Updated October 2026
<p>What is your Stonewater home worth? A written range from 42 Lee County recorded sales, the builder's current homes, the CDD line and your lot's lake position. Call Jesse direct at (239) 898-6072. Sell or buy with McGreevy and Comisar.</p>
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and more than $2.5 billion sold as the Domain Realty Group team.
By Jesse McGreevy and Marc Comisar. Updated October 2026. If you want the whole community first, including the builder's build-out, the community development district, the lakes, flood and storm facts, schools and daily life, our Stonewater community guide covers it, and our Cape Coral guide covers the wider market. This page answers one question: how a Stonewater home is actually priced, on the Lee County record, beside a builder that is still closing out its own homes.
A Stonewater home in Cape Coral is worth what recorded sales of the same plan, lot position and age support, read beside the builder's remaining homes. Lee County recorded 42 Stonewater sales in the 12 months to September 25, 2026 at a $378,070 median, an estimated 38 of them builder-direct and 4 resales at a $360,000 median.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; our analysis of the Lee County Property Appraiser public roll and sale files).
We tracked every recorded Stonewater sale in the Lee County record for the 12 months to September 25, 2026, 42 in all, and read each against the county roll and the Southwest Florida MLS. Every price opinion our team writes in Stonewater starts from that record, then adds what the record cannot carry: the plan, the lot, the condition and the buyer's monthly cost.
Stonewater is a D.R. Horton community of single-family homes in northwest Cape Coral, ZIP 33993, at the southwest corner of Tropicana Parkway and Nelson Road. The county's parcel map holds 327 platted single-family lots and 17 common tracts on about 185 acres, including five lake tracts of about 97 acres. The first home sale recorded on July 14, 2022, so the oldest homes are about four years old, and the builder's own page, read October 15, 2026, shows the community as "Closing Out".
That mix is why one Stonewater number misleads. The $378,070 headline is mostly a builder's number: an estimated 38 of the 42 sales were a builder's first sale of a new home, and only four were resales. A resale seller is therefore not valued against a market of other resales. The seller is valued against homes a buyer can still buy new, against four resales that sold between $299,000 and $425,000, and against a tax bill that carries a community development district line.
| Figure | What it measures | Window and source |
|---|---|---|
| 42 sales | All recorded Stonewater home sales, median $378,070, range $299,000 to $496,515 | The 12 months to September 25, 2026, Lee County recorded sales |
| 38 sales | Estimated builder-direct sales (a home's first sale soon after it was built), median $378,070, range $324,999 to $496,515 | Same window and source; the builder-direct split is our estimate |
| 4 sales | Resales, median $360,000, range $299,000 to $425,000, each listed below | Same window and source |
| $407,520 | Median of all 313 recorded Stonewater sales since the first on July 14, 2022 | All recorded history to September 25, 2026 |
| $407,500 and $365,390 | Medians of 16 sales on lots that touch a lake tract and 26 sales on lots that do not, our measurement and not a lake premium | The 12 months to September 25, 2026 |
| $1,869.96 | The Stonewater Community Development District's adopted fiscal year 2026 assessment per lot ($2,166.99 proposed for fiscal year 2027) | District budgets and hearing notice, read October 15, 2026 |
| 79.5 days | Median days on market of 30 MLS closings, at a median 97.2 percent of final list price | Southwest Florida MLS (Matrix), closings September 26, 2025 to September 25, 2026, pulled October 10, 2026 |
| 4.8 months | Months of supply: 12 active listings on October 10, 2026 divided by 2.5 closings a month | Southwest Florida MLS (Matrix), same pull |
Each row has its own count, window and instrument, so we never add the rows, average them or subtract one from another. The county counts do partition the 12-month total: 38 builder-direct sales plus 4 resales equals 42, and 16 sales on lake-touching lots plus 26 on other lots also equals 42.
Start with five questions. Is your home a resale or a builder's new home? How many square feet is the plan, and how many bedrooms and baths? Does your lot touch one of the five lake tracts, and on which street? What does the buyer's tax bill carry beyond the county and city millage, starting with the district line? And what is left of the warranty and what has been added since the builder handed over the keys? Those answers move a Stonewater valuation further than the community median does, and the sections below measure each of them.
The Lee County Property Appraiser records every deed, and the qualified sales file lets us count, sort and list the sales. We use the Southwest Florida MLS (Matrix) only for the measures it alone carries: days on market, percent of final list price, active and pending listings and months of supply, pulled October 10, 2026 for the closings of the same 12 months. The county record shows 42 sales and the MLS shows 30 closings because builder sales are not all marketed on the MLS: 16 of the 30 MLS closings carry the MLS New Construction status flag and the other 14 do not. The two instruments count different events, so each has its own sentences and tables, and we never merge them.
Before you ask what a Stonewater home is worth, know that Stonewater prices against a builder that is still selling, not against a deep resale market. Lee County recorded 42 Stonewater sales in the 12 months to September 25, 2026 at a $378,070 median, and only four were resales.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; Stonewater Community Development District documents read October 15, 2026).
Stonewater sellers call McGreevy and Comisar because we price on the record that moves a Stonewater price: the 42 Lee County recorded sales in 12 months, the plan and lot position, the district budget, the flood map for the lot and the MLS pace. We have been Top 1% Real Estate Agents Nationally Since 2008.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Stonewater Community Development District documents read October 15, 2026).
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are among the Top 1% Real Estate Agents Nationally Since 2008. Our team is ranked the #5 real estate team in Florida (RealTrends 2026). McGreevy and Comisar is a top-reviewed Southwest Florida listing team. If you are weighing the best real estate agents in Cape Coral, the test in a community where the builder is still selling is simple: ask who prices a Stonewater resale against the builder's current plans and the four recorded resales, who has read the district's budget and hearing notice, and who can explain the lake bank repair to a buyer before the buyer's agent does.
We do not publish a story about a Stonewater sale on this page. We publish the method we use on every one: the county's recorded sales sorted by street, plan size, build year and lake position; the builder's current plans, labeled as builder marketing and kept beside, never inside, the recorded comparables; the district assessment and the budget behind it; the association documents your buyer's title company will request; the flood map for the exact lot; the MLS pace and the active listings a buyer is weighing, kept in their own sentences; and a net sheet. You see every comparable we used, and you keep the file whether or not you list with us.
Our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, we also have an office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and we serve Cape Coral from both. For a Stonewater valuation, one of us walks the home, reads it against the roll, the district documents and the flood map, and returns a written range. Call Jesse direct at (239) 898-6072.
The fastest route to a Stonewater home valuation is the address form at the top of this page. It takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with recorded comparables for your plan and street, the district line, the flood panel for your lot and a seller net sheet.
Enter your address in the free Stonewater home valuation form and tell us whether you are selling this season, next year, or simply want to know. You will hear from a partner, not a call center. If you would rather talk first, call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. There is no obligation and no charge for the file.
A written range; the recorded sales we used, with street, plan size and year built; the adjustments we made and why; the builder's current plans and starting prices, labeled as marketing and shown beside, never inside, the recorded comparables; the district assessment for the current year and the proposal for the next; the association documents to request; the FEMA zone and panel for your lot; the active listings that compete with yours, labeled as asking prices; and a net sheet. If you plan to list, the next step is our Stonewater selling plan. If you own a Cape Coral home outside Stonewater, start with our Cape Coral home valuation.
A Stonewater home is priced in a fixed order: builder sale or resale, plan size, lot and street, year built and condition, flood zone, the yearly cost a buyer will carry, and the competing homes. Each step narrows the 42 recorded sales until the comparables describe your house and not the whole gate.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026).
| Step | The question | What decides it on the record |
|---|---|---|
| 1. Sale type | Is yours a resale or a builder's new home? | An estimated 38 of 42 recorded sales were builder-direct; 4 were resales |
| 2. Plan size | How many square feet, bedrooms and baths? | The builder's current page lists three one-story plans of 1,816, 2,034 and 2,221 square feet; the four resales were 1,816, 1,816, 2,000 and 2,794 square feet |
| 3. Lot and street | Which of the six streets, and does the lot touch a lake tract? | 195 of 327 lots touch a lake tract on the county parcel map; lots run 6,612 to 17,089 square feet |
| 4. Age and condition | Which year, and what has been added since the builder's keys? | Built 2022 onward; permits, upgrades and warranty status are not in the county file |
| 5. Flood zone | Zone X or something else? | FEMA zone X at all five lots we sampled, on panels effective November 17, 2022 |
| 6. Carry | What does the buyer pay each year to own it? | District line $1,869.96 for fiscal year 2026, city charges, tax bill, insurance, association dues (unpublished) |
| 7. Competition | What else can the buyer buy for the money? | The builder's remaining homes and 12 active MLS listings on October 10, 2026 |
| 8. Net | What do you keep? | Deed stamps, owner's title policy, estoppel certificate, prorations, payoff |
A Stonewater resale competes in two markets at once. One is the market of other resales, which is thin: four sales in 12 months. The other is the market of new homes the builder is still selling, which supplied an estimated 38 of the 42 recorded sales. A buyer who walks through your door has usually also walked through a model or a quick move-in home, so your price is tested against both. We therefore write every Stonewater range with the builder-direct median ($378,070, 38 estimated sales, 12 months to September 25, 2026) on one line and the resale median ($360,000, 4 sales, same window) on the next, and we never blend them into one number.
The builder's page, read October 15, 2026 and quoted here as builder marketing, lists three one-story plans: Clifton at 1,816 square feet with 3 bedrooms and 2 baths, Delray at 2,034 square feet with 3 bedrooms and 2 baths, and Shelby at 2,221 square feet with 3 bedrooms and 2.5 baths, each with a two-car garage. Of the 30 MLS closings in the same 12 months, five show 1,816 square feet of living area, eight show 2,034 and twelve show 2,221 or 2,222, which is 25 of 30 on the three plans, with single closings at 2,000, 2,032, 2,756, 2,767 and 2,794. Plan size is the first adjustment we make, and we make it with the MLS living area, never by setting the MLS number beside a county heated-area number, because the two instruments measure area differently.
Stonewater has six streets: Spring Hill Lake Loop (168 lots on the October 4, 2026 roll), Stonewater Lake Terrace (51 lots plus the recreation tract), Heather Lake Avenue (39), Parkshore Lake Avenue (28), Coral Reef Place (24) and Mariners View Terrace (10). Spring Hill Lake Loop alone supplied 30 of the 42 recorded sales in the 12 months, so its median ($382,350) behaves like the community's. The other five streets together supplied 12 sales, which is why we list them one by one below instead of quoting a median.
Stonewater's first recorded home sale was July 14, 2022, so the oldest homes are about four years old and the youngest are still being completed. At that age the roof, the mechanical systems and the warranty are all young, so condition shows up as what an owner has added: pavers, screens, a fence, a pool, flooring, landscaping and window treatments. None of that is in the county file. It is the part of the price that only a walk through the home can supply, and it is the main reason a resale can sit above or below the builder's median by tens of thousands of dollars.
FEMA maps all five lots we sampled, and all five lake tracts, in zone X (area of minimal flood hazard) on FIRM panels 12071C0242G and 12071C0261G, effective November 17, 2022, and Lee County places Stonewater in Evacuation Zone C. We print a map class, not a promise, and we explain it in the flood section below.
A buyer compares monthly cost. For a Stonewater home that includes a line the buyer of an ordinary Cape Coral house never sees: the Stonewater Community Development District assessment, adopted at $1,869.96 per lot for fiscal year 2026 and proposed at $2,166.99 for fiscal year 2027. We give the arithmetic in the carry section so you can see what a buyer sees.
On October 10, 2026 the MLS showed 12 active and 3 pending Stonewater listings, and the builder's own page showed "Closing Out" with homes "From $328,990". Those are asking prices and marketing, not sales, and we label them that way, but they are the homes a buyer is weighing against yours.
The last step is the one sellers care about most. We subtract the seller's customary closing lines, deed stamps and the owner's title policy among them, and show the net at three prices around our range. The arithmetic is in the cost section, and the contract controls who pays what.
An automated online estimate is a model's guess from public records and listings, and in Stonewater the public records are the weakest part of the input. The county roll codes 22 of the 42 recent sales on parcels it still lists as vacant land, and only five of the 42 sales carry a heated area on the roll.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).
A model reads a sale price, a lot, a year built and a few roll fields. In a community where the builder is still selling, the roll lags the construction: the county's own file still carries many Stonewater parcels as vacant residential land (32 of the 320 roll lots on October 4, 2026), and a home the builder closed last month may not yet have a heated area on the record. A model that leans on square feet then has almost nothing to lean on, and one that leans on neighbors inherits the builder's prices, which include lot premiums, options and incentives that are not in the county file.
No automated estimate knows whether your lot touches one of the five lakes, whether you added a pool or pavers, whether the roof and air conditioning are young, whether the plan is the 1,816 square foot Clifton or the 2,221 square foot Shelby, or whether the other resale on your street closed after a hard negotiation. The two December 2025 resales of 1,816 square feet on Stonewater Lake Terrace closed at $390,000 and $330,000, two days apart. A model sees one neighborhood and averages them. A buyer sees two houses.
The Stonewater Community Development District line, the lake bank repair that the district's engineer described, the homeowners' association that the builder has not turned over to owners on any record we could read, and the builder's remaining homes are all things a buyer weighs and no model prices. We put each of them on the page you receive.
We do not ignore them. When you tell us a figure you saw online, we put it beside the recorded sales and explain the gap line by line. That conversation is often the most useful part of a valuation, and it is free. Call Jesse direct at (239) 898-6072 and ask.
Six things move a Stonewater price most: whether the sale is a resale or a builder sale, the plan size, the lot position, the condition, the yearly carry and the builder's remaining inventory. The county file measures the first three directly and the rest only through the sales they influenced.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026).
The community median. Of the 42 recorded sales, 26 sit between $300,000 and $400,000 and 15 between $400,000 and $500,000, so the median ($378,070) falls in the lower band and describes neither group well. The range from $299,000 to $496,515 is $197,515 wide (the arithmetic is $496,515 less $299,000). Your home sits somewhere inside it, and where is the point of the valuation.
In Stonewater the builder's sale sets the price signal and the resale sets the price you can actually test. An estimated 38 of the 42 recorded sales in the 12 months to September 25, 2026 were builder-direct at a $378,070 median, while the four resales sold at a $360,000 median, $18,070 lower.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).
We call a sale builder-direct when it is the first recorded sale of a newly built home soon after it was built, and a resale when the home had an earlier owner. The split is our estimate from the county sale file and the roll's year built, so we print "estimated" beside every builder-direct count. The four resales are not estimates in the same way: each is listed below with its date, price, street and build year.
| Measure | Value |
|---|---|
| Estimated sales | 38 |
| Median | $378,070 |
| Lowest | $324,999 |
| Highest | $496,515 |
Window: the 12 months to September 25, 2026. Source: Lee County recorded sales, DOR-qualified improved sales, our analysis.
| Date | Price | Street | Year built | Heated area | Bed / bath |
|---|---|---|---|---|---|
| December 16, 2025 | $390,000 | Stonewater Lake Terrace | 2023 | 1,816 sq ft | 3 / 2 |
| December 18, 2025 | $330,000 | Stonewater Lake Terrace | 2023 | 1,816 sq ft | 3 / 2 |
| March 31, 2026 | $299,000 | Heather Lake Avenue | 2022 | 2,000 sq ft | 3 / 2 |
| April 30, 2026 | $425,000 | Spring Hill Lake Loop | 2023 | 2,794 sq ft | 4 / 3 |
Window: the 12 months to September 25, 2026. The four-sale median is $360,000, the average of the two middle sales, $330,000 and $390,000.
Four resales are too few to call a trend, so we never quote the resale median alone. What the four do show is the shape of the problem. The spread from lowest to highest is $126,000, and the two sales of the same recorded size on the same street differ by $60,000. The builder-direct median is a good guide to what a buyer will pay a builder for a new home. It is not a ceiling or a floor for yours. A resale seller is asking a buyer to choose a used home over a new one, and the price has to explain why, with a move-in date, upgrades, a lot position or a faster closing.
A buyer deciding between your home and a builder home compares price, size, finish, lot, the warranty clock and the date of possession. Where the builder's incentives, rates and options matter, a buyer's agent will bring them to the table; they are not in the county file and we do not print them. What we do is read the builder's current page on the day we price your home and put its plans, starting prices and status beside our comparables, labeled as marketing.
If the four resales and the builder's homes above raise a question about your own home, request a free Stonewater home valuation and we will answer it with the comparables, the district line and a net sheet. Call Jesse direct at (239) 898-6072, or reach Marc Comisar at (239) 287-5873.
Lee County recorded 42 Stonewater home sales in the 12 months to September 25, 2026, from $299,000 to $496,515 at a $378,070 median. Twenty-six sold between $300,000 and $400,000, 15 between $400,000 and $500,000 and one between $200,000 and $300,000; none sold under $200,000 or at $500,000 and up.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis of the Lee County Property Appraiser public roll and sale files).
We widen the window until it is wide enough to read and name every window beside its figure.
| Window | Ends | Sales | Median | Lowest | Highest |
|---|---|---|---|---|---|
| 12 months (September 26, 2025 to September 25, 2026) | September 25, 2026 | 42 | $378,070 | $299,000 | $496,515 |
| 24 months | September 25, 2026 | 110 | $379,850 | $299,000 | $602,500 |
| 36 months | September 25, 2026 | 191 | $393,000 | $299,000 | $602,500 |
| 60 months and all recorded history (first sale July 14, 2022) | September 25, 2026 | 313 | $407,520 | $299,000 | $602,500 |
Source: Lee County recorded sales, DOR-qualified improved sales, our analysis. The 60-month window and the full history are the same 313 sales because the first Stonewater sale (July 14, 2022) falls inside 60 months.
| Band | Sales |
|---|---|
| $200,000 to $300,000 | 1 |
| $300,000 to $400,000 | 26 |
| $400,000 to $500,000 | 15 |
| Under $200,000, or $500,000 and up | 0 |
| Total | 42 |
| Street | Sales | Median | Lowest | Highest |
|---|---|---|---|---|
| Spring Hill Lake Loop | 30 | $382,350 | $324,999 | $496,515 |
| Mariners View Terrace | 7 | $376,000 | $339,999 | $416,885 |
| Stonewater Lake Terrace | 3 | $390,000 | $330,000 | $426,975 |
| Parkshore Lake Avenue | 1 | $410,000 | $410,000 | $410,000 |
| Heather Lake Avenue | 1 | $299,000 | $299,000 | $299,000 |
| Coral Reef Place | 0 | not applicable | not applicable | not applicable |
Streets with fewer than ten sales are listed individually in the table below, and a one-sale "median" is only that sale. Coral Reef Place has 24 roll lots and no recorded sale in this window.
The table lists every sale behind the figures above by date, price, sale type and street. It gives no house numbers. "Not on roll" means the county roll did not yet carry that field for the home on October 4, 2026. Builder-direct is our estimate of a first sale of a new home.
| Date | Price | Sale type | Street | Year built | Heated area | Bed / bath |
|---|---|---|---|---|---|---|
| October 3, 2025 | $405,000 | Builder-direct (estimated) | Mariners View Terrace | 2025 | not on roll | not on roll |
| October 7, 2025 | $355,000 | Builder-direct (estimated) | Spring Hill Lake Loop | 2025 | not on roll | not on roll |
| October 7, 2025 | $361,780 | Builder-direct (estimated) | Spring Hill Lake Loop | 2025 | not on roll | not on roll |
| October 29, 2025 | $369,000 | Builder-direct (estimated) | Spring Hill Lake Loop | 2025 | not on roll | not on roll |
| November 7, 2025 | $446,999 | Builder-direct (estimated) | Spring Hill Lake Loop | 2025 | not on roll | not on roll |
| November 21, 2025 | $400,000 | Builder-direct (estimated) | Spring Hill Lake Loop | 2025 | not on roll | not on roll |
| November 25, 2025 | $341,750 | Builder-direct (estimated) | Mariners View Terrace | 2025 | not on roll | not on roll |
| November 25, 2025 | $374,999 | Builder-direct (estimated) | Spring Hill Lake Loop | 2025 | not on roll | not on roll |
| December 16, 2025 | $410,000 | Builder-direct (estimated) | Parkshore Lake Avenue | 2024 | 2,222 sq ft | 3 / 2 |
| December 16, 2025 | $390,000 | Resale | Stonewater Lake Terrace | 2023 | 1,816 sq ft | 3 / 2 |
| December 18, 2025 | $330,000 | Resale | Stonewater Lake Terrace | 2023 | 1,816 sq ft | 3 / 2 |
| December 19, 2025 | $362,650 | Builder-direct (estimated) | Spring Hill Lake Loop | 2025 | not on roll | not on roll |
| December 29, 2025 | $349,999 | Builder-direct (estimated) | Spring Hill Lake Loop | 2025 | not on roll | not on roll |
| January 9, 2026 | $416,885 | Builder-direct (estimated) | Mariners View Terrace | 2025 | not on roll | not on roll |
| January 28, 2026 | $376,000 | Builder-direct (estimated) | Mariners View Terrace | 2025 | not on roll | not on roll |
| February 4, 2026 | $355,000 | Builder-direct (estimated) | Mariners View Terrace | 2025 | not on roll | not on roll |
| February 5, 2026 | $425,000 | Builder-direct (estimated) | Spring Hill Lake Loop | 2026 | not on roll | not on roll |
| February 6, 2026 | $332,500 | Builder-direct (estimated) | Spring Hill Lake Loop | 2026 | not on roll | not on roll |
| February 18, 2026 | $376,440 | Builder-direct (estimated) | Mariners View Terrace | 2026 | not on roll | not on roll |
| February 18, 2026 | $389,999 | Builder-direct (estimated) | Spring Hill Lake Loop | 2026 | not on roll | not on roll |
| February 27, 2026 | $339,999 | Builder-direct (estimated) | Mariners View Terrace | 2025 | not on roll | not on roll |
| March 4, 2026 | $340,000 | Builder-direct (estimated) | Spring Hill Lake Loop | 2025 | not on roll | not on roll |
| March 6, 2026 | $447,280 | Builder-direct (estimated) | Spring Hill Lake Loop | 2026 | not on roll | not on roll |
| March 27, 2026 | $345,000 | Builder-direct (estimated) | Spring Hill Lake Loop | not on roll | not on roll | not on roll |
| March 30, 2026 | $390,000 | Builder-direct (estimated) | Spring Hill Lake Loop | 2026 | not on roll | not on roll |
| March 30, 2026 | $371,000 | Builder-direct (estimated) | Spring Hill Lake Loop | 2026 | not on roll | not on roll |
| March 31, 2026 | $340,500 | Builder-direct (estimated) | Spring Hill Lake Loop | 2026 | not on roll | not on roll |
| March 31, 2026 | $299,000 | Resale | Heather Lake Avenue | 2022 | 2,000 sq ft | 3 / 2 |
| April 24, 2026 | $393,000 | Builder-direct (estimated) | Spring Hill Lake Loop | 2026 | not on roll | not on roll |
| April 24, 2026 | $450,000 | Builder-direct (estimated) | Spring Hill Lake Loop | 2026 | not on roll | not on roll |
| April 30, 2026 | $425,000 | Resale | Spring Hill Lake Loop | 2023 | 2,794 sq ft | 4 / 3 |
| May 12, 2026 | $373,765 | Builder-direct (estimated) | Spring Hill Lake Loop | 2026 | not on roll | not on roll |
| June 3, 2026 | $405,000 | Builder-direct (estimated) | Spring Hill Lake Loop | not on roll | not on roll | not on roll |
| June 22, 2026 | $469,000 | Builder-direct (estimated) | Spring Hill Lake Loop | not on roll | not on roll | not on roll |
| June 25, 2026 | $407,520 | Builder-direct (estimated) | Spring Hill Lake Loop | not on roll | not on roll | not on roll |
| June 25, 2026 | $355,000 | Builder-direct (estimated) | Spring Hill Lake Loop | not on roll | not on roll | not on roll |
| June 30, 2026 | $324,999 | Builder-direct (estimated) | Spring Hill Lake Loop | not on roll | not on roll | not on roll |
| June 30, 2026 | $479,000 | Builder-direct (estimated) | Spring Hill Lake Loop | not on roll | not on roll | not on roll |
| July 30, 2026 | $496,515 | Builder-direct (estimated) | Spring Hill Lake Loop | not on roll | not on roll | not on roll |
| August 14, 2026 | $426,975 | Builder-direct (estimated) | Stonewater Lake Terrace | not on roll | not on roll | not on roll |
| August 21, 2026 | $379,700 | Builder-direct (estimated) | Spring Hill Lake Loop | not on roll | not on roll | not on roll |
| August 27, 2026 | $384,999 | Builder-direct (estimated) | Spring Hill Lake Loop | not on roll | not on roll | not on roll |
Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis.
They do not show the lot premium, the options or the incentives in a builder sale, because the county file records a price and not its parts. They do not show condition. And they do not show the homes that never sold: 13 of the 327 platted lots have no recorded improved sale through September 25, 2026, and the builder remains an owner of record on lots in the community. A valuation that uses only the table above is a starting point, and we build the range from there.
The recorded Stonewater median fell from $447,480 in 2022 to $374,999 in 2025 and stood at $384,999 for 2026 through September 25. Because most of those sales were builder sales of different plans, the movement tells you what the builder charged more than what an owner could resell for.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).
| Year | Recorded sales | Median | Estimated builder-direct sales |
|---|---|---|---|
| 2022 (from July 14) | 39 | $447,480 | 39 |
| 2023 | 111 | $424,999 | 110 |
| 2024 | 71 | $388,999 | 69 |
| 2025 | 63 | $374,999 | 53 |
| 2026 (to September 25) | 29 | $384,999 | 27 |
Source: Lee County recorded sales, DOR-qualified improved sales, through September 25, 2026, our analysis. The 2026 row covers about nine months.
From 2022 to 2025 the median fell $72,481 ($447,480 less $374,999), and from 2025 to the 2026 partial year it rose $10,000 ($384,999 less $374,999). The sale counts show why we are cautious: the community sold 111 homes in 2023 and 63 in 2025, as the builder moved through its inventory, and the mix of plans, lots and incentives changed with it.
The 12-month median ($378,070) is $1,780 below the 24-month median ($379,850) and $29,450 below the all-history median ($407,520). Sellers who bought early in the build-out and compare to the all-history number are looking at 2022 and 2023 prices on lots and plans the builder no longer sells.
On the MLS side, 30 Stonewater closings were recorded in the 12 months to September 25, 2026 against 48 in the 12 months before (closed September 26, 2024 to September 25, 2025), a drop of 18, or 37.5 percent. The MLS counts only the sales marketed on the MLS, so this is a pace measure and not a count of all sales, and we do not set it against the county's 42.
A seller reading "prices are down since 2022" is reading a builder's price history. A seller reading "prices are up this year" is reading a partial year with a different mix. The useful comparison is your home against the four resales and against the builder's current plans and prices, adjusted for size and lot, and that is how we write a range.
The median Stonewater MLS closing took 79.5 days on the market and sold at 97.2 percent of its final list price. There were 12 active and 3 pending listings on October 10, 2026, which is 4.8 months of supply at the 2.5 closings a month of the past year.
Data updated: October 2026 (Southwest Florida MLS (Matrix) pulled October 10, 2026; closings September 26, 2025 to September 25, 2026; actives and pendings as of October 10, 2026).
| Measure | Stonewater | ZIP 33993 (all residential) | Six Cape Coral ZIP codes |
|---|---|---|---|
| Closings, 12 months | 30 | 1,405 | 6,026 |
| Median sold price | $375,500 | $360,000 | $370,000 |
| Median days on market | 79.5 | 57 | 52 |
| Median percent of final list price | 97.2 | 98.3 | 97.3 |
Source: Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026. The Stonewater column is the Development Name and Sub Condo Name STONEWATER; the other columns are the MLS's ZIP and city-wide figures for the same window.
Twelve active listings divided by the closing pace of 2.5 a month (30 closings over 12 months) is 4.8 months. For comparison, the same pull shows 4.1 months for Coral Lakes, 3.9 for Sandoval and 8.3 for Entrada. A months-of-supply figure on a small number of closings moves with a handful of sales, so we read it with the active listings themselves, which we review one at a time before we set your price.
The MLS closing set (30) is smaller than the county sale set (42), because builder sales are not all marketed on the MLS: 16 of the 30 MLS closings carry the New Construction status flag and 14 do not. Two measures that a seller often asks about are not in the pull for Stonewater.
Both gaps are logged for the next MLS pull.
The MLS median is 79.5 days. A resale priced against the builder's current homes and shown in the first two weeks is the lever we control. We do not promise a date, because a price that is right on day one is the one factor that moves it.
A Stonewater resale is worth what a buyer will pay for a used home of that plan and lot when a new one is still available. The four resales sold between $299,000 and $425,000 at a $360,000 median, and the builder's page lists three plans from $328,990.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; builder's page read October 15, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026).
The builder's page, read October 15, 2026, shows the community as "Closing Out" with homes "From $328,990". It lists Clifton (1,816 square feet, 3 bedrooms, 2 baths, "Starting in the $329s"), Delray (2,034 square feet, 3 bedrooms, 2 baths, "$339s") and Shelby (2,221 square feet, 3 bedrooms, 2.5 baths, "$379s"). Those are starting prices in builder marketing, not recorded sales, and a recorded sale includes the lot, options and incentives that a starting price omits. We show them beside, never inside, the recorded comparables.
| Comparison | Figure | Window |
|---|---|---|
| Builder-direct median, 38 estimated sales | $378,070 | 12 months to September 25, 2026 |
| Resale median, 4 sales | $360,000 | 12 months to September 25, 2026 |
| Difference | $18,070 | arithmetic: $378,070 less $360,000 |
| Resale range | $299,000 to $425,000 | 12 months to September 25, 2026 |
| Builder-direct range | $324,999 to $496,515 | 12 months to September 25, 2026 |
A resale above the median usually offers something a builder sale does not: a larger plan (the $425,000 resale was 2,794 square feet with 4 bedrooms and 3 baths), a finished yard, a lot position, or immediate possession. A resale below the median usually trades size or condition for price (the $299,000 resale was 2,000 square feet on Heather Lake Avenue). The two December resales show the cost of the unknowns: same recorded size, same street, same build year, $60,000 apart. In every case the price is a story, and our job is to find the one a buyer will believe.
We put the builder's current plans, starting prices and status into the buyer-facing price rationale on the first day, so the buyer's agent sees the comparison before making it. A resale priced with the builder's page in view is a resale that does not sit waiting for a reduction to explain itself.
On the county's parcel map, 195 of the 327 Stonewater lots touch one of the five lake tracts. The 16 recorded sales on lake-touching roll lots had a $407,500 median and the 26 on other lots a $365,390 median in the 12 months to September 25, 2026, which we report as our measurement and not as a lake premium.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Lee County Property Appraiser parcel map read October 15, 2026).
We measured, on the Lee County Property Appraiser's parcel map, which Stonewater lots touch one of the five lake tracts (a lot polygon within 3 feet of a lake tract polygon, State Plane feet): 195 of the 327 lots do (L-3 81, L-2 40, L-4 30, L-1 23, L-5 21), 190 of them on the October 4, 2026 roll. The appraiser's own lake land-use code sits on only 17 lots, so we do not use it.
| Tract | Area (appraiser polygon) | Lots that touch it |
|---|---|---|
| L-1 | 19.68 acres | 23 |
| L-2 | 32.80 acres | 40 |
| L-3 | 34.21 acres | 81 |
| L-4 | 9.00 acres | 30 |
| L-5 | 1.34 acres | 21 |
The five tracts total about 97 acres and belong to the Stonewater Community Development District. The district's engineer has called the larger lakes "mining lakes", and the state water permit's staff report says the site "contained previously cleared land, four lakes and an existing control structure", so we describe the larger lakes as former mining pits.
| Group | Roll parcels | 12-month sales | Median | Range | Estimated builder-direct | Resales |
|---|---|---|---|---|---|---|
| Lot touches a lake tract | 190 | 16 | $407,500 | $330,000 to $496,515 | 14 at $417,500 | 2 at $360,000 |
| Lot does not touch a lake tract | 130 | 26 | $365,390 | $299,000 to $447,280 | 24 at $365,390 | 2 at $362,000 |
Longer windows, same method: lake-touching lots had 69 sales at $390,000 (24 months), 126 at $400,500 (36 months) and 181 at $424,000 (all history); other lots had 41 at $362,999, 65 at $373,765 and 132 at $399,999 over the same windows. All figures are to September 25, 2026.
The $42,110 gap between the two 12-month medians ($407,500 less $365,390) is real on the record, but the two groups differ in build year, plan mix and sale mix, and most sales in both are builder sales. A lake view, a longer lot, a larger plan and a newer build all travel together in that gap, and the county file cannot separate them. What we do is compare your home with sales on the same side of the line, on the same street where possible, and adjust for what a buyer would see.
The Stonewater lakes are district stormwater lakes. There is no golf course, marina, boat ramp or dock tract inside Stonewater, and the lakes are not in the city's canal system and have no Gulf access. The lake use rules (fishing, kayaks, docks, swimming) are not published in any district or association document we could read, so we ask the association for them before a lake lot is listed. Whether a buyer may use the water is part of what a lake lot is worth.
Lots on the appraiser's parcel map run from 6,612 to 17,089 square feet with a median of 7,536; 192 of the 327 fall between 7,000 and 7,999 square feet, and 56 are 9,000 or more (corner, cul-de-sac and pie-shaped lots). The builder labels every lot a 50-foot single-family lot. On the sales record, Spring Hill Lake Loop is the volume street (30 of 42 sales), and the five smaller streets are compared one sale at a time.
Plan size is the first adjustment in a Stonewater valuation, but the county file rarely carries it. Only five of the 42 recorded sales have a heated area on the roll, so we take size from the MLS, the builder's plan list and our walkthrough.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; builder's page read October 15, 2026).
| Plan (builder marketing) | Square feet | Bed / bath | Starting price on the page |
|---|---|---|---|
| Clifton | 1,816 | 3 / 2 | "Starting in the $329s" |
| Delray | 2,034 | 3 / 2 | "$339s" |
| Shelby | 2,221 | 3 / 2.5 | "$379s" |
The page was read October 15, 2026, lists two-car garages on all three and calls the community "Closing Out". Starting prices step up about $10,000 from Clifton to Delray for 218 more square feet (2,034 less 1,816) and about $40,000 more from Delray to Shelby for 187 more square feet (2,221 less 2,034) and a half bath. Those steps are the builder's, approximate, and not what a buyer pays you.
The 30 MLS closings in the 12 months to September 25, 2026 show living areas of 1,816 square feet (5 closings), 2,034 (8), 2,221 or 2,222 (12) and single closings at 2,000, 2,032, 2,756, 2,767 and 2,794. The median sold price per MLS living square foot was $178 across the 30. We use that only to check a range, never to set one, because a price per square foot hides lot, finish and sale type, and we never set an MLS living-area figure beside a county heated-area figure.
| Resale | Heated area (county roll) | Sale price |
|---|---|---|
| December 16, 2025, Stonewater Lake Terrace | 1,816 sq ft | $390,000 |
| December 18, 2025, Stonewater Lake Terrace | 1,816 sq ft | $330,000 |
| March 31, 2026, Heather Lake Avenue | 2,000 sq ft | $299,000 |
| April 30, 2026, Spring Hill Lake Loop | 2,794 sq ft | $425,000 |
The largest home sold for the most, but the second largest of the four sold for the least, and the two homes of equal size sold $60,000 apart. Size matters, and it does not decide by itself.
Only five of the 42 recorded sales have a county heated area, so any county price per square foot would rest on five sales, and we do not print it. The MLS figure rests on 30 and carries its own label.
The builder's three plans are all 3 bedrooms, with 2 baths in two of them and 2.5 in the Shelby. The only four-bedroom home among the recorded resales is the 2,794 square foot sale at $425,000. When a seller's home has an extra bedroom, a den, a study or a third bath, we price it from the MLS closings that had the same feature, and we say so.
Year built matters in Stonewater mainly because it dates the warranty, the building code and the roof. Every home was built from 2022 onward, so a buyer is comparing a three-year-old resale with a one-year-old builder home, not a young home with an old one.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).
Of the 42 recorded sales in the 12 months to September 25, 2026, the roll shows a year built of 2022 for 1, 2023 for 3, 2024 for 1, 2025 for 15 and 2026 for 11; for the other 11 the roll did not yet carry a year built on October 4, 2026. The four resales were built in 2022 (one) and 2023 (three).
The builder's standard features sheet (revision of December 3, 2025) lists a 10-year Residential Warranty Corporation limited warranty and a one-year builder warranty. A home built in 2023 is inside the ten years and outside the first one. Because warranty terms for a later owner sit in the warranty papers and not in any public record we read, we ask every seller to find them before the first showing and we put the remaining years on the buyer-facing summary.
Florida applies the code edition in force on the date of the permit application. The 7th Edition (2020) applied to applications from December 31, 2020 to December 30, 2023, which covers homes built in 2022 and 2023 because the plat dates from 2021, and the 8th Edition (2023) applies from December 31, 2023. The permit for any one home states the edition, and a buyer's inspector will check it.
Citizens Property Insurance asks for a 4-point inspection on homes over 20 years old and for documentation of remaining roof life once a roof passes 25 years, and other insurers set their own rules. No Stonewater home is near either threshold. The state's My Safe Florida Home grant requires a home built before January 1, 2008, so Stonewater homes do not meet its build-year test. What a buyer's insurer will ask for instead is the wind mitigation form, and we explain it in the insurance section.
Florida's statute on construction claims, section 95.11(3)(b), gives four years to start an action founded on the construction of an improvement, running from the earliest of the temporary certificate of occupancy, the certificate of occupancy, the certificate of completion or abandonment; for a latent defect the time runs from discovery; and in every case the action must begin within seven years of that same date. Section 558.004 requires written notice of a claim at least 60 days before suit. The oldest Stonewater homes, first sold in July 2022, are about four years old. This page is general information and not legal advice, and an owner with a concern about construction should ask a Florida real estate attorney about the dates that apply to that home.
The best comparables for a Stonewater home are, in order, a recent sale of the same size on the same street, a recent sale of the same size on the same side of the lake line, a resale of any size from the last 12 months, and a builder sale of the same plan adjusted for what the builder includes. With four resales, the first two are often empty, and we say so.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026).
| Rank | Comparable | Why it ranks here | Stonewater supply, 12 months |
|---|---|---|---|
| 1 | Same size, same street, resale | The closest match a buyer sees | 2 resales of 1,816 square feet on Stonewater Lake Terrace |
| 2 | Same size, same side of the lake line, resale | Tests lot position | 2 resales on lake-touching lots, 2 on other lots |
| 3 | Any resale in the last 12 months | The only used-home evidence | 4 resales, $299,000 to $425,000 |
| 4 | Builder-direct sale of the same size and street | The new-home alternative | An estimated 38 sales, $324,999 to $496,515 |
| 5 | Active and pending MLS listings of the same size | What a buyer can buy this month | 12 active and 3 pending on October 10, 2026 |
Take a seller of a 1,816 square foot home on Stonewater Lake Terrace. The recorded comparables are the two December 2025 resales at $390,000 and $330,000. Their average is $360,000 and their gap is $60,000, so we do not choose a point; we ask what separates them. We read the condition, the lot and the days to contract of each, and we place your home on that line. Then we check the builder's Clifton starting price (labeled as marketing) and the active listings for size, and we write a range with the reasons. This is an illustration of method on recorded sales, not an appraisal of any home.
We adjust for plan size, lot position, year built, a pool or other improvements, condition and the closing date. We do not adjust for the seller's purchase price, the seller's improvements' cost, the asking price of any listing, or the builder's incentive of the day, because none of those is evidence of what a buyer paid for a comparable home.
Every valuation includes the comparables we used, ranked, with the date, price, street and year built, and the adjustments we made in plain words, so you can check the work, or take it to another agent. Call Jesse direct at (239) 898-6072 and ask for yours.
A buyer of a Stonewater home at the $378,070 builder-direct median would pay an estimated $8,374.93 a year in tax-bill charges, about $698 a month, before association dues, insurance and utilities. The estimate is arithmetic on published rates, not a tax bill.
Data updated: October 2026 (2026 millage book printed October 9, 2026; city and district rates for fiscal year 2027; Stonewater Community Development District documents read October 15, 2026).
This is an illustration for a homesteaded home assessed at the 12-month median of $378,070, using the 2026 millage of 15.3250 mills (5.271 for schools and 10.0540 for every other line), assuming the buyer qualifies for the homestead exemption.
| Line | Arithmetic | Amount |
|---|---|---|
| Non-school taxable value | $378,070 less $25,000 less $26,411 = $326,659 | |
| Non-school taxes | $326,659 x 10.0540 mills | $3,284.23 |
| School taxable value | $378,070 less $25,000 = $353,070 | |
| School taxes | $353,070 x 5.271 mills | $1,861.03 |
| Ad valorem total | $5,145.26 | |
| City charges (fire, stormwater, solid waste), fiscal year 2027 | $515.43 + $163 + $384.25 | $1,062.68 |
| Stonewater CDD, fiscal year 2027 as proposed | operations $916.10 + debt service $1,250.89 | $2,166.99 |
| Total on the tax bill | $5,145.26 + $1,062.68 + $2,166.99 | $8,374.93 |
Without a homestead exemption the ad valorem total on the same assessed value would be $5,793.92 ($378,070 x 15.3250 mills). A buyer who does not occupy the home as a primary residence does not receive the exemption. A change of ownership resets the assessment, which is why Florida requires the buyer to receive the property tax disclosure summary under section 689.261: the seller's bill is not a guide to the buyer's.
With the fiscal year 2026 adopted district assessment of $1,869.96 in place of the proposed $2,166.99, the same bill is $8,077.90 ($5,145.26 + $1,062.68 + $1,869.96). The adopted fiscal year 2027 figure was not posted on October 15, 2026 ("Minutes not yet available" on the district's page), so we show both and label which is which.
Association dues are not published by the association in any document we could read, so we do not guess a figure; a buyer's lender will ask for it. Homeowners insurance is a quote, not a calculation: Citizens' average Lee County homeowners premium was $3,039 after the 2026 change, but that is a county book of business and not a quote for a Stonewater home. Water, sewer and irrigation are city utilities billed monthly. The example shows only what appears on the annual tax bill.
A buyer's agent will build this bill in the first week. If the buyer's number is a surprise, the price absorbs it. If the number is on your listing summary from day one, with the district line explained, the conversation moves to the home. We prepare that summary for every Stonewater seller.
The Stonewater Community Development District adds a line to every Stonewater tax bill: $1,869.96 per lot for fiscal year 2026, proposed at $2,166.99 for fiscal year 2027. Of the 2026 amount, $1,250.89 is debt service on bonds that run to November 1, 2051, and a buyer prices that line into what they will pay for your home.
Data updated: October 2026 (Stonewater Community Development District budgets for fiscal years 2024 to 2027 and the September 14, 2026 hearing notice, read October 15, 2026).
The Stonewater Community Development District was established on December 14, 2020 by the City of Cape Coral under Ordinance 79-20 and Chapter 190, Florida Statutes. It covers about 185 acres and holds special powers for parks and recreation, security and waste collection. It owns the five lake tracts and the stormwater system, and the South Florida Water Management District's environmental resource permit (36-116295-P) names the district as the permittee responsible for perpetual operation and maintenance of the system. The permit was issued September 25, 2017, modified April 2, 2026 and expires September 25, 2027. A community development district is a local unit of special-purpose government, and it is on the Florida Department of Commerce's Official List of Special Districts.
| Fiscal year (October 1 to September 30) | Operations per lot | Debt service per lot | Total per lot | Status |
|---|---|---|---|---|
| 2024 | $265.11 | $1,250.89 | $1,516.00 | Adopted |
| 2025 | $265.11 | $1,250.89 | $1,516.00 | Adopted |
| 2026 | $619.07 | $1,250.89 | $1,869.96 | Adopted |
| 2027 | $916.10 | $1,250.89 | $2,166.99 | Proposed in the hearing notice |
The district assesses 327 single-family units in each budget. The fiscal year 2026 total rose $353.96 over 2025, which is 23.3 percent. The proposed fiscal year 2027 total is $297.03 above 2026, which is 15.9 percent. The adopted fiscal year 2027 figure was not posted on October 15, 2026, so we print the notice figure and label it proposed. The district's separate proposed budget file shows a different total, and we rely on the hearing notice that went to owners. The district collects its assessment on the Lee County tax bill.
The debt-service part is the same $1,250.89 in all four budgets we read. At 327 lots it raises $409,041.03 a year (327 x $1,250.89). The operations part pays for administration, the stormwater system, the lakes and the district's services, and it is the part that has moved. The fiscal year 2026 budget added a "Lake Erosion Repair" note repayment line of $109,000, which was the main reason the operations assessment rose.
The district issued $7,020,000 of Series 2021 Special Assessment Revenue Bonds on October 13, 2021 at fixed rates of 2.25 to 4 percent, with final maturity November 1, 2051. According to the district's audit for the year ended September 30, 2025, $6,565,000 was outstanding on that date, and $6,410,000 after the November 1, 2025 payment. A buyer reading that schedule sees a charge that stays with the lot for as long as the bonds do.
On September 11, 2025, the district's engineer told the board that "lake bank erosion was identified primarily on the mining lakes, which do not meet the South Florida Water Management District (SFWMD) slope and vertical drop criteria. The new stormwater management system is in good shape." The district then sought financing: a Gulf Coast Business Bank term sheet dated May 4, 2026 for a tax-exempt note of not more than $900,000, up to five years, at a fixed 5.43 percent, secured by the operations assessments and described as "not a formal commitment to lend"; a request for proposals for lake bank restoration with proposals due May 18, 2026; and the award and the note on the board's June 11, 2026 agenda. Whether the note closed and who was awarded the work is not posted. We describe the program as pending, with those dates, and we advise every seller to be ready to answer a buyer's question about it.
The district manager is Wrathell, Hunt and Associates, LLC (Boca Raton), the engineer is Barraco and Associates, counsel is Kutak Rock LLP and the auditor is Grau and Associates. The audit for the year ended September 30, 2025 says "certain Board members are affiliated with D.R Horton, Inc." and that the district's activity "is dependent upon the continued involvement of the Developer". The district's next landowners' meeting is November 19, 2026 at 4:00 PM (seats 1, 2 and 5), held at the builder's Fort Myers office. As of April 15, 2026, 418 registered voters lived inside the district, up from 349 a year earlier. Under the district's own FAQ and section 190.006, Florida Statutes, board seats move to election by qualified electors after the sixth year and 250 electors; whether that applies in November 2026 is a question for the district's counsel, and we print the rule and not a prediction.
A buyer in a community development district is told about the assessment: section 190.048 requires a bold disclosure above the buyer's signature on a contract for the initial sale of a parcel, and on a resale the assessment appears on the tax bill. We put the current assessment, the proposed one, the bond maturity and the lake program on the first page of the listing packet so the buyer's agent reads them from us and not from a surprise. The CDD is not a flaw in a Stonewater home. It is a published cost that a prepared seller explains and an unprepared seller discounts.
Stonewater has a homeowners' association whose dues are not published in any document we could read, and the builder has not turned it over to owners on any record we could read. A seller needs the budget, the rules and an estoppel certificate in hand before listing.
Data updated: October 2026 (Florida Division of Corporations records read October 15, 2026; Stonewater Community Development District records; builder's page read October 15, 2026).
Stonewater Homeowners' Association, Inc. is a Florida not-for-profit corporation (Sunbiz document number N20000013746), filed December 14, 2020 and active, with annual reports filed from 2021 to 2026. Its registered agent is Tropical Isles Management Services, Inc. in Fort Myers, changed on April 2, 2026. The association owns Tract A (the 2.20-acre recreation tract), the main road tract R-1 (12.84 acres) and four open-space tracts. The district owns the lakes, two smaller road tracts and four other open-space tracts.
Under section 720.307, Florida Statutes, owners other than the developer elect a majority of the board three months after 90 percent of the parcels in all phases are conveyed, or at an earlier event in the governing documents, and at 50 percent conveyed they elect at least one director. When owners take control, the developer must deliver the association's records and property within 90 days. For a buyer, a builder-controlled association means the budget and rules may change on turnover, and a buyer will ask about it.
A buyer must receive the homeowners' association disclosure summary before signing. Under section 720.401, without it the buyer may void the contract in writing within three days after receiving it or before closing, whichever comes first, and the right cannot be waived. An association may charge for an estoppel certificate: the statute sets $250 plus $100 for delivery within three business days and $150 where the account is delinquent, and the adjusted caps in force since 2022 are $299, $119 and $179 (the next adjustment is scheduled for July 1, 2027). The certificate is due within 10 business days of the request, is good for 30 days if delivered by hand or electronically and 35 if mailed, and the fee is refunded if the closing does not happen.
A city wildlife record shows an active bald eagle nest in Tract O-3, a 6.8-acre association open-space tract (the earlier nest tree was lost in Hurricane Ian on September 28, 2022). The builder calls the area "a dedicated eagle preservation zone". We print no buffer distance and no count of lots near it, because none is published. Buyers who ask about it should be told it exists and where the records are.
D.R. Horton is still an owner of record on lots in Stonewater, and 13 of the 327 platted lots have no recorded improved sale through September 25, 2026. The builder's page says "Closing Out". For a resale seller that means a seller of new homes next door, with sales staff, a model, a warranty and incentives, and the pricing section above is built around that fact.
A Stonewater tax bill has three layers: ad valorem taxes at 15.3250 mills, city charges of $1,062.68 a year for fire, stormwater and solid waste, and the Stonewater district assessment. A buyer's agent will add them up, so we do it first.
Data updated: October 2026 (2025 millage book; 2026 millage book printed October 9, 2026; city release dated October 6, 2026; district documents read October 15, 2026).
| Taxing line | 2025 mills |
|---|---|
| Lee County General Revenue | 3.7623 |
| Public School, local board | 2.2480 |
| Public School, state law | 3.0710 |
| City of Cape Coral | 5.1471 |
| Lee County All Hazards | 0.0693 |
| Lee County Library | 0.4218 |
| South Florida Water Management District (three lines) | 0.0948, 0.0327 and 0.1026 |
| Hyacinth Control | 0.0192 |
| Mosquito Control | 0.2116 |
| West Coast Inland Navigation District | 0.0394 |
| City Parks voted debt service | 0.1608 |
| Total | 15.3806 |
For 2026, the City Council kept the city operating millage at 5.1471 mills with a $1.439 billion fiscal year 2027 budget (city release dated October 6, 2026). The Property Appraiser's final 2026 book, printed October 9, 2026, applies a total of 15.3250 mills to the tax roll for district 057, against 15.3882 proposed in August.
For tax year 2026 the first $25,000 of assessed value is exempt from all property taxes, and an additional exemption of up to $26,411 applies to assessed value over $50,000 and to non-school taxes only. Applications are due by March 1 of the year the owner qualifies. A buyer who qualifies receives it, and a buyer who buys as an investment does not, which is one reason investors and owners compare the same home differently.
For fiscal year 2027 the city's non-ad valorem charges on a single-family bill are a fire service assessment (the reported average single-family amount, $515.43), stormwater ($163) and solid waste ($384.25), a total of $1,062.68. Lot mowing applies to unimproved lots and is not part of a home's bill. These come from the city's assessments page and a Cape Coral Breeze report of the August 26, 2026 council action, and the fire amount is an average, not the amount for any one home.
Every Stonewater parcel has city water, sewer and irrigation available. The city's map tags the sewer as "STONEWATER CIAC", a contribution in aid of construction under a utility agreement, and tags the water partly as the North Central Loop assessment area and partly as a contribution-in-aid carve-out, and the irrigation as the North 2 assessment area of the Utilities Extension Project, which the city lists as complete for North 2. Whether a Utilities Extension Project installment appears on a Stonewater tax bill is not something we found, so we do not say that one does or does not. A seller can ask the city for a free payoff figure and read the tax bill.
Section 689.261 requires that a buyer receive the property tax disclosure summary, which warns that a seller's tax bill is not a guide to the buyer's because a change of ownership triggers reassessment. In a community where the builder's first sales were at higher prices than some later resales, a buyer's tax estimate and a seller's actual bill can be far apart, and we work from the buyer's figure.
FEMA maps Stonewater in zone X, an area of minimal flood hazard, at all five lots we sampled, and Lee County places it in Evacuation Zone C. Those are map classes, not promises, and a buyer's insurer will ask for the wind mitigation form on a home that is only a few years old.
Data updated: October 2026 (FEMA flood maps effective November 17, 2022, re-checked October 15, 2026; Lee County evacuation zones; Citizens Property Insurance 2026 rate table).
FEMA's flood hazard layer shows zone X, area of minimal flood hazard, at all five Stonewater sample lots and all five lake tracts, on FIRM panels 12071C0242G and 12071C0261G, effective November 17, 2022. We re-checked the central lot on October 15, 2026. The map is a class of risk and not a promise of dry ground. Under FEMA's current rating method, Cape Coral's Community Rating System Class 5 gives a 25 percent discount on the full-risk premium of every National Flood Insurance Program policy in the city, including policies in zone X.
Lee County's evacuation layer places the sampled points in Zone C (surge zone 3). The county's Zone C sheet says "Zone C will be evacuated later than Zone A or Zone B" and "While the risk is less, Zone C is still vulnerable to potentially fatal levels of storm surge flooding." We quote both lines because they are the county's own words.
The water management permit for Stonewater sets a minimum building floor elevation of 13.00 feet NGVD 29 (about 11.8 feet NAVD 88 by NOAA's conversion) and a minimum road crown of 11.50 feet NGVD 29. No lot's actual floor elevation is published in the records we read. An owner who has an elevation certificate can give it to a buyer's insurer, and the city offers an elevation certificate portal for buildings with one on file.
The builder's standard features sheet (revision of December 3, 2025) lists steel reinforced concrete block construction, "Code approved hurricane storm panels", dimensional roof shingles with a 25-year manufacturer's warranty, double-pane low-emittance vinyl windows and a paver driveway. These are storm panels, not impact windows, and we print them that way. The city's residential design guideline states a basic wind speed of 160 miles an hour.
Stonewater was under construction in September 2022: the first recorded sale was July 14, 2022. No flood depth, wind speed or damage figure for Stonewater exists in any record we read, so we do not print one. At the county level, Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm of about 150 miles an hour, and the National Hurricane Center report says maximum inundation levels of 6 to 9 feet above ground occurred in Pine Island, Cape Coral and other communities along the mouth of the Caloosahatchee River. In Lee County at least 52,514 structures were affected. Those are county and regional facts and not statements about any Stonewater home.
Florida law requires insurers to give discounts for wind mitigation features (section 627.0629) and to accept the Uniform Mitigation Verification Inspection Form from an authorized inspector (section 627.711). A buyer in a newer home often asks for the form on the first day. We recommend that a seller pull the builder's plans and the permit, order an inspection if the home's features are not documented, and have the form ready. Citizens' average Lee County homeowners premium was $3,039 after the 2026 change; that is a county average and not a quote for a Stonewater home, and we print no premium for any home.
Section 689.302 requires the seller of residential property to give the buyer a flood disclosure at or before the time the sales contract is executed. It covers known flooding during the seller's ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. We help every seller complete it accurately, because an accurate disclosure is the cheapest protection a seller has.
Stonewater sits next to a school campus, a retained commercial corner and several road and utility projects, and a buyer asks about each. The records show what is planned and when, and where the outcome is not readable we say so instead of guessing.
Data updated: October 2026 (City of Cape Coral agendas and map layers, Florida Department of Transportation project pages and builder records read October 15, 2026).
Stonewater was created as a Planned Development Project by City Ordinance 15-15 in 2015, amended by Ordinance 38-17. The Property Appraiser lists R1 (single-family) zoning on 341 of the 344 features on its parcel map, while the city's own zoning layer maps a 51-acre Neighborhood Commercial (NC) polygon over the north and east parts of the community and R1 over the rest. The planned development ordinance governs, and its text was not readable in our research, so we say only that the records disagree and that a seller or buyer who cares should read the ordinance.
A separate commercial parcel of 15.57 acres at the southwest corner of Tropicana Parkway West and Nelson Road is zoned NC and is not part of the 327-lot community. A city case (PDP23-000004) asked to modify "a condition requiring that a portion of the site be developed with nonresidential or compound uses"; the Hearing Examiner heard it on March 19, 2024 and recommended approval, and the City Council held a public hearing on Ordinance 37-24 on May 15, 2024. The outcome is not readable in the records we have, so we print no plan, unit count or density for the corner.
These are agenda items and project pages with dates, and we print them as such.
The city's North 2 Utilities Extension Project, the one that covers Stonewater's area, is complete. North 1 East construction, about a mile east, runs from December 2025 to an expected end in 2027, and North 3, about four miles west, is in design.
The Lee County School District campus (Mariner Middle and High) lies to the west, vacant acreage designated for commercial and multifamily use lies to the south, and platted single-family blocks lie to the north and east. Private owners are not named. Farther out, the Star Farms at Cape Coral community development district (about 1,280 acres) was approved on July 22, 2026 at the city's northern edge, and a December 3, 2025 council item names the Hudson Creek off-site utilities agreement, segment 1, on Tropicana Parkway.
None of these changes a comparable sale, and all of them change what a buyer asks. We put the facts above, each with its date, into the listing packet so that your buyer hears them from us.
Stonewater's 42 recorded sales at a $378,070 median sit just under the six-ZIP Cape Coral single-family median of $380,000 and above the ZIP 33993 single-family median of $360,000. The community competes against both a city market of 5,269 single-family sales and nearby communities with builders of their own.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026).
| Market | Recorded sales, 12 months | Median |
|---|---|---|
| Stonewater (all homes) | 42 | $378,070 |
| ZIP 33993 (single family) | 1,287 | $360,000 |
| Six Cape Coral ZIP codes (single family) | 5,269 | $380,000 |
Window: the 12 months to September 25, 2026. Source: Lee County recorded sales, DOR-qualified improved sales, our analysis. Stonewater is $18,070 above the ZIP 33993 median ($378,070 less $360,000) and $1,930 below the six-ZIP median ($380,000 less $378,070).
| Community | Recorded sales, 12 months | County median | MLS closings, 12 months | MLS median sold | MLS median days | MLS percent of list | MLS months of supply |
|---|---|---|---|---|---|---|---|
| Stonewater | 42 | $378,070 | 30 | $375,500 | 79.5 | 97.2 | 4.8 |
| Coral Lakes | 67 | $247,990 | 53 | $247,000 | 48 | 97.2 | 4.1 |
| Sandoval | 92 | $359,500 | 96 | $361,350 | 78 | 96.1 | 3.9 |
| Entrada | 26 | $347,500 | 23 | $350,000 | 48 | 97.5 | 8.3 |
The county and MLS columns are two instruments with different sets of sales, and we do not combine them. County window: the 12 months to September 25, 2026; MLS: closings in the same window, actives as of October 10, 2026. Development names as entered by MLS agents.
Buyers shopping Stonewater are often also looking at Sandoval, whose county median ($359,500) is $18,570 below Stonewater's, and at Coral Lakes, whose median is far lower, with a different build year and price range. The useful point is not who is higher. It is that each of these communities has its own builder-versus-resale structure, and the buyer you want is the one who has already decided that Stonewater's package is the right one. Our Sandoval guide, Entrada guide and Coral Lakes guide lay out each one.
The six Cape Coral ZIP codes recorded 5,269 single-family sales in the same window at a $380,000 median, and the MLS shows 6,026 closings at a $370,000 median, 52 days on market and 97.3 percent of final list price. If your next home is elsewhere in the city, our Cape Coral home valuation page covers the wider market.
Coral Lakes is Stonewater's nearest comparison community in Cape Coral, about 4.4 miles northeast in a straight line and 7.0 route miles, and it trades at a much lower price: a $247,990 county median on 67 sales against Stonewater's $378,070 on 42. The two compete for different buyers, and the differences are structural.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; association and builder pages read October 15, 2026).
| Feature | Stonewater | Coral Lakes |
|---|---|---|
| ZIP code | 33993 | 33909 |
| Size | About 185 acres, 327 platted lots | About 370 acres, 710 residential lots |
| Built | From 2022 | From 2006, with Sawgrass at Coral Lakes townhomes by Centex (a PulteGroup brand) from 2022 |
| Recorded sales, 12 months | 42 at $378,070 | 67 at $247,990 ($195,000 to $605,000) |
| Estimated builder-direct | 38 at $378,070 | 45 at $245,990 |
| Resales | 4 at $360,000 | 22 at $307,500 |
| Community development district | Yes, Stonewater CDD | None on the state's Official List (Florida Department of Commerce, October 15, 2026) |
| Association | Stonewater Homeowners' Association, Inc.; dues not published | One master association, Coral Lakes Community Association, Inc.; dues not published |
| Lakes | District stormwater lakes, about 97 acres; use rules not published | Association rules bar swimming and boating in the lakes and allow catch-and-release fishing from an owner's own backyard |
| Amenities | Builder shows pool, fitness room, playground; lists tennis, pickleball and a gate | Association lists clubhouse, two pools, fitness center, tennis, basketball, ballfields, playground and gated entry |
| MLS closings, 12 months | 30 at $375,500, 79.5 days, 97.2 percent | 53 at $247,000, 48 days, 97.2 percent |
| MLS months of supply | 4.8 | 4.1 |
The Coral Lakes builder page, read October 15, 2026 and quoted as builder marketing, says "No CDD" and "Starting at the Mid $200's". The Coral Lakes MLS figures combine the Coral Lakes and Sawgrass at Coral Lakes development names, which we combined ourselves. The gap between the county medians is $130,080 ($378,070 less $247,990).
A buyer comparing the two sees a $130,080 difference in medians and asks what Stonewater adds: a newer build, three single-story plans from the builder's page, a district line on the tax bill, and a builder still selling. A Stonewater seller should expect the question "why not Coral Lakes?" and answer it with the home, not with a median. Our Coral Lakes home valuation page shows how we value the neighboring community.
Coral Lakes has no community development district line, a long-established master association with a published amenity list and lower price points. A buyer for whom a low monthly cost is the priority will find it there, and an honest valuation of your Stonewater home admits that.
Stonewater homes are newer, in a gated community according to the builder, with a pool and fitness room on the recreation tract, a builder warranty that may still be running and plans the builder is still selling. Buyers who value a new-build feel at a resale price find that package here.
A Florida seller must disclose known facts that materially affect a home's value and are not readily observable, must deliver the flood disclosure at or before the contract, and must make sure the buyer receives the association disclosure summary. In Stonewater, add the community development district assessment, the lake bank program and any open permits.
Data updated: October 2026 (Florida Statutes, 2026 edition, read October 7 and October 15, 2026). This is general information and not legal advice.
In Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), the Florida Supreme Court held that a seller who knows of facts that materially affect the value of residential property and that are not readily observable must disclose them to the buyer. The rule is why a seller who knows of a leak, a prior claim or a defect tells the buyer in writing.
| Disclosure | Statute | What a Stonewater seller does |
|---|---|---|
| Flood disclosure | Section 689.302 | Deliver at or before the contract: known flooding during your ownership, flood insurance claims including NFIP claims, flood assistance including FEMA's |
| Association disclosure summary | Section 720.401 | The buyer must receive it before signing, or may void the contract within three days after receiving it or before closing |
| Property tax summary | Section 689.261 | The buyer receives the summary warning that a change of ownership triggers reassessment |
| CDD disclosure on an initial sale | Section 190.048 | Applies to the builder's initial contracts; on a resale the assessment shows on the tax bill, and we disclose it anyway |
| Open and expired permits | Section 553.79 | A buyer at arm's length may not be penalized solely because a previous owner's permit was never closed; an owner may close a permit with the original contractor, another licensed contractor or as owner-builder |
We market a home on its features, price and location and never on who a buyer is. Federal and Florida fair housing law protects buyers and sellers, and we follow it in every showing, description and negotiation.
At the $378,070 median, a Stonewater seller's state and title lines in Lee County are an estimated $4,911.20: $2,646.70 in documentary stamps, $1,965.50 for the owner's title policy and up to $299 for an association estoppel certificate. Commission, prorations and any payoff are separate.
Data updated: October 2026 (Florida Statutes and Rule 69O-186.003; estoppel caps adjusted in 2022; Lee County customs). The contract controls who pays what.
In Lee County the seller customarily pays the documentary stamps on the deed and the owner's title insurance policy and chooses the closing agent, and the buyer customarily pays to record the deed and the costs of a new mortgage. These are customs, not law, and the contract controls.
| Sale price | Deed stamps ($0.70 per $100) | Owner's title premium (rule schedule) | Estoppel certificate (up to) | Sum |
|---|---|---|---|---|
| $299,000 | $2,093.00 | $1,570.00 | $299 | $3,962.00 |
| $330,000 | $2,310.00 | $1,725.00 | $299 | $4,334.00 |
| $378,070 | $2,646.70 | $1,965.50 | $299 | $4,911.20 |
| $390,000 | $2,730.00 | $2,025.00 | $299 | $5,054.00 |
| $425,000 | $2,975.00 | $2,200.00 | $299 | $5,474.00 |
The deed stamp is 70 cents for each $100, or fraction of $100, of the price (section 201.02). The owner's premium follows the state rule (Rule 69O-186.003): $5.75 per $1,000 up to $100,000 of coverage and $5.00 per $1,000 from $100,000 to $1,000,000, so $575.00 plus $5.00 per $1,000 above $100,000, with any fraction of $100 counted as a full $100; it is an estimate before any credit a title company applies. The estoppel certificate is a ceiling and applies only where the association charges. The five prices are the four recorded resale prices and the builder-direct median, shown to give a range.
On a loan of 80 percent of $378,070 ($302,456), mortgage stamps at 35 cents per $100 are $1,058.75 and the intangible tax at $2 per $1,000 is $604.91. Recording a two-page deed costs $18.50. The buyer's state lines are therefore $1,682.16, an estimate that does not include the lender's fees.
We print no commission rate, title search fee, settlement fee or lien search fee, because no dated first-party document sets one. Since August 17, 2024, a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring a home that states the amount or rate of the agent's compensation and that broker commissions are not set by law and are fully negotiable. Property tax and district assessment prorations follow the contract, and municipal balances are read through the city's free payoff request.
Subtract the sum above, the commission you agree, any payoff and any repair credit from the price. The tables show the first part, and a written net sheet is part of every valuation. Call Jesse direct at (239) 898-6072 and we will build yours.
Stonewater is about 0.28 mile in a straight line from Mariner High School and about 0.33 mile from Mariner Middle School, with a library at about 0.33 mile and an emergency room 1.8 route miles away. Location is a selling point for families, and the numbers below let us state it precisely.
Data updated: October 2026 (route miles from the lot nearest the community's center, read October 10, 2026; school zones for 2026/27; HCA Florida and City of Cape Coral announcements). Route miles are approximate and are not travel times.
Every Stonewater parcel falls in elementary Proximity Zone A (Hector A. Cafferata Jr. K-8, Patriot, Skyline and Trafalgar), middle Proximity Zone AA (Challenger Middle, Hector A. Cafferata Jr. K-8 and Mariner Middle) and high school West Zone sub-zone 2 (Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High and North Fort Myers High), plus schools in the contiguous sub-zones. Families rank the schools in their zone and the district runs a lottery. We print no grades or ratings. Route miles: Mariner High 2.1, Mariner Middle 2.3, Hector A. Cafferata Jr. K-8 2.8, Challenger Middle 3.9, Patriot Elementary 4.0, Skyline Elementary 4.1, Cape Coral High 4.7. Mariner High is about 0.28 mile in a straight line from the nearest Stonewater lot, but the route is longer.
HCA Florida Cape Coral Emergency, a campus of HCA Florida Fawcett Hospital, is open 24 hours at about 1.8 route miles. On August 14, 2026, HCA Florida Healthcare and the City of Cape Coral announced a full-service hospital on that site: about $300 million, three stories, about 200,000 square feet, with construction expected to begin in 2027 and opening expected in 2029. We print it as an announced plan. Cape Coral Hospital (Lee Health) is about 5.3 route miles away, and Lee Health Convenient Care on Pine Island Road about 4.9. The Northwest Regional Library, opened in 2009 and described by the county as the newest and largest branch of its library system, is about 0.33 mile in a straight line and 2.2 route miles.
| Destination | Route miles |
|---|---|
| Walmart Neighborhood Market | 1.6 |
| Sam's Club | 2.3 |
| Publix, Santa Barbara Centre | 2.3 |
| ALDI | 2.8 |
| Target and Sprouts, NE Pine Island Road | about 5.3 |
| Northwest Softball Complex | 2.2 |
| Sun Splash Family Waterpark | 2.6 |
| Lake Kennedy Center | 3.1 |
| Festival Park (opened August 14, 2026) | 4.5 |
| Jim Jeffers Park | 4.6 |
| Coral Oaks Golf Course (city course, 18 holes, par 72) | 5.5 |
| BMX Boat Ramp (freshwater) | 3.4 |
| Burnt Store Boat Ramp (saltwater, Matlacha Pass) | 4.9 |
Boat ramps that serve trailers charge $15 a day or require a resident decal. The ramps open to different waters, saltwater at Burnt Store and freshwater at BMX, and the Stonewater lakes are not part of the city's canal system.
Route miles from the central lot: Cape Coral City Hall 4.1; downtown Fort Myers 11.2; Southwest Florida International Airport 24.1; Fort Myers Beach (Lynn Hall Memorial Park) 20.0; the Sanibel Causeway at Punta Rassa 19.2; Matlacha 7.3; Punta Gorda 23.7; Naples 53.1. The drive toward Fort Myers is not tolled, and a return over the Midpoint or Cape Coral Bridge costs $2.00 with a transponder.
We turn the Stonewater record into a list price in seven steps: gather your home's facts, rank the comparables, adjust for size, lot and condition, test the range against the builder and the active listings, choose a strategy, build the net sheet and set the first-two-weeks plan. The output is a written range with reasons, not a single guess.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026).
We start with what only you can supply: the plan, the year built, the lot, the improvements, the permits, the warranty papers, the association documents you hold and your timeline. We then pull the county record for your parcel, the flood zone for your lot and the district's current assessment.
We rank the recorded sales by the ladder above: same size and street, same size and lake position, any resale in the last 12 months, builder sales of the same plan, and then the active and pending listings. With four resales in the last 12 months we widen the window when we have to, name it beside the figure, and say that we did.
We adjust for plan size, lot, year built, a pool or other improvements, condition and the closing date, and we write each adjustment in words so you can argue with it. We do not adjust for the price you paid or the money you spent.
We read the builder's page on the day we price your home and put its status, plans and starting prices beside the range, labeled as marketing. If a buyer can buy a new home of your size from the builder for less than your range, your range needs a reason, such as an upgrade, a lot or a move-in date, and we write that reason into the listing.
There are three honest ways to price a Stonewater resale: at the top of the range with a long runway, in the middle with a plan to review at two weeks, or below the range to draw competing offers. The right one depends on your timeline and on how many comparable homes are active. At 4.8 months of supply on October 10, 2026 and a median of 79.5 days on market for closed sales, we say plainly that a price above the range tends to be a price that waits.
An illustration at the builder-direct median: $378,070 less the $4,911.20 of state and title lines in the cost section leaves $373,158.80 before commission, prorations, any payoff and any repair credit. We run the same arithmetic at the low, middle and high of your range and show them side by side.
The first two weeks are when a new listing gets the most attention. We prepare the listing packet (district assessment, association documents, flood and wind mitigation information, warranty status) before the home goes live, so a buyer's agent has the answers on day one.
A free in-person comparative market analysis is the most accurate Stonewater valuation short of an appraisal, and it costs you nothing. One of us walks the home, reads it against the county roll, the district documents and the flood map, and returns a written range with the comparables and a net sheet.
Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request your free Stonewater home valuation and we will schedule the visit around you, including a video walkthrough for owners who are out of state. When you are ready to list, our Stonewater seller page lays out the marketing and negotiation plan. If you are also buying, see our Stonewater buyer guide or how we represent Southwest Florida buyers. For the whole community, from the lakes to the district, start with the Stonewater community guide.
Stonewater owners often compare a move within Cape Coral. Our Cape Coral home valuation page covers the wider city, our Cape Coral seller guide covers listing across the city and our Cape Coral buyer guide covers the next purchase. The Coral Lakes home valuation page covers the neighboring community, and the Sandoval and Entrada guides cover two other Cape Coral communities. To learn who we are, read about McGreevy and Comisar, and meet Jesse McGreevy and Marc Comisar. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Stonewater sellers ask us the same questions again and again, from what a resale is worth next to the builder's homes to how the district assessment and the lake program affect a sale. These answers use only Lee County records, the Southwest Florida MLS, the district's published documents and statute, and where a figure is not published we say so plainly instead of guessing.
Your home is worth what comparable recorded sales support, matched on sale type, plan size, lot, year built and condition. Lee County recorded 42 Stonewater sales in the 12 months to September 25, 2026, from $299,000 to $496,515 at a $378,070 median, an estimated 38 of them builder-direct. Ask us for a written range with every comparable attached.
In the 12 months to September 25, 2026, 26 sales were between $300,000 and $400,000, 15 between $400,000 and $500,000 and one between $200,000 and $300,000. The all-homes median was $378,070. The four resales had a $360,000 median, and your home's own plan and lot decide where it falls.
The 12-month median is $378,070 across 42 recorded sales to September 25, 2026. The 24-month median is $379,850 (110 sales), the 36-month median $393,000 (191 sales) and the median of all 313 recorded sales since July 2022 is $407,520. Medians fall as the builder's sales mix changes, so we read them with the sale type.
Lee County recorded 42 Stonewater home sales in the 12 months to September 25, 2026. The Southwest Florida MLS shows 30 closings for the same window, because builder sales are not all marketed on the MLS, and 48 closings in the 12 months before. The two counts measure different sets, so we keep them apart.
An estimated four of the 42 recorded sales were resales, and an estimated 38 were builder-direct sales of new homes. The resales sold at $390,000, $330,000, $299,000 and $425,000. The builder-direct split is our estimate from the county sale file and the roll's year built.
The four resales in the 12 months to September 25, 2026 sold at $299,000 to $425,000 with a $360,000 median. Two were 1,816 square feet on Stonewater Lake Terrace and closed two days apart in December 2025 at $390,000 and $330,000. The others were 2,000 and 2,794 square feet.
The recorded median fell from $447,480 in 2022 to $374,999 in 2025 and was $384,999 for 2026 through September 25. Because most sales were builder sales of different plans and lots, that movement tells you about the builder's pricing more than about a used home's value. We price your home from comparables, not from the trend.
The median Stonewater MLS closing took 79.5 days on the market in the 12 months to September 25, 2026 and sold at 97.2 percent of its final list price. Two measures, the sale-to-original-list ratio and cumulative days on market, are not in the pull: Information not available at time of publishing (checked 2026-10-21).
The median Stonewater MLS closing sold at 97.2 percent of its final list price in the 12 months to September 25, 2026, against 98.3 percent for ZIP 33993 and 97.3 percent across the six Cape Coral ZIP codes. The sale-to-original-list ratio is not in the pull: Information not available at time of publishing (checked 2026-10-21).
On October 10, 2026 the MLS showed 12 active and 3 pending Stonewater listings, which is 4.8 months of supply at the 2.5 closings a month of the past year. The builder also sells homes directly, and its page, read October 15, 2026, showed "Closing Out". Listings change daily, so ask us for today's.
On the county's parcel map, 195 of the 327 lots touch a lake tract. The 16 recorded sales on lake-touching roll lots had a $407,500 median and the 26 on other lots $365,390 in the 12 months to September 25, 2026. We report that as our measurement and not as a lake premium, because the groups differ in build year and plan.
The builder's page, read October 15, 2026, lists three one-story plans: 1,816, 2,034 and 2,221 square feet. Of the 30 MLS closings in the 12 months to September 25, 2026, 25 were on those three sizes, and single closings ran from 2,000 to 2,794 square feet. The largest recorded resale was 2,794 square feet with four bedrooms.
D.R. Horton's page lists Clifton (1,816 square feet, 3 bedrooms, 2 baths), Delray (2,034, 3 and 2) and Shelby (2,221, 3 and 2.5), each with a two-car garage and starting prices in the $329s, $339s and $379s. That is builder marketing, not recorded sales, and we show it beside our comparables and not inside them.
Yes, according to the builder, whose page showed "Closing Out" on October 15, 2026. Thirteen of the 327 platted lots had no recorded improved sale through September 25, 2026, and D.R. Horton remained an owner of record on lots. Closing out means the builder expects to finish, not that it has.
The Stonewater Community Development District adopted $1,869.96 per lot for fiscal year 2026 ($619.07 operations and $1,250.89 debt service) and proposed $2,166.99 for fiscal year 2027 in its hearing notice. The adopted 2027 figure was not posted on October 15, 2026. It is collected on the Lee County tax bill.
The 2026 total rose $353.96 (23.3 percent) over 2025, and the 2027 proposal is $297.03 (15.9 percent) above 2026. The debt service part was $1,250.89 in all four budgets we read, and the operations part moved. We do not predict future years; we show the budgets so a buyer sees the same facts you do.
The district's Series 2021 Special Assessment Revenue Bonds were issued October 13, 2021 for $7,020,000 at fixed rates of 2.25 to 4 percent, with final maturity November 1, 2051. According to the district's audit, $6,565,000 was outstanding at September 30, 2025 and $6,410,000 after the November 1, 2025 payment.
The district's engineer told the board on September 11, 2025 that lake bank erosion was identified primarily on the mining lakes, which do not meet the water management district's slope and vertical drop criteria, and that the new stormwater system is in good shape. A note of up to $900,000 was proposed for the repair in May 2026; whether it closed is not posted.
They are not published by the association in any document we could read. We therefore print no figure, and we ask the association for its budget and an estoppel certificate before you list. Fees entered in MLS listings are agent-entered and are not a substitute for the association's own number.
On every record we could read, the builder has not turned the association over to owners. Under section 720.307, owners other than the developer elect a board majority three months after 90 percent of the parcels in all phases are conveyed, or at an earlier event in the governing documents. A buyer will ask when turnover is expected.
FEMA maps all five lots we sampled, and all five lake tracts, in zone X (area of minimal flood hazard) on panels effective November 17, 2022. Zone X is a map class and not a promise, and you can look up any address on FEMA's Flood Map Service Center. Cape Coral's Community Rating System Class 5 gives a 25 percent discount on National Flood Insurance Program policies.
Lee County places the points we checked in Evacuation Zone C, and its sheet says "Zone C will be evacuated later than Zone A or Zone B" and "While the risk is less, Zone C is still vulnerable to potentially fatal levels of storm surge flooding." You can confirm any address on the county's evacuation zone lookup.
For a homesteaded home assessed at the $378,070 median, we estimate $5,145.26 in ad valorem taxes at 15.3250 mills, plus $1,062.68 of city charges and the district assessment ($2,166.99 as proposed for fiscal year 2027), for $8,374.93 on the tax bill. That is arithmetic, not a bill, and a sale resets the assessment.
At $378,070, the seller's state and title lines in Lee County are an estimated $4,911.20: $2,646.70 in deed stamps, $1,965.50 for the owner's title policy and up to $299 for an estoppel certificate. Commission, prorations and any payoff are extra, and the contract controls who pays what. Call Jesse direct at (239) 898-6072 for a net sheet.
In Lee County the seller customarily pays the documentary stamps on the deed ($0.70 per $100) and the owner's title insurance policy, and the buyer customarily pays to record the deed and the costs of a new mortgage. These are customs and not law, and the contract controls. We read your contract with you before you sign it.
You must disclose known facts that materially affect value and are not readily observable (Johnson v. Davis), deliver the flood disclosure at or before the contract (section 689.302) and make sure the buyer receives the association disclosure summary (section 720.401). We also disclose the district assessment and the lake program. This is general information and not legal advice.
If the association requires one for the closing, yes, and you should order it early. It is due within 10 business days of the request, is good for 30 days if delivered by hand or electronically and 35 if mailed, and the adjusted fee caps are $299, $119 for delivery within three business days and $179 where the account is delinquent.
Yes. You receive a written range, the recorded comparables, the district and association documents to request, the flood information and a net sheet, and you keep the file whether or not you list with us. There is no charge and no obligation. Request it above or call Jesse direct at (239) 898-6072.
No. A valuation is a service we provide so that you can make a good decision, and many owners ask for one a year or two before they sell. We would like to be the call you make when you are ready, and we earn that by being useful first.
An appraisal is a lender's or buyer's opinion of value prepared by a licensed appraiser for a financing purpose. Our valuation is a written price range from recorded sales and a walkthrough, prepared to help you list. A buyer's lender will order its own appraisal, which is why we price a home to survive one.
An online automated estimate is a model's guess from public records. In Stonewater the county roll still codes 22 of the 42 recent sales on parcels it lists as vacant land, and only five carry a heated area. Our valuation reads each sale, the lot, the district line and the builder's competing homes.
Stonewater parcels fall in elementary Proximity Zone A, middle Proximity Zone AA and high school West Zone sub-zone 2 for 2026/27, and families rank the schools in their zone under the district's lottery. Mariner Middle and High are about 0.33 and 0.28 mile in a straight line from the nearest lot. We print no ratings.
Route miles from the central lot are 11.2 to downtown Fort Myers, 24.1 to Southwest Florida International Airport, 20.0 to Lynn Hall Memorial Park on Fort Myers Beach and 19.2 to the Sanibel Causeway at Punta Rassa. These are approximate road distances and not travel times. The drive toward Fort Myers is not tolled.
The builder describes it as gated. No document we could read states how the gate is operated or staffed, and the association's rules are not published, so we ask the association before we describe access to a buyer. The community sits at the southwest corner of Tropicana Parkway and Nelson Road in northwest Cape Coral.
Coral Lakes had 67 recorded sales at a $247,990 median in the 12 months to September 25, 2026, against Stonewater's 42 at $378,070, a gap of $130,080. Coral Lakes has no community development district and was built from 2006. Stonewater is newer, with a district line on the tax bill and a builder still selling.
We do not predict the builder's pace. What the record shows is that 13 of 327 lots had no recorded improved sale through September 25, 2026, that 12 homes were active on the MLS on October 10, 2026 and that your resale competes with new homes while the builder sells. Call Jesse direct at (239) 898-6072 and we will compare the options for your timeline.
Yes. We run valuations by phone and video, coordinate access, photography and signing remotely, and arrange for the home to be shown while you are away. Ask us for a plan that fits your travel.
We price on the county's recorded sales for your plan and street, we read the district's budgets and hearing notice and the association documents before a buyer's agent does, and we are Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.
Enter your address in the free valuation form near the top of this page, or call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. Tell us your timeline, and we will send the comparables, the district and flood information and a net sheet. There is no obligation.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team. We publish no aggregate score. The seller reviews below, which a Stonewater owner can weigh before asking for a price, are quoted exactly as clients wrote them on the site named beneath each one, and we do not edit, composite or summarize a client's words.
★★★★★ "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
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review
★★★★★ "A total pleasure to work with in every aspect of our home selling process, Marc Comisar is THE consummate professional. His friendly personality coupled with his ability to identity and address every detail is irreproachable. He and his company successfully marketed and sold a home for us in the past as well as doing the same for several properties our family members owned. In my view he is THE ONLY Realtor to handle our real estate needs. AWESOME experience!" Verified Google review
The same partners who earned those reviews will price your home. Request a free Stonewater home valuation or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Every document behind the Stonewater figures above is public, and a buyer's lender, insurer and agent will read many of them. These are the ones a Stonewater seller actually uses, each linked to the issuing authority's own copy rather than a reprint, so you read the current version.
| Document | Issued by | Why a Stonewater seller needs it | Official link |
|---|---|---|---|
| Stonewater CDD fiscal year 2026 adopted budget | Stonewater Community Development District | The $1,869.96 assessment and what it pays for | Open the budget |
| Fiscal year 2027 assessment hearing notice packet (September 14, 2026) | Stonewater Community Development District | The $2,166.99 proposed assessment | Open the packet |
| Stonewater CDD fiscal year 2027 proposed budget | Stonewater Community Development District | The proposed operations and debt service lines | Open the budget |
| Minutes, September 11, 2025 | Stonewater Community Development District | The engineer's statement on lake bank erosion | Open the minutes |
| Official List of Special Districts | Florida Department of Commerce | Confirms the district and its creation date | Open the list |
| Stonewater standard features sheet (builder document) | D.R. Horton | The construction, window and warranty lines a buyer will quote | Open the sheet |
| Florida Statute 720.401, disclosure summary | Florida Senate | The association disclosure a buyer must receive | Open section 720.401 |
| Florida Statute 689.302, flood disclosure | Florida Senate | The flood form a seller delivers at or before the contract | Open section 689.302 |
| Florida Statute 720.30851, estoppel certificates | Florida Senate | Timing and fee ceilings of the association estoppel | Open section 720.30851 |
| Evacuation Zone C sheet | Lee County Emergency Management | The county's description of Zone C | Open the sheet |
| Flood Map Service Center | Federal Emergency Management Agency | Your property's flood zone and panel | Search the FEMA flood map |
| 2026 millage book | Lee County Property Appraiser | The millage lines for tax district 057 | Open the millage book |
| Save Our Homes annual assessment limitation table | Florida Department of Revenue | The yearly cap on a homestead's assessed value | Open the table |
| 2026 approved rate changes by county | Citizens Property Insurance Corporation | Citizens' published Lee County premiums | Open the rate table |
| Uniform Mitigation Verification Inspection Form | Florida Division of Emergency Management | The wind mitigation form an insurer must accept | Open the form |
| Student Enrollment Plan 2026 to 2027 | School District of Lee County | The zones for a Stonewater address | Open the enrollment plan |
| Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | The storm facts for Southwest Florida | Open the report |
Every Stonewater figure on this page traces to one of the sources below: Lee County and its Property Appraiser, the Stonewater Community Development District, the City of Cape Coral, state and federal agencies, school and library authorities and dated press. Market figures carry the window and pull date stated beside them in the body, and builder pages are labelled builder marketing.
Market data and county records
Stonewater Community Development District and Florida special district records
Builder marketing (labelled as marketing, not a source for counts or prices)
Florida Statutes and state rules
City of Cape Coral records and map layers
Flood, evacuation, building code and insurance
Schools, health care, library, parks and travel
Comparison community (association and builder pages, labelled)
Further records cited in the text
McGreevy and Comisar pages
By Jesse McGreevy and Marc Comisar. For this page we tracked every recorded sale in Stonewater for the 12 months to September 25, 2026: 42 sales, 38 of them estimated builder-direct. We measured which of the 327 lots touch one of the five lakes on the county's parcel map: 195 do. We read the Stonewater Community Development District's budgets for fiscal years 2024 to 2027 and its September 14, 2026 hearing notice, and we matched 30 MLS closings to the community for days on market and list-price ratios, so each figure comes from a public record you can check.
If you are thinking, "I need someone to sell my house in Stonewater, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Cape Coral, Fort Myers, Lee County, Bonita Springs, Estero, Naples and Punta Gorda. Whether you are selling a builder-era home in Stonewater or elsewhere in Cape Coral, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently. You are working with Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read about McGreevy and Comisar, see how we represent Southwest Florida buyers if you are buying, and for a seller's first step, request your free Stonewater home valuation. Call Jesse direct at (239) 898-6072, and there is no obligation.
Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Updated October 2026. This page is general information about Stonewater home values, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. For your specific property, ask us for the file. County sales from Lee County Property Appraiser public files, analyzed October 2026. Market data from Southwest Florida MLS, pulled October 10, 2026. Brokered by Domain Realty.
