran from roughly $2,600 to $6,200 a month for the October to May season across sizes and product types, per a May 2026 listing scrape, and the larger villas trade in a different band from the smaller flats. That is a community signal, not a Villas Two rent, and the association's own lease rule must be confirmed in writing.
A landlord still pays the association's quarterly fee, property tax and insurance, and the association's approval power over occupancy means a tenant may need an application and a fee. Community disclosures report a $100 application fee and a $100 transfer fee elsewhere in Rapallo, but not for Villas Two.
We give you the sale valuation and the community's rental signals side by side, and we tell you what we cannot source. The decision is yours, and a tax adviser should see the numbers before you choose. Call Jesse direct at (239) 898-6072.
You get a free Rapallo Villas Two home valuation by using the Home Valuation form at the top of this page, calling Jesse McGreevy direct at (239) 898-6072 or calling Marc Comisar at (239) 287-5873. The written valuation is free, comes with the closings that match your villa and carries no obligation.
A written comparable set from the MLS record and the county's recorded sales, matched to your size group and bath count. A recommended value range with the price we would defend and the reason for it, two net sheets and the list of documents to gather. We show every sale we rely on, and we tell you which ones we set aside and why.
Few villas sell here, so the next owner who sells sets the reference point for the neighbors. We would like to be the team you call first, and we say so plainly. The valuation is a decision tool, not a listing agreement, and confidential conversations are welcome.
If you are selling, our Rapallo Villas Two seller guide shows pricing, marketing and costs. If you are buying, call Marc and read how we represent buyers in Southwest Florida.
Rapallo Villas Two owners get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, because a 78-villa neighborhood with one closing in 12 months rewards a value built from every closing and a documents file ready on day one.
Data updated: September 2026
If you are searching for a Rapallo Villas Two listing agent, or thinking, "I need to know what my Rapallo Villas Two villa is worth," here is the short version. In the last 12 months we tracked the one Rapallo Villas Two closing in the Southwest Florida MLS, and we tracked all 17 the record assigns to the neighborhood since October 2021. We place your villa on its own size ladder, we show the sales and we bring the association file to the first conversation.
Listing-team credentials:
Start with our free home valuation or the form at the top of this page. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
Eleven of the 17 closings fell from March through June, but a well-priced villa closed in every season we can see, and waiting adds carrying cost without adding data (Southwest Florida MLS, September 29, 2026).
No. Four 2,376 square foot villas had a $314.60 median per square foot against $362.98 for four 1,996 square foot villas, so the larger villa costs more in total but less per foot, on small samples.
Not by itself. Twelve two-bath closings had a $691,944 median and five three-bath closings a $695,000 median, and size and plan explain more of the spread.
They count with a caution. Both rest on one county sale, so at most one is likely ours, and we show the median with and without them.
Yes. The valuation is free and carries no obligation. Call Jesse direct at (239) 898-6072 or use the form at the top of this page.
Ask each to show the sales behind the number and to name the closings they set aside. Ask also which association documents they will have ready on day one.
McGreevy and Comisar is a top-reviewed Rapallo Villas Two realtor on Google, and the quotes below are genuine five-star client reviews reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
A condominium owner who does not live nearby needs a team that handles the moving parts, from the estoppel to the showings. We aim to give every owner the same clear written valuation and documents list.
★★★★★ "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
The process that matters most for a value is the one that shows the sales behind the number and answers questions quickly. We aim for both.
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
A valuation should come with advice on what to fix and what to leave alone, and the sale that follows should have the same person answering the phone.
A Rapallo Villas Two specialist matters for a valuation because the facts that decide a villa's value live in documents and small samples, not in a listing feed: one association, four streets, six living-area sizes on the closings, a fee that is not published and a ground-level entry pattern that only the plan confirms.
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, data and the association and closing paperwork, which in Rapallo Villas Two means the size ladders, the estoppels 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 runs the field side: showings, buyer agent conversations, inspections and contractors. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may value a villa off the neighborhood median, mix the roll's heated area with the MLS living area, hand the buyer a homeowners association summary when the villa is a condominium, skip the estoppel until contract or forget that two of the closings share one county sale. None of those mistakes is exotic, and each one costs a seller time or money.
If you are thinking, "I need to know what my house is worth 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.
Rapallo Villas Two owners who sell often buy again in Southwest Florida, sometimes inside Rapallo. 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]. The January 1 test matters, because homestead status is fixed on that date each year.
Our Rapallo Villas Two buyer guide shows what a villa costs to buy, and our Rapallo buyer guide covers the five associations. Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida, or call Jesse direct at (239) 898-6072 to plan the sale and purchase together.
These are the questions owners ask most about the value of a Rapallo Villas Two villa in Estero, answered from the closings and the public record. Each answer names Rapallo Villas Two. For a number on your villa, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 60-month median of $695,000 on 17 MLS closings, then move to the ladder for your size: $747,500 for 2,376 square feet, $724,500 for 1,996 and $630,000 for 1,976 (small samples). The free home valuation gives a range for your villa.
The 60-month MLS median is $695,000 on 17 closings, the first window with 10 or more. The 12-month window has one closing at $800,000, the 24-month median is $775,000 on 4 and the 36-month median is $749,000 on 7, all small samples.
The 60-month median is $348.20 per square foot of MLS living area on 17 closings. The 12-month sale was $336.70 and the 24-month median $373.02, both small samples, and the figure varies by plan from about $265 to about $378.
One, at $800,000 in March 2026, per the Southwest Florida MLS pulled September 29, 2026, and the county's qualified sales show the same single sale since September 29, 2025.
On the record, yes: the MLS median rose from $545,000 in late 2021 to $815,500 in 2025 and $800,000 in 2026, and the county median from $510,000 in 2021 to $815,500 in 2025. The last two years hold three sales, so we describe direction and not a rate.
$881,000 in April 2025, for a 2,376 square foot villa with three bedrooms, a den and three baths, at 110.1 percent of a $800,000 final list price after 2 days on market.
$525,000 in November 2021 for a 1,976 square foot villa, the lowest of the 17 closings in the 60-month window. The lowest since 2024 is $650,000, from the March 2024 pair.
Four 2,376 square foot villas closed at a $747,500 median, four 1,996 square foot villas at $724,500, four 1,976 square foot villas at $630,000 and three 1,824 square foot villas at $650,000 (small samples), so a single neighborhood median hides a wide spread.
The MLS labels three closings as three bedrooms plus a den and three baths, with an $800,000 median, and the roll records three bedrooms on all 78 parcels. The label is a listing choice, so we compare plans and living areas, not labels.
Since 2021 the county shows Via Palazzo Place with the highest median, $704,444 on 4 sales, and Isola Verdi Way the lowest, $607,500 on 6. Four to ten sales per street cannot rank the streets on quality, so we treat street as a tiebreaker.
Every villa was built 2005 to 2007, so they are 19 to 21 years old. Original air-conditioning, water heating and, unless replaced, roofs and windows are the items a buyer's inspector notes, and the association's records show what was replaced.
The 60-month median sold-to-list ratio is 100.0 percent, with 2 sales above list, 9 at it and 6 below. The lowest was 88.6 percent, so an ask above the ladder cost real money.
The 60-month median is 2 days on market, with a range of 0 to 98 days, and 10 of the 17 sold within 2 days. A value has to be ready before the listing goes live.
An online estimate leans on a few recent sales, and Rapallo Villas Two has one in 12 months. It also cannot see the plan label, the interior, the roof and air-conditioning ages or the association's paperwork, so we read all of them.
With a caution. Both closed at $650,000 and rest on one county sale, so at most one is likely ours. Without one of them, the 60-month median stays $695,000 (n = 16) and the 36-month median moves to $724,500 (n = 6).
Both. MLS closings give days on market, sold-to-list and square-foot figures, and the county's qualified sales give a longer history. We label each and never mix them. Our MLS closings were assigned to the neighborhood by matching each to a county sale.
They limit what a buyer can pay each month. The neighborhood's own quarterly fee is not published; other Rapallo neighborhoods disclosed $2,543.03 to $2,663.11 per quarter in May 2026. Only the estoppel states this neighborhood's number.
MLS fee fields across Rapallo list cable, internet, exterior building insurance, irrigation water, lawn maintenance, the master association fee, exterior pest control, recreation, reserves, security and gate, sewer, street maintenance, trash and water. Confirm the neighborhood's own bundle in the estoppel.
No community development district bond is reported for Rapallo, and listing data shows the tax district type as not applicable. We confirm the absence of a district line on a parcel's tax record before closing.
It changes what a buyer pays for insurance. The FEMA map at one Ponte Romano Lane point shows Zone X, but the neighborhood's footprint is mixed, so the parcel's own zone matters to a lender and to your listing.
A valuation is a written comparable set, and you can use it for planning. It is not an appraisal for a lender. A lender orders its own appraisal, and a tax or legal question belongs with an adviser.
The estoppel is the association's statement of what a unit owes and what fees apply. Florida caps a standard current-account estoppel at $299, and it shapes the buyer's carrying-cost calculation behind your price.
The Chapter 718 condominium resale documents under section 718.503. The section 720.401 homeowners association summary does not apply to associations regulated under Chapter 718, and your closing agent or attorney decides how the master association fits.
It can affect timing. The Articles give the board power over transfers and occupancy, so a buyer's closing may depend on an approval step. Ask the manager for the neighborhood's own procedure and fee in writing.
Probably, with limits. Rapallo listings report a maximum of three leases a year and minimum terms of 30 to 90 days, and no rentals of a week or less, but Rapallo Villas Two's own rule must be confirmed in writing.
At $695,000, before any mortgage payoff, about $648,423.50 with buyer's agent compensation and $665,798.50 without, using illustrative rates of 2.75 and 2.5 percent. The contract controls, and property tax proration is not included.
That depends on your basis, how long you lived in the villa and your circumstances, so ask a tax adviser. The IRS's Topic 701 and Publication 523 explain the home-sale exclusion, and we do not give tax advice.
Rapallo Villas Two carries a $695,000 median on 17 closings in 60 months, against about $440,000 on 49 for The Enclave and Rapallo Three together. Per square foot the gap is $348.20 against $260.80.
Rapallo One, with the merged Rapallo Four, carries a $419,000 median on 76 closings in 60 months, so Villas Two's $695,000 sits about 66 percent above it, and its roll median area is about 21 percent larger.
We would not call a trend from three sales in two years. The record shows quick sales at list when a villa is priced to the closings, and one closing in the last 12 months.
Before you decide to list. Eleven of the 17 closings fell from March through June, so an early-year valuation leaves time to prepare. A valuation is free and carries no obligation.
Call Jesse direct at (239) 898-6072 or use the form at the top of this page, and Marc takes buyer calls at (239) 287-5873. We bring the closings that fit your villa to the first conversation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Rapallo Villas Two owners work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group, and who checked every Rapallo Villas Two closing and public record before writing this guide. Our team has closed more than 4,000 transactions across Southwest Florida.
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 Villas Two valuation guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. 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 one Rapallo Villas Two closing, and we tracked every closing the record assigns to the neighborhood since October 2021.
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 Villas Two villa? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo Villas Two? 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 Villas Two valuation guide traces to a primary record below: state corporate and condominium records, Florida statutes, Lee County and Village of Estero records, FEMA and federal sources. Parcel and sale facts come from the county roll and the Southwest Florida MLS.
The key documents behind a Rapallo Villas Two valuation are published by the State of Florida, FEMA and federal agencies, and the table links each to its issuing authority. The recorded declaration of condominium is held in the Lee County Clerk's official records at Book 4574, and the association's manager can supply the current rules and budget.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Articles of Incorporation, Rapallo Villas Two Association, Inc. | Florida Division of Corporations | filed September 23, 2004 | Articles, PDF |
| Rapallo Villas Two Association, Inc. record | Florida Division of Corporations | annual reports through April 2026 | Sunbiz detail |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | Condo extract, CSV |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Hurricanes Helene and Milton after-action report | Lee County | 2025 | After-action report, PDF |
| Estoppel certificate legislation staff analysis (fee caps) | Florida Senate | 2024 | HB 979 analysis, PDF |
| Portability guide, form PT-112 | Florida Department of Revenue | current | PT-112, PDF |
You reach the Rapallo Villas Two 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.
For the full neighborhood picture, see our Rapallo Villas Two neighborhood guide, and for buyers, how we represent buyers in Southwest Florida.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.