What Is My Tarpon Point Home Worth?

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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 marina, the Westin, the associations, the flood map, schools and daily life, our Tarpon Point community guide covers it, and our Cape Coral guide covers the wider market. This page answers one question: how a Tarpon Point home is actually priced, product line by product line, on the Lee County record.

What Is a Tarpon Point Home Worth in 2026?

A Tarpon Point home in Cape Coral is worth what recorded sales of the same product line and plan support. Lee County recorded 19 Tarpon Point sales in the 12 months to September 25, 2026 at a $720,000 median, every one a condominium resale: 13 Tarpon Landings units at $875,000 and six Tarpon Gardens coach homes.

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 Tarpon Point sale in the Lee County record for the 12 months to September 25, 2026, 19 in all, and read each against the county roll and the Southwest Florida MLS. Every price opinion our team writes in Tarpon Point starts from that record, split by the product line the home belongs to.

Tarpon Point is a gated waterfront community on Glover Bight, near the mouth of the Caloosahatchee River in southwest Cape Coral, ZIP 33914. The county roll dated October 4, 2026 holds 402 Tarpon Point parcels: 330 condominium units and 35 single-family homes, plus 9 vacant estate homesites and the marina, hotel and common tracts. The homes fall into four product lines that price on their own records: the three Tarpon Landings towers, the Lake Homes and Park Homes coach-home condominiums at Tarpon Gardens, and the Tarpon Estates single-family homes.

That mix is why one Tarpon Point number misleads. The $720,000 headline is a condominium figure: no Tarpon Estates home recorded a resale in the 12 months, so it says nothing about an estate home. A tower unit of 3,071 square feet, a first-floor Lake Homes unit of 2,178 square feet and an estate home on a canal-class lot sit inside one gate and in three different markets, with different associations, different flood zones and different groups of recorded sales.

Eight Tarpon Point figures, eight different questions

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: 13 Tarpon Landings sales plus 4 Lake Homes sales plus 2 Park Homes sales equals 19.

Which Tarpon Point number applies to your home

Start with four questions. Is your home a Tarpon Landings tower unit, a Lake Homes or Park Homes coach home at Tarpon Gardens, or a Tarpon Estates house or homesite? How many square feet of county heated area does it have, and is it one of the 198 standard tower plans or one of the 12 top-floor units? For an estate home, which frontage class does the appraiser give the lot, and which flood zone does FEMA map it in? And what has been replaced since it was built? Those answers move a Tarpon Point valuation further than the community median does, and the sections below measure each of them.

Why the county record leads in Tarpon Point

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, sale-to-list ratio, months of supply, active inventory and an MLS closing count, pulled October 10, 2026 for the same 12 months to September 25, 2026. The two instruments count different events, so each has its own sentences and tables, and we never merge them. A county price per square foot is always "per square foot of county heated area" and is never set beside an MLS living-area figure.

Table of Contents

• What Is a Tarpon Point Home Worth in 2026?
• Key Takeaways: What Should a Tarpon Point Seller Know Before Asking for a Price?
• Why Do Tarpon Point Sellers Call McGreevy and Comisar First?
• How Do I Get a Free Tarpon Point Home Valuation?
• How Is a Tarpon Point Home Actually Priced?
• Why Does a Recorded-Sale Valuation Beat an Automated Estimate in Tarpon Point?
• What Moves a Tarpon Point Home's Value Up or Down?
• What Is the Difference Between a Tower Unit, a Coach Home and an Estate Home?
• What Do Recorded Sales Show in Tarpon Point?
• Are Tarpon Point Home Prices Rising or Falling?
• How Long Does a Tarpon Point Home Take to Sell?
• What Is a Tarpon Landings Condo Worth?
• What Is a Tarpon Gardens Coach Home Worth?
• What Is a Tarpon Estates Home Worth?
• What Is a Tarpon Estates Homesite Worth?
• Does Plan Size Set the Price of a Tarpon Point Home?
• Does Year Built or Building Age Matter in Tarpon Point?
• Do the Lot, the Water and the Floor Change a Tarpon Point Price?
• Which Tarpon Point Sales Are the Best Comparables?
• What Will a Buyer Pay to Own Your Tarpon Point Home?
• What Do the Associations Mean for Your Tarpon Point Sale?
• How Do Taxes and City Charges Shape What a Buyer Will Pay?
• How Do Flood Zone and Insurance Affect a Tarpon Point Price?
• How Do the Reserve Study and Milestone Rules Affect a Tower Price?
• Do the Marina and the Westin Change a Tarpon Point Price?
• How Does Tarpon Point Compete With Other Cape Coral Communities?
• Tarpon Point vs Cape Harbour: Which Home Wins With a Buyer?
• What Must a Tarpon Point Seller Disclose?
• What Does It Cost to Sell a Tarpon Point Home?
• Do Location, Schools and Roads Change a Tarpon Point Price?
• Want a Free In-Person CMA for Your Tarpon Point Home?
• Frequently Asked Questions, Seller Edition: Tarpon Point Home Values
• What Tarpon Point Sellers Say About Working With Us
• Downloadable Documents
• Sources
• Your Local Real Estate Experts

Key Takeaways: What Should a Tarpon Point Seller Know Before Asking for a Price?

Before you ask what a Tarpon Point home is worth, know that Tarpon Point prices by product line, plan size and lot, not by one community median. Lee County recorded Tarpon Landings tower units at an $875,000 median in the 12 months to September 25, 2026, and the coach homes and estate homes need longer windows.

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 headline is a condominium figure. All 19 recorded sales in the 12 months were condominium resales, at a $720,000 median; no Tarpon Estates home recorded a resale.
• Four product lines, four records. Tarpon Landings recorded 13 sales at $875,000 in 12 months; Lake Homes 12 at $655,000 in 36 months; Park Homes 11 at $590,000 in 60 months; Tarpon Estates homes 4 at $1,675,000 in 60 months.
• The towers sold in one size band. Every one of the 13 tower sales was a three-bedroom, three-bath unit of 2,801 to 3,071 square feet of county heated area, and the 12 top-floor units of 4,275 to 5,438 square feet have no sale in the window.
• Same plan, wide spread. Two tower units of 2,977 square feet recorded $670,000 and $1,220,000 in the same 12 months, a $550,000 difference that floor, view and condition explain and a county file cannot.
• Small samples are listed, not over-read. With 13 tower sales, six coach-home sales and no estate sale in 12 months, we list the sales and name the window beside every median.
• The MLS pace is set separately. The median marketed Tarpon Point closing took 46.5 days and sold at 92.1 percent of its final list price, and the 13 active listings on October 10, 2026 were 8.7 months of supply.
• Flood zone splits by product. FEMA maps the towers and coach homes in zone X and the estate lots in zone AE with an 8-foot base flood elevation at the sample points, and Cape Coral's Community Rating System Class 5 is a 25 percent discount on every NFIP policy.
• Fees are unpublished, so the estoppel certificate matters. No Tarpon Point association publishes its dues; the master association fee exists but its amount is unpublished, and a buyer reads the estoppel certificate and budget as part of the price.
• The tower reserve study is published. The Tarpon Landings association's 2025 Structural Integrity Reserve Study lists 54 reserve components at a total current cost of $15,190,200, and a buyer's agent will read it.
• A slip is not part of the sale. Slips at Tarpon Point Marina are leased from the operator under a state lease that keeps at least 90 percent open to the public, so a home sale does not convey one by any record we read.

Why Do Tarpon Point Sellers Call McGreevy and Comisar First?

Tarpon Point sellers call McGreevy and Comisar because we price on the record that moves a Tarpon Point price: the 19 Lee County recorded sales in 12 months, the plan size and product line, the association documents, 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; association documents read October 10, 2026).

Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are among the Top 1% Real Estate Agents Nationally Since 2008. Our team is ranked the #5 real estate team in Florida (RealTrends 2026). 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 this layered is simple: ask who prices a Tarpon Point home on the county's recorded sales for its own product line, who has read the Tarpon Landings reserve study and rules, and who can explain the difference between a tower unit, a coach home and an estate home before the buyer's agent does.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Our method, stated plainly

We do not publish a story about a Tarpon Point sale on this page. We publish the method we use on every one: the county's recorded sales for your product line, sorted by plan size, bedrooms, baths and year built; the association layers your buyer's title company will ask about; the reserve study and milestone clock for a tower; 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.

Where we work from

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 Tarpon Point valuation, one of us walks the home, reads the unit or lot against the roll, the association documents and the flood map, and returns a written range. Call Jesse direct at (239) 898-6072.

How Do I Get a Free Tarpon Point Home Valuation?

The fastest route to a Tarpon Point 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 product line, the association layers, the flood panel for your lot and a seller net sheet.

Get your free valuation in 60 seconds

Enter your address in the free Tarpon Point 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.

What you receive with a Tarpon Point valuation

A written range; the recorded sales we used, with plan size, year built and county heated area; the adjustments we made and why; the associations that bill your unit or lot and the documents that hold their fees; for a tower unit, the 2025 reserve study and the milestone clock for your building; the FEMA zone and panel for your lot; the active listings in your product line, labeled as asking prices and shown beside, never inside, the recorded comparables; and a net sheet. If you plan to list, the next step is our Tarpon Point selling plan. If you own a Cape Coral home outside Tarpon Point, start with our Cape Coral home valuation.

How Is a Tarpon Point Home Actually Priced?

A Tarpon Point home is priced in a fixed order: product line, plan size, floor or lot position, year built and condition, flood zone, the fees and reserves a buyer will carry, and the competing listings. Each step narrows the recorded sales until the comparables describe your unit or house, not the whole Tarpon Point 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).

The pricing chain, in the order we read it

Step 1: define the product line your home competes with

The county roll codes the 330 condominium units under three legal descriptions: Tarpon Landings (210 units), Lake Homes at Tarpon Gardens (64) and Park Homes at Tarpon Gardens (56). The 35 estate homes are lots of the Tarpon Point plat, coded single family. In the 12 months to September 25, 2026 the product lines recorded 13, 4, 2 and 0 sales. A valuation that mixes them is wrong before it begins, because the tower median of $875,000 sits $300,000 above the Tarpon Gardens 24-month median of $575,000 ($875,000 less $575,000).

Step 2: match the plan size, bedrooms and baths

County heated area is the clean size measure on the record. The 198 standard tower units run 2,801 to 3,071 square feet in seven sizes, all with three bedrooms and three baths, and the 12 top-floor units run 4,275 to 5,438 square feet. Lake Homes has a 2,178 square foot first-floor plan and a 3,080 square foot second-floor plan. Park Homes has plans of 1,990, 2,548 and 2,597 square feet. We match plan first, because a 1,990 square foot Park Homes unit and a 3,080 square foot Lake Homes unit are different products on the same street.

Step 3: place the floor, the view or the lot

The county file carries no floor and no view, and the unit number that would reveal them is never printed on this page. That is exactly why same-plan tower sales spread so widely, as the plan-size section shows. For an estate home, the appraiser classes each lot's frontage, and the roll flags seawalls, docks and pools, which we read lot by lot.

Step 4: read year built and what has been replaced

The towers were built in 2006 (6081 Silver King Blvd) and 2007 (6061 and 6021), the coach homes in 2004, and the estate homes from 2004 to 2025. Year built alone does not price a home here, but roofs, openings and building systems do. The Tarpon Landings reserve study records that the main flat roofs were replaced in 2024, and we ask every seller for the permit history before we quote a range.

Step 5: pull the flood zone for the exact property

FEMA's National Flood Hazard Layer maps the tower and coach-home sample points in zone X and the estate-lot sample points in zone AE with an 8-foot base flood elevation. A parcel tally puts all 330 condominium units in zone X and 32 of the 35 estate homes in AE 8. The zone drives a buyer's lender and insurance questions, so we pull it for your property, not the community.

Step 6: price the carrying cost

A buyer reads the dues, the master association fee, the tax bill and the insurance quote as part of the price. No Tarpon Point association publishes its dues, so the carrying cost a buyer sees comes from the estoppel certificate, the budget and the tax bill, and we assemble those before a buyer asks.

Step 7: test the number against the competition

On October 10, 2026 the Southwest Florida MLS showed 13 active Tarpon Point listings: 10 in Tarpon Landings from $700,000 to $1,800,000, two in Tarpon Gardens at $499,000 and $570,000, and one estate home at $2,000,000. A buyer weighs those and nearby communities such as Cape Harbour, and we show them beside your comparables as asking prices, never mixed with recorded sales.

Step 8: write the range and the net sheet

You get a written range, the comparables, the adjustments, and a net sheet built on the Lee County customs for deed stamps, owner's title and estoppel certificates. The contract controls, and we say so on every sheet.

A worked example: reading three recorded tower sales by hand

Three Tarpon Landings units of 2,801 square feet of county heated area, each with three bedrooms and three baths, recorded sales in the 12 months: $720,000 on March 16, 2026, $700,000 on June 18, 2026 and $865,000 on September 9, 2026. The spread from the lowest to the highest is $165,000 ($865,000 less $700,000), which is 23.6 percent of the lowest price ($165,000 divided by $700,000). The county file cannot say why; floor, view, condition and timing can all explain it. That is exactly what an in-person valuation reads and an algorithm cannot.

Why Does a Recorded-Sale Valuation Beat an Automated Estimate in Tarpon Point?

An automated estimate reads public records and prior sales. In Tarpon Point it has no field for the floor and view of a tower unit, the association layers each product carries, the tower reserve study, or the lot's flood zone and frontage, so we start from the county's recorded sales for your product line and read the rest by hand.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Tarpon Landings association documents dated December 2022 to May 2025; FEMA National Flood Hazard Layer read October 10, 2026).

The product mix is invisible in a community median

The all-homes median of $720,000 sits $155,000 below the tower median of $875,000 ($875,000 less $720,000), purely because coach-home sales are in the count. A tool that treats "Tarpon Point" as one place inherits that mix, and it has no estate-home sale in the 12 months to anchor an estate value at all. We separate the product lines first.

Floor and view are not in the record

All 13 tower sales were three-bedroom, three-bath units of 2,801 to 3,071 square feet, yet they ran from $670,000 to $1,220,000. Two units of the same 2,977 square foot plan recorded $670,000 and $1,220,000 in the same 12 months. A model that sees two identical plan sizes sees two identical homes; a buyer standing on the balcony does not.

The association layers a portal estimate does not carry

A tower owner belongs to the Tarpon Landings Condominium Association and, according to that association's own FAQ, pays an annual fee to the master association. A coach-home owner belongs to the Lake Homes or Park Homes condominium association. An estate owner belongs to Tarpon Point Estate Homeowners' Association, Inc. No association publishes its dues, and a buyer's lender reads them from the budget and the estoppel certificate.

The reserve study and the milestone clock

The Tarpon Landings association published a 2025 Structural Integrity Reserve Study listing 54 reserve components at a total current cost of $15,190,200, and on the roll's years built the towers' first milestone inspections fall due by December 31, 2036 and 2037, or 2031 and 2032 if the City requires the 25-year option. A buyer's agent prices those documents into an offer, and no portal reads them.

The flood map is lot-level

Every condominium unit parcel falls in zone X on the parcel tally, while the estate lots split among AE 8 (32 homes), AE 9 (two) and VE 10 (one river-side home). A model that treats the community as one zone is guessing, and a parcel center is not a flood determination for a building either. We pull the map for the exact property.

The competition a model cannot see

On October 10, 2026 the Southwest Florida MLS showed 10 active Tarpon Landings listings from $700,000 to $1,800,000 and 2 pending. A buyer weighs those asking prices, the Cape Harbour towers half a mile across the water and the recorded sales together. We show them beside your comparables and say which instrument is which.

What Moves a Tarpon Point Home's Value Up or Down?

Tarpon Point home values move first with product line, then with plan size, then with floor, view or lot position, then with condition, flood zone, the fees and reserves a buyer will carry, and the competing listings. Tower sales in the 12 months to September 25, 2026 ran from $670,000 to $1,220,000 on near-identical plans.

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; FEMA read October 10, 2026).

The product line is the first price tag

A buyer who walks into a tower unit, a coach home and an estate home sees three different purchases. The recorded medians are $875,000 for the towers in 12 months, $575,000 for Tarpon Gardens in 24 months and $1,675,000 for estate homes in 60 months, and the associations, rules and flood zones behind them differ. Pricing starts there.

The plan is the second price tag

Inside the towers, the 198 standard units fall in seven sizes from 2,801 to 3,071 square feet, and the 12 top-floor units are a different product at 4,275 to 5,438 square feet. In Tarpon Gardens, a 3,080 square foot second-floor Lake Homes unit recorded $670,000 and $665,000 in 2026, against $525,000 and $560,000 for 2,178 square foot first-floor units in the same 12 months.

Condition decides within a plan

Within one plan, condition, finish, floor and timing move a price by tens or hundreds of thousands of dollars, as the tower spreads show. A pre-listing walkthrough finds what a buyer's inspector will find, and the permit history shows what has already been replaced.

What a buyer's agent asks for first

Expect requests for the condominium resale documents, the reserve study, the estoppel certificate, the wind mitigation and four-point reports, the FEMA zone and, for an estate home, the elevation certificate, the homeowners association disclosure summary and the design review guidelines. We assemble those before you list so the buyer sees a prepared seller.

What Is the Difference Between a Tower Unit, a Coach Home and an Estate Home?

Tarpon Point holds four product lines on one plat: 210 Tarpon Landings tower units, 64 Lake Homes and 56 Park Homes coach-home units at Tarpon Gardens, and 35 Tarpon Estates homes with 9 vacant homesites. They record sales at different levels, under different associations, flood zones and windows.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Florida Division of Corporations records read October 10, 2026; FEMA read October 10, 2026).

Source: Lee County recorded sales to September 25, 2026, our analysis; FEMA National Flood Hazard Layer, panels effective November 17, 2022, read October 10, 2026. Each product line's median uses the first window with 10 or more sales, except the estate homes, which have four sales in 60 months and are shown that way and listed in full below. The 365 homes are 330 condominium units plus 35 estate homes.

Tarpon Landings towers

Tarpon Landings is three 12-story condominium buildings over a two-level garage on Silver King Blvd, 70 units each, under one association. The tower set is the core of the Tarpon Point resale market: 13 of the 19 recorded sales in the 12 months, 68.4 percent (13 divided by 19), and all three sales at $1,000,000 or more. Our Tarpon Point community guide sets out the towers' rules, amenities and construction.

Lake Homes at Tarpon Gardens

Lake Homes is 64 coach-home condominium units in 16 two-story buildings on odd street numbers of Tarpon Gardens Cir, built in 2004: 32 first-floor units of 2,178 square feet (two bedrooms, two baths) and 32 second-floor units of 3,080 square feet (three bedrooms, three baths). Four sales recorded in the 12 months, at a $612,500 median, so we price it on the 36-month window of 12 sales.

Park Homes at Tarpon Gardens

Park Homes is 56 coach-home condominium units in 14 buildings on even street numbers of Tarpon Gardens Cir, built in 2004, in four plans of 14 units each at 1,990 square feet (two or three bedrooms), 2,548 square feet and 2,597 square feet. Two sales recorded in the 12 months, $412,310 and $590,000, so no 12-month median is printed and we price it on the 60-month window of 11 sales.

Tarpon Estates homes and homesites

Tarpon Estates is 47 platted single-family lots on 44 parcels on Tarpon Estates Blvd and Tarpon Estates Ct, with 35 homes and 9 vacant homesites on the roll dated October 4, 2026. Single-lot homes run 2,708 to 6,126 square feet of county heated area with three to five bedrooms. No estate home recorded a resale in the 12 months, so the estate section below lists the four sales of the last 60 months. Our Tarpon Estates guide covers the estate homes and homesites street by street.

Why the all-in median misleads

The $720,000 all-homes median is $155,000 below the $875,000 tower median and $145,000 above the $575,000 Tarpon Gardens median ($720,000 less $575,000). The community-wide number is a mix, not a market. Comparing a tower unit to it understates the tower price, comparing a coach home to it overstates the coach-home price, and comparing an estate home to it says nothing at all, because no estate home is in it.

Reconciling the counts

On the roll, 210 tower units plus 64 Lake Homes units plus 56 Park Homes units equals 330 condominium units, and with 35 estate homes the homes total 365. The 12-month sales partition the same way: 13 plus 4 plus 2 plus 0 equals 19. The Southwest Florida MLS counts the same 12 months as 22 closings under the Tarpon Point Marina development name, four of them entered after the sale. The two instruments use different qualification rules and recording timing. Neither count is wrong; they are two instruments, and we never merge them.

Thinking of Selling in Tarpon Point This Year?

Thirteen of the 19 Tarpon Point sales in the 12 months to September 25, 2026 were Tarpon Landings tower units, and a buyer reads your product line, plan, floor and fees against that record, so your listing has to hold up against it. Start with a free Tarpon Point home valuation built on those recorded sales, or read how we sell homes in Tarpon Point, and call Jesse direct at (239) 898-6072. If you are buying here instead, see how we represent buyers in Southwest Florida or our guide to buying a home in Tarpon Point, and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.

What Do Recorded Sales Show in Tarpon Point?

Lee County recorded 19 qualified Tarpon Point home sales in the 12 months to September 25, 2026, at a $720,000 median, every one a condominium resale. The longer windows, which include estate homes, show a median of $870,000 over 24 months, $875,000 over 36 months and $950,000 over 60 months.

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).

The window ladder

Source: Lee County recorded sales to September 25, 2026, our analysis. Each window ends on September 25, 2026 and contains the shorter ones, so the rows are never added. The 12-month window already holds more than 10 sales, so it is the window this page uses for all Tarpon Point. The wider windows include estate-home sales, and the mix of product lines changes the median from row to row, which is why the product-line sections below matter more than this ladder.

Price bands across the 19 sales

Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis. The shares are rounded to one decimal place. Ten of the 19 sales closed between $500,000 and $750,000, and 15 of the 19 closed between $500,000 and $1,000,000. The three sales at $1,000,000 or more were all Tarpon Landings units.

First sales and resales

Tarpon Point's condominiums were built out in 2004 (the coach homes) and 2006 and 2007 (the towers). The county file shows no builder-direct sale among the 19, so every Tarpon Point seller today is a resale seller, and a buyer compares your home with other resales and the active listings. Estate homes were built from 2004 to 2025, and the county's estimate counts 4 builder-direct sales among the 26 estate-home sales on record since 2004.

The top and the bottom of the file

The highest recorded sale in the 12 months was $1,220,000 on April 30, 2026, a 2007-built Tarpon Landings unit of 2,977 square feet of county heated area. The lowest was $412,310 on March 5, 2026, a 2004-built Park Homes unit of 1,990 square feet. The newest Tarpon Point sale in the window is dated September 9, 2026, a Tarpon Landings unit at $865,000.

Price per square foot, and what it means

Per square foot of county heated area, the median was $257.05 for all 19 sales and $308.37 for the 13 tower sales. On each product line's chosen window it was $239.87 for Tarpon Gardens (12 sales, 24 months), $268.37 for Lake Homes (12 sales, 36 months), $243.33 for Park Homes (11 sales, 60 months) and $447.04 for estate homes (25 sales, all history). These are county heated areas from the roll, not MLS living-area figures, and the two are never compared on this page.

Recorded but not counted

The county median uses only sales the Property Appraiser codes as qualified, arm's-length transfers with a recorded deed. A transfer between family members, a foreclosure or a sale recorded after the county's data date sits outside every median here. The MLS counts 22 closings for the same 12 months, four of them entered after the sale, and a sale closed in late September may not yet be on the county file.

Are Tarpon Point Home Prices Rising or Falling?

Tarpon Point's recorded count rose from 15 sales to 19 between the prior 12 months and the 12 months to September 25, 2026, while the median moved from $1,100,000 to $720,000. Those medians are not like for like: the prior window held two estate homes and the current one none, so we compare product lines instead.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; prior window September 26, 2024 to September 25, 2025; county roll dated October 4, 2026).

The two windows side by side

Source: Lee County recorded sales, our analysis. The condominium-only row is the closer match, 13 sales at $900,000 against 19 at $720,000, but the mix of towers and coach homes inside the condominium sales also shifted, so it is not a clean comparison either. We print the records and make no claim that prices rose or fell by a set percentage.

Calendar years, all Tarpon Point

Source: Lee County recorded sales, calendar years 2019 to September 25, 2026, our analysis. Each row is its own window and its own mix of towers, coach homes and estate homes.

Calendar years, Tarpon Landings towers

Source: Lee County recorded sales, our analysis. A median on fewer than 10 sales (2023, 2024 and 2025) moves with one sale, so read the count beside it.

Calendar years, Tarpon Gardens coach homes

Source: Lee County recorded sales, our analysis. These are Lake Homes and Park Homes together. Every year from 2022 on holds fewer than 10 sales, so each median is a handful of sales and the count matters more than the median.

From the peak to now, read with the counts

The tower calendar median peaked at $1,650,000 in 2023 on seven sales and stands at $911,000 for 2026 so far on 10 sales, a difference of $739,000. The 12-month tower median of $875,000 sits $250,000 below the 60-month tower median of $1,125,000 (57 sales), which is 22.2 percent lower ($250,000 divided by $1,125,000). The tower record shows a thick year in 2021, with 51 sales, and fewer sales in each year after. We state the record and draw no cause from it.

Why we do not forecast

We do not predict a price. We tell you what recorded sales show, which product line and plan they come from, and how your home compares. That is a better basis for a list price than a forecast.

How Long Does a Tarpon Point Home Take to Sell?

The median marketed Tarpon Point closing in the 12 months to September 25, 2026 took 46.5 days on market and sold at 92.1 percent of its final list price, on the Southwest Florida MLS (Matrix) pulled October 10, 2026. With 13 active listings on that date, supply stood at 8.7 months.

Data updated: October 2026 (Southwest Florida MLS (Matrix), closings in the 12 months to September 25, 2026, sales entered after the fact excluded, pulled October 10, 2026; Lee County recorded sales through September 25, 2026).

The MLS fields, by product line

Source: Southwest Florida MLS (Matrix), Development Name TARPON POINT MARINA, closings in the 12 months to September 25, 2026, sales entered after the fact excluded from every median and ratio, pulled October 10, 2026, our analysis. Sale-to-list is the sold price over the final list price, and none of the 18 marketed sales sold above its final list price. Active list prices ran from $499,000 to $2,000,000 (median $949,000); the 10 active Tarpon Landings listings ran from $700,000 to $1,800,000 (median $1,037,000). These MLS counts sit beside the county's 19 qualified sales as a different instrument, not as a competing total.

How months of supply is worked out

Months of supply is the active listings on the pull date divided by the monthly pace of marketed closings. For all Tarpon Point that is 13 active listings divided by (18 marketed closings divided by 12 months): 13 divided by 1.5 equals 8.67, or 8.7 months. The Tarpon Landings figure is 10 divided by (13 divided by 12), 9.2 months, and the Tarpon Gardens figure is 2 divided by (5 divided by 12), 4.8 months, which rests on only five sales.

The prior 12 months, for reference

The prior 12 months (September 26, 2024 to September 25, 2025) show 14 MLS closings, none entered after the fact, a median of 126 days on market and a 92.0 percent median sale-to-list ratio. Tarpon Landings ran 7 closings at 150 days and 89.8 percent, and Tarpon Gardens 5 closings at 29 days and 94.6 percent. We do not read a trend into two windows of 14 and 18 sales.

What the county file does say about pace

Turnover is the pace measure the county can give. In the 12 months, 13 of 210 tower units recorded a sale, 6.2 percent; 6 of 120 coach homes, 5.0 percent; and 0 of 35 estate homes. A tower plan or an estate home can go a year without a directly comparable sale, which is why we widen the window to 24, 36 or 60 months and name it.

What the record cannot tell you yet

Original list price ratio: Information not available at time of publishing (checked 2026-10-07). Cumulative days on market: Information not available at time of publishing (checked 2026-10-07). A 12-month days-on-market figure for a Tarpon Estates home does not exist, because no estate home closed in the window: Information not available at time of publishing (checked 2026-10-07). The MLS export we used carries neither original list price nor cumulative days, and the third needs a closing that has not happened.

How we plan a timeline from it

With the median marketed Tarpon Point closing at 46.5 days on market in the 12 months to September 25, 2026 (Southwest Florida MLS, Matrix, pulled October 10, 2026), we plan your timeline from that pace, from the closing mechanics (the estoppel certificate is due within 10 business days of the request, and a condominium buyer has 7 days to cancel after receiving the documents) and from your pricing against recent closed sales. Ask us and we will tell you what we see the week you list.

What Is a Tarpon Landings Condo Worth?

A Tarpon Landings condo in Cape Coral is worth what recorded sales of its plan support. Lee County recorded 13 Tarpon Landings sales in the 12 months to September 25, 2026, at an $875,000 median, $670,000 to $1,220,000, all three-bedroom, three-bath units of 2,801 to 3,071 square feet.

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 13 recorded Tarpon Landings sales

Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis. Every sale is on Silver King Blvd; unit numbers are never printed. The last column is each price divided by its county heated area, shown so you can check it. None of the 13 was a builder-direct sale.

The tower window ladder

Source: Lee County recorded sales to September 25, 2026, our analysis.

Price bands across the 13 tower sales

Five tower sales closed from $500,000 to $750,000, five from $750,000 to $1,000,000 and three at $1,000,000 and up. That is 38.5 percent, 38.5 percent and 23.1 percent of the 13. None closed under $500,000.

The standard plans and the top-floor units

The roll shows 198 standard tower units of 2,801 to 3,071 square feet in seven sizes, all three bedrooms and three baths, and 12 top-floor units, four per building, of 4,275 to 5,438 square feet. Every one of the 13 sales in the 12 months was a standard plan. A top-floor unit has no recorded sale in the window, so its value is built from older recorded sales, the asking prices of any active top-floor listing and an in-person read of the unit. We say so in writing on that valuation.

What the active tower listings say

On October 10, 2026 the Southwest Florida MLS showed 10 active Tarpon Landings listings from $700,000 to $1,800,000, with a $1,037,000 median asking price, and 2 pending. The marketed tower closings in the 12 months took a median of 48 days and sold at a 92.0 percent median of their final list price (13 marketed sales). These are MLS figures, kept apart from the county's recorded prices above.

A worked example: one plan, two prices

Two tower units of 2,977 square feet, both built in 2007, recorded sales of $670,000 on November 12, 2025 and $1,220,000 on April 30, 2026. The difference is $550,000 ($1,220,000 less $670,000), which is 82.1 percent of the lower price ($550,000 divided by $670,000). Nothing in the county file separates them: same plan, same bedrooms and baths, same year built. Floor, view, finish and condition are the variables, and they are exactly what a walkthrough reads.

What Is a Tarpon Gardens Coach Home Worth?

A Tarpon Gardens coach home in Cape Coral is worth what recorded sales of its own condominium and plan support. Lee County recorded 12 Tarpon Gardens sales at a $575,000 median in the 24 months to September 25, 2026; Lake Homes had a $655,000 median over 36 months and Park Homes $590,000 over 60 months.

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 six Tarpon Gardens sales in the 12 months

Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis. Every sale is on Tarpon Gardens Cir. The condominium is assigned from the county plan size, because the plan sizes of the two condominiums do not overlap. The six sales had a $575,000 median, $412,310 to $670,000.

Lake Homes: the 12 sales of the 36-month window

Source: Lee County recorded sales, the 36 months to September 25, 2026, our analysis. Median $655,000, range $510,000 to $895,000, $268.37 per square foot of county heated area (n = 12), all resales built in 2004. The all-history Lake Homes record holds 156 sales.

Park Homes: the 11 sales of the 60-month window

Source: Lee County recorded sales, the 60 months to September 25, 2026, our analysis. Median $590,000, range $412,310 to $679,000, $243.33 per square foot of county heated area (n = 11), all resales built in 2004. The all-history Park Homes record holds 157 sales.

What the plan split shows

In Lake Homes, the 3,080 square foot second-floor plan recorded $685,000, $895,000, $670,000 and $665,000 in the 36 months, and the 2,178 square foot first-floor plan ran from $510,000 to $675,000. In Park Homes, the 2,548 square foot plan recorded $550,000 to $679,000 in 60 months, and the 1,990 square foot plan $412,310 to $619,000. The plan is the first adjustment, and the condominium is the second, because each has its own association and budget.

The MLS view of Tarpon Gardens

The Southwest Florida MLS sells both condominiums under one label, TARPON GARDENS, and codes the buildings low-rise (1 to 3 stories), because its vocabulary has no coach-home value. It shows 6 closings in the 12 months (one entered after the sale), a 26-day median time on market and a 95.1 percent median sale-to-list ratio across 5 marketed sales, a thin sample. On October 10, 2026 two Tarpon Gardens listings were active, at $499,000 and $570,000, with none pending.

A worked example: first floor against second floor

In the same 12 months, two 3,080 square foot Lake Homes units recorded $670,000 and $665,000 and two 2,178 square foot Lake Homes units recorded $525,000 and $560,000. The larger plan's two sales average $667,500 ($670,000 plus $665,000, divided by 2) and the smaller plan's average $542,500 ($525,000 plus $560,000, divided by 2), a $125,000 difference. Four sales are not a market rule; they are the four comparables a buyer will set beside your unit, which is why we list them.

What Is a Tarpon Estates Home Worth?

A Tarpon Estates home in Cape Coral is worth what the lot, the house and the flood zone support, with few recent sales to lean on. No estate home recorded a resale in the 12 months to September 25, 2026; Lee County recorded four in 60 months, at a $1,675,000 median, $1,300,000 to $2,050,000.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; FEMA read October 10, 2026).

The estate window ladder

Source: Lee County recorded sales, Tarpon Point plat lots, single-family, our analysis. In the full history, an estimated 4 sales were builder-direct (median $2,098,232) and 22 were resales (median $1,612,500); builder-direct is the county tool's estimate. The median across all history is $447.04 per square foot of county heated area (n = 25).

The four estate sales of the last 60 months

Source: Lee County recorded sales, the 60 months to September 25, 2026, our analysis. All four were resales.

What older recorded sales of the same plans show

The county file lets us follow a plan size across years. Estate homes of 3,348 square feet built in 2006 on Tarpon Estates Ct recorded $800,000 in 2008, $675,000 in 2012, $1,600,000 in 2022 and $1,750,000 in 2024. Homes of 3,114 square feet built in 2013 on Tarpon Estates Blvd recorded $750,000 in 2015, $950,000 in 2016, $1,065,000 in 2019 and $2,050,000 in 2025. A 2,708 square foot home built in 2018 on Tarpon Estates Blvd recorded $875,000 in 2020 and $1,300,000 in 2025. The file cannot say whether a later sale followed a renovation; the permit history can, and we read it.

The estate homes on the roll

The roll dated October 4, 2026 shows 35 estate homes: 5 built from 2004 to 2009, 19 from 2010 to 2019 and 11 from 2020 to 2025, two of them 2025 homes with no heated area on the roll yet. Single-lot homes run 2,708 to 6,126 square feet of county heated area, with three to five bedrooms, and one two-lot combination reaches 11,116 square feet. The roll flags a seawall on 32 of the 35 homes, a boat dock on 10 and a pool on 32; those are appraiser fields, not an inspection.

The one estate listing on the MLS

On October 10, 2026 the Southwest Florida MLS showed one active Tarpon Estates listing, at $2,000,000, a 2023-built home of 4,125 square feet of MLS living area. The MLS shows no estate closing in the 12 months to September 25, 2026; the two closings in the prior 12 months were the same two 2025 county sales, with a median of 218 days on market. An asking price is not a sale, and an MLS living area is never set beside a county heated area.

How we build an estate value with thin evidence

We say plainly when fewer than five recent sales of the same kind exist, as here. We build the value from the four 60-month sales and the older sales of the same plans, the lot's frontage class and flood zone, the house's size, age and permit record, the design guidelines, and the active listing a buyer will see. Then we write a range, not a point, and show you each input.

What Is a Tarpon Estates Homesite Worth?

A vacant Tarpon Estates homesite in Cape Coral is worth what recorded lot sales support, and the record is thin. Lee County recorded one homesite sale in the 12 months to September 25, 2026, at $370,000 on April 7, 2026, and nine in 60 months at a $480,000 median.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; City of Cape Coral agendas read October 10, 2026).

The nine homesite sales of the last 60 months

Source: Lee County recorded sales, vacant-land sales on the Tarpon Point plat lots, the 60 months to September 25, 2026, our analysis. Median $480,000, range $299,999 to $710,000. The 24-month window holds 3 sales at a $499,900 median and the 36-month window 5 at $467,500. Across all history since the first lot sale on May 19, 2003, the county shows 68 homesite sales at a $600,000 median ($104,500 to $1,400,000), an estimated 39 of them builder-direct.

What moves a homesite price

The roll dated October 4, 2026 holds 9 vacant estate homesites, 6 on Tarpon Estates Blvd and 3 on Tarpon Estates Ct, and the appraiser classes four of the lake-frontage parcels as vacant. A lot's frontage class, its flood zone and the base flood elevation that sets how high a new house must sit, and the design rules that govern what can be built on it, all move its price.

What can be built, from the record

The City zones the estate lots R1, Single-Family Residential. The City's freeboard rule requires a new building on an AE 8 lot to have its lowest floor at 9 feet NAVD88 or higher (the 8-foot base flood elevation plus 1 foot of freeboard). City staff text in a May 19, 2026 Hearing Examiner agenda notes private Design Review Guidelines for Tarpon Estates that require minimum living areas, garage design standards and a swimming pool for each house; we have not read the guidelines themselves. A buyer prices those requirements into a lot.

Ordinance 43-26 and two lots

Ordinance 43-26 would exempt Lots 5 and 8 of Village C, two remaining undeveloped lots on Tarpon Estates Court, from the 100-foot lot-width rule. City Planning staff and the Hearing Examiner recommended approval on May 19, 2026, and Council heard the ordinance on August 5, 2026. The City's Business Impact Estimate says it adds no new regulations, costs or fees and does not change density or setbacks. We could not read the outcome, so we do not say it was adopted.

Does Plan Size Set the Price of a Tarpon Point Home?

Plan size sets the first adjustment in a Tarpon Point valuation, but inside the towers it does not set the price on its own. The 13 Tarpon Landings sales in the 12 months to September 25, 2026 ran from 2,801 to 3,071 square feet of county heated area and from $670,000 to $1,220,000.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).

Tower sales grouped by plan size

Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis. Groups of one to three sales are listed, never given a median.

Where plan size agrees and where it does not

The three 3,071 square foot sales sat within $13,000 of each other ($960,000 less $947,000), 1.4 percent of the lowest. The three 2,875 square foot sales spread $225,000 ($1,100,000 less $875,000), 25.7 percent of the lowest. The two 2,977 square foot sales spread $550,000. So size is a necessary match, not a sufficient one: once the plan is matched, floor, view and condition decide.

Coach-home plans

In Tarpon Gardens the plan does more of the work, because the floor is part of the plan. A Lake Homes first-floor unit is the 2,178 square foot plan and a second-floor unit is the 3,080 square foot plan. In the 36 months, the four 3,080 square foot sales ran $665,000 to $895,000 and the eight 2,178 square foot sales $510,000 to $675,000.

Estate home sizes

Estate homes run 2,708 to 6,126 square feet on single lots. The four 60-month sales were 2,708 to 3,348 square feet, so no recent sale describes a larger estate home. For a home above that range, we lean on the older estate sales of larger homes, such as $2,800,000 for a 6,126 square foot home in 2016 and $2,600,000 for a 5,381 square foot home in 2016, and say how old those sales are.

A worked example: the price per square foot as a cross-check

At the tower median of $308.37 per square foot of county heated area, a 2,875 square foot unit works out to $886,563.75 (2,875 times $308.37), close to the $875,000 sale of that plan and far below its two $1,100,000 sales. That is why we use price per square foot only to check a range, never to set one: in a tower, the same plan size carries different floors and views.

Does Year Built or Building Age Matter in Tarpon Point?

Year built matters in Tarpon Point mostly through what it triggers: the tower milestone clock, insurance inspections and the replacements a buyer expects. The towers date from 2006 and 2007, the coach homes from 2004 and the estate homes from 2004 to 2025, and the 2025 reserve study records roof work already done.

Data updated: October 2026 (county roll dated October 4, 2026; Tarpon Landings Structural Integrity Reserve Study dated May 20, 2025; Florida Statutes read October 10, 2026).

The 2006 tower and the 2007 towers

Of the 13 tower sales, four were in the 2006 building and nine in the 2007 buildings: the 2006 sales were $950,000, $1,100,000, $700,000 and $865,000, and the 2007 sales ran from $670,000 to $1,220,000. No tower holds 10 or more of the 13 sales, so no median is printed by building, and the plan and floor move a price more than the tower's year.

What the reserve study says has been replaced

The SOCOTEC study for the Tarpon Landings association, dated May 20, 2025, records that the main flat roofs were replaced in 2024, and lists the cabana and garage gravel-ballast roofs in fair to poor condition with replacement scheduled for 2028. Those are the association's consultant's findings. A buyer who knows what has been replaced, and what is scheduled, prices the remaining work correctly.

Insurance inspections by age

Citizens Property Insurance requires a four-point inspection for homes over 20 years old, and other insurers set their own rules. By the roll's year built, the coach homes (2004) are over 20 years old and the towers (2006 and 2007) are at or near that age. A current four-point and wind mitigation report shortens a buyer's insurance quote.

Homes built or remodeled from 2001 to 2009

The Florida Attorney General names homes built or remodeled from 2001 to 2008 as at risk of containing Chinese drywall, and the Consumer Product Safety Commission's guidance names drywall installed from 2001 to 2009. The coach homes (2004), the towers (2006 and 2007) and the earliest estate homes fall in those years by roll year built. That is the sources' own date range, not a claim about any Tarpon Point building, and a buyer's inspector will ask.

Estate homes by age

Estate homes split into 5 built from 2004 to 2009, 19 from 2010 to 2019 and 11 from 2020 to 2025. A newer estate home competes with the cost of building on one of the 9 vacant homesites, and an older one with its own permit record, so the age question for an estate home is really a replacement question.

Do the Lot, the Water and the Floor Change a Tarpon Point Price?

Position changes a Tarpon Point price, but the county file measures only part of it. For a tower unit, floor and view are not in the record, so we read them in person; for an estate home, the appraiser's frontage class, the seawall and dock flags and the flood zone are on the record.

Data updated: October 2026 (county roll and land-use fabric read October 10, 2026; City of Cape Coral canal layer read October 10, 2026; FEMA read October 10, 2026).

Estate frontage classes

The appraiser classes the 44 estate parcels by frontage as 17 canal, 13 lake (four of them vacant), 4 river, 3 single-family with no water class and 7 plain vacant. Those are the appraiser's labels, not a water route. The City's canal layer records no City canal within 60 meters of any of nine sample points inside Tarpon Point, so the City's citywide canal-front price figures do not describe this community.

Seawall, dock and pool flags

The roll flags a seawall on 32 of the 35 estate homes, a boat dock on 10 and a pool on 32. A dock and a seawall are part of what a waterfront buyer inspects and insures, and the pool requirement City staff describe in the private estate design guidelines explains why most estate homes carry one. We confirm each flag in person, because a roll field is not an inspection.

The water route a buyer asks about

The operator describes the marina as "just three miles from the Gulf of Mexico" and as off the Caloosahatchee at Intracoastal Waterway Marker 92; that is the operator's claim, and we print no computed distance or run time. NOAA's Coast Pilot 5 lists no bridge between Glover Bight and the mouth of the Caloosahatchee, and a boat bound for the open Gulf by the San Carlos Bay main channel passes under Sanibel Causeway Bridge A, a fixed span with a published clearance of 70 feet.

Floor and view in the towers

The towers are 12 stories over a two-level garage, and the county file carries neither floor nor view. The same-plan spreads in the plan-size section, up to $550,000 in 12 months, are the record's evidence that both matter. A walkthrough and the active listings on the same plan are how we price them.

Lake and park positions at Tarpon Gardens

Lake Homes and Park Homes are separate condominiums on Tarpon Gardens Cir, and FEMA maps the Lake Homes sample point in zone X (0.2 percent annual chance flood hazard in a coastal zone) and the Park Homes point in zone X (minimal flood hazard). Their recorded sales are listed separately above, because each condominium has its own association and its own record.

Which Tarpon Point Sales Are the Best Comparables?

The best Tarpon Point comparables are recorded sales of the same product line and plan size, close in time, then the same floor range, view and condition. For a standard tower unit the 13 sales of the 12 months to September 25, 2026 are the set; for coach homes and estate homes we widen the window and name it.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).

Standard tower units of 3,071 square feet

The three 3,071 square foot sales in the 12 months were $960,000 on November 21, 2025, $947,000 on January 2, 2026 and $950,000 on February 26, 2026, two in 2007 buildings and one in the 2006 building. That is the tightest group in the file, and for a seller of the same plan it is the anchor.

Standard tower units of 2,801 and 2,875 square feet

The 2,801 square foot sales were $720,000, $700,000 and $865,000, and the 2,875 square foot sales $1,100,000, $875,000 and $1,100,000. Both groups spread widely, so we add the 24-month sales of the same plan and the active listings before writing a range.

Coach homes

For a Lake Homes unit, the 12 sales of the 36-month window are the set, split by the 2,178 and 3,080 square foot plans. For a Park Homes unit, the 11 sales of the 60-month window, split by the 1,990 and 2,548 square foot plans, with the single 2,597 square foot sale of March 26, 2026 at $590,000.

Estate homes

For an estate home, the four sales of the 60-month window, the older recorded sales of the same plan sizes, and the one active listing are the set, and we name the age of every sale we use.

Rules we apply when choosing comparables

• Same product line first; a tower unit is never priced off a coach home, and neither is priced off the community median.
• Same plan size or the nearest plan, with bedrooms and baths matched.
• The newest sales first, and the window named whenever we widen it.
• Recorded sales only as comparables; active listings shown beside them as asking prices.
• County heated area for price per square foot, never an MLS living-area figure.
• Every comparable shown to you, with its date, price and plan.

What Will a Buyer Pay to Own Your Tarpon Point Home?

A buyer of a Tarpon Point home pays property tax at the City of Cape Coral rate, City charges on the tax bill, the master association fee, dues to a condominium or estates association, and insurance. No association publishes its dues and the master fee amount is unpublished, so the estoppel certificate and the budget carry those numbers.

Data updated: October 2026 (Lee County Property Appraiser 2026 millage book printed October 9, 2026; City of Cape Coral fiscal year 2027 charges; Tarpon Landings association documents dated December 2022 to April 2025; Lee County recorded sales through September 25, 2026).

The fee stack by layer

Source: Tarpon Landings association, Owner FAQ (version 11, December 12, 2022), Application and Guide for New Owners and Residents (January 2025) and Move-In and Move-Out Policy (April 4, 2025), each the association's own document; Lee County Property Appraiser; City of Cape Coral.

Why the unpublished dues still move the price

A buyer's lender counts the dues in the debt ratio, and a buyer compares the total monthly cost of one unit with another. When no association publishes its dues, the seller who hands the estoppel certificate and budget to the buyer's agent at the first showing removes a question that otherwise becomes a discount in the offer. The dues amount of any Tarpon Point association and the master fee amount: Information not available at time of publishing (checked 2026-10-07).

A worked example: the annual tax line at the tower median

Take a homesteaded tower unit assessed at the $875,000 tower median, with the 2026 millage applied to the tax roll. Non-school taxable value: $875,000 less $25,000 less $26,411 equals $823,589, times 10.0540 mills, $8,280.36. School taxable value: $875,000 less $25,000 equals $850,000, times 5.271 mills, $4,480.35. Ad valorem total with homestead: $12,760.71. Without a homestead exemption: $875,000 times 15.3250 mills, $13,409.38. It is an illustration, not a tax bill: assessed value is not the price, and a new owner's value resets after a sale.

What the buyer's lender sees

The buyer's lender reads the estoppel certificate, the condominium budget, the insurance declarations and the appraisal. For a tower unit, it also sees the reserve study and any special assessment. A seller who has those documents in hand before listing gives the lender a clean file and the buyer fewer reasons to reprice.

What Do the Associations Mean for Your Tarpon Point Sale?

A Tarpon Point sale runs through the association that governs the home and the master association above it. Tarpon Landings publishes its rules and forms; Lake Homes, Park Homes and the estates association publish none that we found, and in every case the recorded declaration controls over any summary on this page.

Data updated: October 2026 (Florida Division of Corporations records read October 10, 2026; Tarpon Landings association documents dated December 2022 to May 2025; Florida Statutes read October 10, 2026).

The associations a buyer's title company will contact

Source: Florida Division of Corporations, read October 10, 2026. The estates association's filed name uses "Estate" in the singular, so a state-register search for "Tarpon Estates" does not find it.

Approval and the application fee at Tarpon Landings

The Tarpon Landings association's January 2025 guide lists a $150 application fee for a purchase or a lease, and its leasing policy requires Board approval before a tenant occupies. Whether the declaration gives the Board a right to approve a sale is in the recorded declaration, which was not available to us. We read your declaration's approval language before the first showing.

Leasing rules a buyer-investor reads

The Tarpon Landings leasing policy, approved April 19, 2011 and printed in the January 2025 guide, sets a 30-day minimum and a one-year maximum lease, Board approval before occupancy, the whole unit only, no subleasing and no transient tenants, and a leasing owner gives up pool and clubhouse use during the lease. Leasing rules for Lake Homes, Park Homes and Tarpon Estates are not published, and their recorded declarations govern.

The estoppel certificate, with arithmetic

The estoppel certificate states what an owner owes the association on the day of the sale. Florida caps the fee at $299, $119 and $179 under the adjustment in force since 2022, and the certificate is due within 10 business days of the request; the fee is refunded if the closing does not happen. If both the condominium association and the master association issue one at the $299 cap, the two certificates total $598 ($299 times 2). The contract says who pays it, and in Lee County the seller customarily does.

The clubhouse is on the operator's land

On the county roll, the resort operator, Freeman & Hasselwander Resort Properties, L.L.C., is owner of record of the clubhouse tract, the entry tract, the marina tract and the hotel and Marina Village tract. The Tarpon Landings FAQ says the master fee gives access to the main fitness center, pools, tennis courts and clubhouse. What an owner's rights to them are is in documents we could not read, and a buyer will ask, so we ask the association first.

What we cannot tell you from public documents

The text of the recorded declarations and amendments, the master association's budget and fee, and the dues, rules and reserves of Lake Homes, Park Homes and the estates association: Information not available at time of publishing (checked 2026-10-07). The Lee County Clerk's official records hold the declarations, and the associations hold the budgets.

How Do Taxes and City Charges Shape What a Buyer Will Pay?

Tarpon Point taxes follow the City of Cape Coral district: a 2026 total of 15.3250 mills applied to the tax roll, City charges on the tax bill, and no community development district line. At the $720,000 Tarpon Point median, a homesteaded illustration is $10,385.34 in ad valorem tax, and the buyer's value resets after the sale.

Data updated: October 2026 (Lee County Property Appraiser 2026 millage book printed October 9, 2026; Lee County Property Appraiser exemption information for tax year 2026; City of Cape Coral fiscal year 2027 charges).

The millage

Tax district 057, the City of Cape Coral, carries the citywide lines and no community development district or special taxing district line in the Property Appraiser's 2026 preliminary millage book. The 2025 certified total is 15.3806 mills, and the 2026 total applied to the tax roll is 15.3250 mills (5.271 school and 10.0540 for every other line), from the Property Appraiser's final millage book printed October 9, 2026; the August proposal was 15.3882.

The homestead exemption, in dollars

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.

The illustration at the Tarpon Point median

• Non-school taxable value: $720,000 less $25,000 less $26,411 = $668,589.
• Non-school tax: $668,589 times 10.0540 mills = $6,721.99.
• School taxable value: $720,000 less $25,000 = $695,000.
• School tax: $695,000 times 5.271 mills = $3,663.35.
• Ad valorem total with homestead: $6,721.99 plus $3,663.35 = $10,385.34.
• Without a homestead exemption: $720,000 times 15.3250 mills = $11,034.00.

It is an illustration, not a tax bill.

The City's charges

The City of Cape Coral's fiscal year 2027 charges for a typical single-family home are a fire service average of $515.43, stormwater of $163 and solid waste of $384.25. Those are citywide figures; condominium billing differs and is set per parcel, so the tax bill is the only reliable source for a Tarpon Point unit. Nothing in the records we read places a Tarpon Point parcel in a Utilities Extension Project area, and a parcel's tax bill shows any assessment it carries.

Why the seller's bill is not the buyer's

Florida requires that a buyer be given the property tax disclosure summary warning that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment (section 689.261). A long-held, homesteaded Tarpon Point unit may carry a bill well below what a buyer will pay, and a buyer's agent will rework the carrying cost at the purchase price.

Payment timing and the proration

Florida taxes are paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the days the seller owned the home. Using the $10,385.34 illustration as the year's estimate and a closing on June 30, January 1 through June 29 is 180 days: $10,385.34 times 180 divided by 365 equals $5,121.54. If the title company applies the customary 4 percent November discount, the credit is $4,916.68. Your actual proration uses your bill and your closing date.

How Do Flood Zone and Insurance Affect a Tarpon Point Price?

Flood zone splits Tarpon Point by product: FEMA maps the towers and coach homes in zone X and the estate lots in zone AE with an 8-foot base flood elevation at the sample points. Cape Coral's Community Rating System Class 5 is a 25 percent discount on every NFIP policy, and no Tarpon Point premium is published.

Data updated: October 2026 (FEMA National Flood Hazard Layer, panels effective November 17, 2022, read October 10, 2026; City of Cape Coral flood pages; Citizens Property Insurance Corporation 2026 approved rate changes by county).

The zone at each product line's sample point

Source: FEMA National Flood Hazard Layer, street-level sample points, read October 10, 2026. Each row is a sample point, not a flood determination for every building. A parcel-center tally of the same layer puts all 330 condominium unit parcels in zone X and, of the 35 estate homes, 32 in AE 8, two in AE 9 and one in VE 10, a river-side home. A parcel center is not a flood determination for a building; FEMA's Map Service Center answers it for one address.

What the zone does to a buyer's math

A buyer with a mortgage on a home in zone AE is generally required by federal rules to carry flood insurance, and the insurer asks for the elevation certificate. In zone X that federal requirement does not generally apply, but zone X is a map category, not a guarantee. The City's own caution is that more than 60 percent of Cape Coral sits in a FEMA-mapped Special Flood Hazard Area, so a buyer reads the zone for the exact property.

The Community Rating System discount

Cape Coral holds Community Rating System Class 5, reached in 2010. Under FEMA's current rating method that is a 25 percent flood insurance discount on every NFIP policy in the city, X zone included, so it reaches a policy on a zone X tower or coach home as well as one on an estate home in AE.

The freeboard rule and the 50 percent rule

The City requires a building brought into compliance to have its lowest floor at or above the base flood elevation plus 1 foot of freeboard: 9 feet NAVD88 on an AE 8 lot, 10 on AE 9 and 11 on VE or AE 10. The City defines a substantial improvement as one "the cost of which equals or exceeds 50% of the market value of the building or structure before the improvement or repair is started," and a building that meets that test must then meet the flood rules for new construction. For an estate home in AE, the rule is why a buyer reads the permit history before planning a major renovation.

Elevation certificates

Elevation certificates for Tarpon Point homes: Information not available at time of publishing (checked 2026-10-07). Many certificates sit on the City's Forerunner portal, and buildings from before 1993 may not have one on file. An estate seller who has the certificate in hand removes the insurer's first question.

Citizens' Lee County book, as context only

Source: Citizens Property Insurance Corporation, 2026 Approved Rate Changes by County. These describe Citizens' policies in Lee County; they are not Tarpon Point figures and not quotes. A condominium has two layers of cover, the association's master policy and the unit owner's policy, and none of the three Tarpon Point condominium associations publishes its master policy terms.

Hurricane Ian, from the record

The National Hurricane Center reports maximum inundation of 6 to 9 feet above ground level in Pine Island, Cape Coral and other communities at the mouth of the Caloosahatchee during Hurricane Ian on September 28, 2022. No water-level measurement at Tarpon Point itself exists in the records we found, and we found no published account of damage at the towers, coach homes or estate homes. What the record does show is the marina's dock repair, verified by the Florida Department of Environmental Protection in February 2023. Every Tarpon Point sample point is in Lee County evacuation zone A.

How Do the Reserve Study and Milestone Rules Affect a Tower Price?

The Tarpon Landings reserve study and milestone clock affect a tower price because a buyer reads them as future cost. The association published a 2025 Structural Integrity Reserve Study listing 54 components at a $15,190,200 total current cost, and the towers' first milestone inspections fall due by 2036 and 2037 on the 30-year clock.

Data updated: October 2026 (SOCOTEC Structural Integrity Reserve Study for Tarpon Landing Condominium Association, dated May 20, 2025; Florida Statutes sections 718.112 and 553.899 read October 10 and 15, 2026).

The structural integrity reserve study

Florida requires a structural integrity reserve study for each condominium building of three or more habitable stories at least every 10 years, and associations that existed on or before July 1, 2022 and were controlled by unit owners had to complete the first one by December 31, 2025. The Tarpon Landings study, prepared by SOCOTEC Consulting with a site visit on May 7, 2025 and dated May 20, 2025, lists 54 reserve components with a total current cost of $15,190,200. We print no funding percentage or per-unit contribution from it, because the report states two different 2026 contributions.

The milestone inspection clock

Under section 553.899, a condominium building of three or more habitable stories is inspected by December 31 of the year it reaches 30 years of age, and a local agency may require it at 25 years where conditions such as nearness to salt water justify it. The dates rest on the roll's year built, not on a certificate of occupancy, so they are our inference, and whether the City has adopted the 25-year option we did not find.

What the buyer receives, and when

On a condominium resale, the buyer receives the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, and the milestone inspection summary and the structural integrity reserve study where they exist, and may cancel within 7 days, not counting Saturdays, Sundays and legal holidays (section 718.503). We assemble that package before listing so the buyer's 7 days start with complete documents.

The coach homes

The Tarpon Gardens buildings are two-story, with first- and second-floor units. The reserve study and milestone rules apply to buildings of three or more habitable stories, and the story count under the Florida Building Code for the coach homes was not available to us, so this page makes no reserve study or milestone statement for them.

Whether the study appears on the state's lists

Whether the Tarpon Landings study appears on the Department of Business and Professional Regulation's public lists: Information not available at time of publishing (checked 2026-10-07). The state's lists were not readable by our tools, and we do not say the study was filed there.

Do the Marina and the Westin Change a Tarpon Point Price?

The county and MLS records do not measure a marina or Westin effect on a Tarpon Point price, so we claim none. What the record does show is that a slip is leased from the operator and does not convey with a home, and that the Westin and Marina Village stand inside the same gate, run by the resort operator.

Data updated: October 2026 (Florida DEP permit 153417-024 EI issued October 16, 2024; DEP technical staff report of May 14, 2024; operator pages read October 10, 2026).

What the state permit says about the marina

The Florida Department of Environmental Protection permit issued October 16, 2024 authorizes expansion of the previously authorized 225-slip commercial marina to a 266-slip commercial marina, under a sovereignty submerged lands lease held by the operator. A state lease condition keeps at least 90 percent of the slips open to the public, first come, first served. The operator and the Business Observer report 265 slips after a 46-slip expansion in August 2026.

Does a slip transfer with a home?

Not by anything we read. The operator leases slips annually and transiently, and no record gives Tarpon Point owners slip ownership or priority. The Tarpon Landings association lists a community boat dock among its amenities, and its declaration holds the terms. If you hold a slip lease, ask the marina office whether it can be assigned, and do not price it into the home.

What the marina offers and does not

The state record authorizes private vessels 20 to 100 feet long with a 1 to 5 foot draft, and the marina has no dry storage and no boat ramp. The operator lists a fuel dock, pump-out and a ship store, and its rules page bars live-aboards. Slip rates are not published.

The Westin and Marina Village

The Westin Cape Coral Resort at Marina Village first opened in 2009 as The Resort at Marina Village and became a Westin in December 2012. The operator lists Marina Village restaurants and shops beside it. Whether an owner may use the hotel's own pools and spa is not documented, so we describe the setting as the operator and the association publish it and attach no price to it.

How Does Tarpon Point Compete With Other Cape Coral Communities?

On the same Lee County recorded-sales record and window, Tarpon Point had 19 sales at a $720,000 median, Cape Harbour 31 at $487,500 and Sandoval 92 at $359,500, against 5,804 sales at $365,000 across the six Cape Coral ZIP codes. The products differ, so the medians describe different mixes of homes.

Data updated: October 2026 (Lee County recorded sales, 12 months to September 25, 2026; county roll dated October 4, 2026).

Five benchmarks, one window

Source: Lee County recorded sales, our analysis, run through one tool for every place, so the counts and medians can sit in one table. Price per square foot is shown only for the two places run on the same basis.

Condominium against condominium

Tarpon Point's 19 sales were all condominiums. Across the six Cape Coral ZIP codes, condominiums recorded 535 sales at a $210,000 median in the same 12 months, and in ZIP 33914 alone 147 condominium sales at a $265,000 median. ZIP 33914 is the whole southwest Cape, so its figure is never a Tarpon Point figure; it shows how far above the wider condominium market the Tarpon Landings and Tarpon Gardens record sits.

Where a Tarpon Point buyer also looks

A buyer weighing a Tarpon Point tower also reads the Cape Harbour towers half a mile across the water, and a buyer weighing an estate home reads other waterfront single-family homes in the southwest Cape. We set those beside your comparables as context, never as a stand-in for a missing Tarpon Point sale.

If you are also weighing another city

Many Tarpon Point owners compare a move within Cape Coral or across the river. Our Cape Coral home valuation covers the wider city, and our Cape Coral seller guide covers listing across it.

Tarpon Point vs Cape Harbour: Which Home Wins With a Buyer?

Tarpon Point and Cape Harbour sit about half a mile apart across the water, and a buyer often weighs both. Tarpon Point is towers, coach homes and estate lots with a resort hotel inside the gate and a marina permitted for 266 slips; Cape Harbour is a harbor village mix on its own record. Neither wins outright.

Data updated: October 2026 (Lee County recorded sales, 12 months to September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix), closings in the same 12 months with sales entered after the fact excluded from time on market and sale-to-list, pulled October 10, 2026).

The decision table

Source: Lee County recorded sales and roll, our analysis; Southwest Florida MLS (Matrix), our analysis. Tarpon Point's MLS rows carry the Tarpon Point Marina development name; Cape Harbour's are the closings whose street address matches a Cape Harbour parcel on the county roll. The county and MLS counts are separate instruments and are not merged.

The same years, read with the mix

Tarpon Point's $720,000 median is a condominium figure for 19 resales. Cape Harbour's $487,500 median covers 31 sales across its towers, mid-rise, coach homes, townhome-style villas and houses. Seventeen of those 31 were in the two Marina South towers at a $425,000 median, which is the nearest tower-to-tower comparison with the 13 Tarpon Landings sales at $875,000. The Landings units we tracked were all three-bedroom plans of 2,801 to 3,071 square feet, and the Marina South residences are smaller by the developer's own description, so the two medians reflect different sizes as much as different places.

What this means for your Tarpon Point price

A buyer comparing a Tarpon Landings unit with a Marina South unit is comparing different sizes, different associations and different documents. We put both communities' recorded sales in front of the buyer's agent with the plan sizes beside them, so the comparison is fair to your unit. Our Cape Harbour home valuation page sets out that community's record the way this page does for Tarpon Point.

Which features answer which question

None of this says one community suits any buyer better. It is the record, and the documents named above are how a buyer turns it into a decision about one unit or lot.

What Must a Tarpon Point Seller Disclose?

A Tarpon Point seller must disclose known facts that materially affect value, deliver the Florida flood disclosure at or before the contract, and supply the association disclosure that fits the product: the Chapter 718 resale package for a tower unit or coach home, and the Chapter 720 summary for an estate home. This is information, not legal advice.

Data updated: October 2026 (Florida Statutes, 2026 edition, read October 7 and 10, 2026; Florida Supreme Court opinion).

The condominium resale package, section 718.503

For a Tarpon Landings, Lake Homes or Park Homes unit, the buyer is entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, and the milestone inspection summary and most recent structural integrity reserve study where they exist, and may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them.

The association disclosure summary, section 720.401

For a Tarpon Estates home or homesite, governed by a homeowners association, the buyer must be given the disclosure summary before signing the contract. Without it, the buyer may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and that right cannot be waived.

The flood disclosure, section 689.302

The seller of residential real property gives the buyer the flood disclosure at or before the time the sales contract is executed. It covers known flooding during the seller's ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. The statute text holds no right for the buyer to cancel.

The property tax disclosure, section 689.261

A buyer must be given the disclosure summary warning that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment. Read section 689.261 with your closing agent for the exact wording.

Known defects and "as is"

Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller must disclose known facts that materially affect the value of the home and are not readily observable, and an "as is" clause does not remove that duty. List repairs and permits you know about before the buyer's inspector finds them.

Open permits and unpermitted work

An owner may close an open or expired permit with the original contractor, another licensed contractor or as owner-builder, and a local agency may close a permit six years after it was issued if no apparent safety hazard exists. A buyer at arm's length may not be penalized solely because a previous owner's permit was never closed (section 553.79(16) and (17)). The City's payoff request service reads open permits, open code cases, assessments and utility balances at a sale, and its permit portal lets anyone search an address without an account.

What Does It Cost to Sell a Tarpon Point Home?

Selling a Tarpon Point home in Lee County costs deed stamps of 70 cents per $100, an owner's title policy the seller customarily pays, estoppel certificates, a municipal lien search and a negotiated commission. At the $875,000 tower median the computable lines are $6,125.00 in stamps and an estimated $4,450 in owner's title premium.

Data updated: October 2026 (Florida Statutes section 201.02; estoppel fee caps in force since the 2022 adjustment; owner's title premium from the state rate schedule as carried in our cost research).

The computable lines at five Tarpon Point prices

Deed stamps are 70 cents for each $100 or fraction of $100 of the price (section 201.02). The owner's title premium follows the state schedule as carried in our cost research: $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000, so $575 plus $5.00 times 775 equals $4,450 at $875,000, and $575 plus $4,500 plus $2.50 times 675 equals $6,762.50 at $1,675,000. It is an estimate before any credit a title company applies, from a rate schedule we have not re-read this month. The totals exclude estoppel certificates, the commission, your mortgage payoff, the municipal lien search, prorations and any repairs.

Estoppel certificates

The estoppel cap is $299 for a standard certificate under the adjustment in force since 2022, with $119 and $179 caps for the other circumstances the statute names. If a tower or coach-home sale needs certificates from both the condominium association and the master association at the $299 cap, the two total $598.

Who customarily pays what in Lee County

In Lee County the seller customarily pays the deed stamps and the owner's title insurance policy and chooses the closing agent, and the buyer customarily pays to record the deed and all costs of a new mortgage. These are customs, not law, and the contract controls. Recording a deed costs $10.00 for the first page and $8.50 for each further page, so a two-page deed records for $18.50.

Commission

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, stating the agent's compensation and that broker commissions are not set by law and are fully negotiable. Offers of compensation to a buyer's broker are no longer advertised on the multiple listing service. We print no commission rate: it is negotiated, and we discuss it with you on the call.

A foreign seller

Where the seller is a foreign person, the buyer generally withholds 15 percent of the amount realized under FIRPTA, with lower rates where the buyer will live in the home and the price is under $1,000,000. Many Tarpon Point owners live part of the year elsewhere, so we flag the question early and send you to your tax adviser and the IRS's own guidance.

More on closing costs

Our Florida seller closing costs guide covers every line, and our Tarpon Point selling plan covers the process and timing. Call Jesse direct at (239) 898-6072 for a net sheet on your home.

Do Location, Schools and Roads Change a Tarpon Point Price?

Location moves a Tarpon Point price through distance and access, which we state in road miles. From the Westin address point, Cape Coral Parkway is 4.2 miles, downtown Fort Myers 15.7, Southwest Florida International Airport 19.9 and Sanibel 21.1, and Lee County's bridge tolls apply only on trips from Fort Myers toward Cape Coral.

Data updated: October 2026 (drive figures computed October 10, 2026 on the OpenStreetMap road network, free-flow, from 5951 Silver King Blvd; Lee County toll fares; School District of Lee County Student Enrollment Plan 2026 to 2027).

Road miles from the Westin address point

These are free-flow figures with no traffic; plan more time at peak hours and in season. The entry tract is 0.4 to 0.8 mile and 1 to 3 minutes closer than the Westin point for every destination.

Bridge tolls

Cape Coral Bridge and Midpoint Memorial Bridge tolls are $2.00 with a transponder and $5.00 pay-by-plate, charged only on trips from Fort Myers into Cape Coral. The Sanibel Causeway is $6.00 with a transponder and $9.00 pay-by-plate. A LeeWay unlimited program is $330 a year.

The Cape Coral Bridge replacement

On September 19, 2023 the Lee County Board voted to advance the Cape Coral Bridge replacement design with a pedestrian bridge, with construction set to begin in 2026. We print no cost and no completion date.

Schools: choice zones, not one assigned school

The School District of Lee County assigns by choice zones: a home address fixes a zone, the family ranks the schools in it, and a lottery places students. Every Tarpon Point point we sampled sits in elementary Proximity Zone F (Cape, Gulf and Pelican Elementary), middle Proximity Zone BB (Gulf Middle and Trafalgar Middle) and high school West Zone sub-zone 3 (Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High and North Fort Myers High), under the Student Enrollment Plan 2026 to 2027. The City also runs Oasis Charter Schools, with four campuses. We describe the zones and distances; we print no grade or rating and say nothing about who a place suits.

What is nearby

Rotary Park Environmental Center, a City park of 97 acres outside the gate on Rose Garden Rd, is 1.4 road miles from the Westin point, and the Cape Coral Yacht Club Community Park beach is 5.6. Marina Village restaurants and shops sit inside the gate. No rezoning or redevelopment of the Westin, Marina Village, the towers, the coach homes or the marina appears on the City agendas read from September 2025 to mid-October 2026.

Want a Free In-Person CMA for Your Tarpon Point Home?

A free in-person comparative market analysis is the most accurate Tarpon Point valuation short of an appraisal, and it costs you nothing. One of us walks the unit or home, reads it against the roll, the association documents and the flood map, and returns a written range with the recorded comparables and a net sheet.

Book your Tarpon Point walkthrough

Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request your free Tarpon Point 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 Tarpon Point seller page lays out the marketing and negotiation plan. If you are also buying, see how we represent Southwest Florida buyers or our Tarpon Point buyer guide.

Nearby valuations and guides

Tarpon Point 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 Cape Harbour home valuation page covers the community across the water, the Tarpon Estates guide covers the estate homes, and the Cape Harbour and Sandoval guides cover two other Cape Coral communities. To browse homes currently listed, see Cape Coral homes for sale at Domain Realty Group.

Frequently Asked Questions, Seller Edition: Tarpon Point Home Values

Tarpon Point sellers ask us the same questions again and again, from what a tower unit is worth to how the reserve study and flood zone affect a sale. These answers use only Lee County records, the Southwest Florida MLS, the associations' published documents and statute, and where a figure is not published we say so plainly instead of guessing.

What is my Tarpon Point home worth today?

Your home is worth what comparable recorded sales support, matched on product line, plan size, floor or lot, year built and condition. Lee County recorded 19 Tarpon Point sales in the 12 months to September 25, 2026, from $412,310 to $1,220,000 at a $720,000 median, all condominiums. Tarpon Landings had an $875,000 median. Ask us for a written range with every comparable attached.

What are Tarpon Point home values right now?

The county recorded 19 sales from September 26, 2025 to September 25, 2026: 10 from $500,000 to $750,000, five from $750,000 to $1,000,000, three at $1,000,000 or more and one from $400,000 to $500,000. The all-homes median was $720,000. Your home's own product line and plan decide your number.

What is the median home price in Tarpon Point?

The 12-month median is $720,000 across 19 recorded sales to September 25, 2026, every one a condominium resale. By product line: Tarpon Landings $875,000 (13 sales, 12 months), Tarpon Gardens $575,000 (12 sales, 24 months), Lake Homes $655,000 (12 sales, 36 months), Park Homes $590,000 (11 sales, 60 months) and estate homes $1,675,000 (4 sales, 60 months).

What is a Tarpon Landings condo worth?

Lee County recorded 13 Tarpon Landings sales in the 12 months to September 25, 2026 at an $875,000 median, $670,000 to $1,220,000, at $308.37 per square foot of county heated area. Every one was a three-bedroom, three-bath unit of 2,801 to 3,071 square feet. Floor, view and condition moved same-plan prices by up to $550,000.

What is a Tarpon Gardens coach home worth?

Tarpon Gardens recorded 12 sales at a $575,000 median in the 24 months to September 25, 2026. Lake Homes recorded 12 sales at $655,000 over 36 months, and Park Homes 11 at $590,000 over 60 months. In the 12 months alone, the six Tarpon Gardens sales ran from $412,310 to $670,000, and they are listed on this page.

What is a Tarpon Estates home worth?

No Tarpon Estates home recorded a resale in the 12 months to September 25, 2026. The 60-month window holds four sales at a $1,675,000 median, $1,300,000 to $2,050,000, and all recorded history holds 26 sales at $1,687,500. An estate value is built from those, the lot, the flood zone and the house, and we say plainly that the evidence is thin.

What is a Tarpon Estates homesite worth?

Lee County recorded one homesite sale in the 12 months, $370,000 on April 7, 2026, and nine in 60 months at a $480,000 median, $299,999 to $710,000. The roll shows 9 vacant homesites. The design guidelines City staff describe and the flood rules for a new house both affect what a buyer will pay.

Are home prices dropping in Tarpon Point?

The record answers for what closed, not for what comes next. The Tarpon Landings calendar medians run from $1,650,000 in 2023 (seven sales) to $911,000 for 2026 so far (10 sales), and the condominium median moved from $900,000 (13 sales) to $720,000 (19 sales) between the two latest 12-month windows. The mix changed too, so we make no percentage claim.

Is the Tarpon Point market going to crash?

We do not forecast. On October 10, 2026 the MLS showed 13 active Tarpon Point listings and 2 pending, 8.7 months of supply, a 46.5-day median time on market and a 92.1 percent median sale-to-list ratio. That is the market a buyer is reading the week you list, and we price to it.

How fast are homes selling in Tarpon Point?

The Southwest Florida MLS median was 46.5 days on market across 18 marketed sales in the 12 months to September 25, 2026, sales entered after the fact excluded. Tarpon Landings took 48 days (13 sales) and Tarpon Gardens 26 days (5 sales, thin). A year earlier the Tarpon Point median was 126 days across 14 sales.

What percent of list price do Tarpon Point homes sell for?

The MLS median sale-to-list ratio was 92.1 percent across 18 marketed sales in the 12 months to September 25, 2026, measured as sold price over final list price, and none of the 18 sold above list. Tarpon Landings was 92.0 percent and Tarpon Gardens 95.1 percent on a thin sample of five.

What is the price per square foot in Tarpon Point?

Per square foot of county heated area, the 12-month median was $257.05 across all 19 sales and $308.37 across the 13 tower sales. Tarpon Gardens ran $239.87 (24 months), Lake Homes $268.37 (36 months), Park Homes $243.33 (60 months) and estate homes $447.04 (all history). These are county figures, never compared with an MLS living-area figure.

Does the floor of my tower unit change its value?

The county file does not carry the floor, so it cannot measure it, but the same-plan spreads show something does. Two 2,977 square foot units recorded $670,000 and $1,220,000 in the same 12 months. Floor and view are what we read in person, against the active listings on the same plan.

What is a top-floor Tarpon Landings unit worth?

The 12 top-floor units, four per building, run 4,275 to 5,438 square feet, and none was among the 13 tower sales in the 12 months to September 25, 2026. We build that value from older recorded sales, any active top-floor listing and a walkthrough, and we tell you in writing that the recent evidence is thin.

How accurate is an automated estimate for a Tarpon Point home?

An automated estimate cannot see the floor and view of a tower unit, the association layers, the reserve study or the lot's flood zone, and it has no estate-home sale in the last 12 months to anchor on. Same-plan tower sales spread by up to $550,000. A recorded-sale valuation read in person is the better start.

How is a CMA different from an appraisal in Tarpon Point?

A comparative market analysis is our written price opinion from recorded sales and the active market, built to set a list price. An appraisal is a licensed appraiser's opinion for a lender. Both start from the same recorded sales; ours adds the active listings and the documents a buyer will read.

Why do the MLS and county numbers for Tarpon Point differ?

They count different events. The county counted 19 qualified sales in the 12 months to September 25, 2026; the MLS counted 22 closings, four of them entered after the sale and never marketed. Recording timing and the county's qualified-sale screen explain the rest. We print each in its own sentence and never merge them.

Does a slip at Tarpon Point Marina add value to my home?

Not by any record we read. Slips are leased from the operator, annually and transiently, under a state lease that keeps at least 90 percent open to the public, and no record gives owners slip ownership or priority. Ask the marina office whether your slip lease can be assigned, and do not price it into the home.

Does the Westin next door change my price?

No record we reviewed measures it, and we claim no effect. The Westin stands inside the same gate, and Marina Village restaurants and shops are part of the setting buyers see. Whether an owner may use the hotel's own facilities is not documented, so we describe the setting as the operator and the association publish it.

Does being in a flood zone affect my Tarpon Point home's value?

It affects a buyer's lender and insurance questions. FEMA maps the tower and coach-home sample points in zone X and the estate-lot points in zone AE with an 8-foot base flood elevation. Cape Coral's Community Rating System Class 5 is a 25 percent discount on every NFIP policy, X zone included.

Do I need an elevation certificate to sell an estate home?

No statute we read requires one for a sale, but a buyer's insurer in zone AE will ask for it. Many Cape Coral certificates sit on the City's Forerunner portal, and buildings from before 1993 may not have one on file. Having it in hand before you list removes the first insurance question.

Do I need to disclose flood history in Tarpon Point?

Yes. Section 689.302 requires a seller to give the buyer a flood disclosure at or before the contract, covering known flooding during your ownership, flood insurance claims and flood assistance. The statute holds no cancellation right for the buyer. Talk to your attorney about what your own history requires you to disclose.

How does insurance affect my Tarpon Point sale?

A buyer's quote is part of the buyer's monthly cost. For a condominium, the association's master policy terms are not published, and the unit owner carries a policy for the inside of the unit. For an estate home, the wind mitigation report and elevation certificate drive the quote. Citizens' Lee County averages are context, not quotes.

How does the reserve study affect my Tarpon Landings sale?

A buyer reads the 2025 study, which lists 54 reserve components at a $15,190,200 total current cost, and receives it with the resale package. We print no per-unit contribution, because the report states two different 2026 contributions. We assemble the package before listing so the buyer's 7-day review starts complete.

When are the Tarpon Landings milestone inspections due?

On the roll's years built, by December 31, 2036 for the 2006 building and December 31, 2037 for the 2007 buildings on the 30-year clock, or 2031 and 2032 if the City requires the 25-year option. We did not find that the City has adopted it, and the dates are our inference from the roll.

What repairs should I make before listing in Tarpon Point?

Start with what a buyer's inspector and insurer will flag: open permits, roof and opening records, systems and visible condition. For a tower unit, know what the association has replaced and scheduled. We walk the home first and tell you which items a buyer will price, rather than guessing at a renovation's return.

Do renovations raise value in Tarpon Point?

Information not available at time of publishing (checked 2026-10-07). The county record shows sale prices and plan sizes, and the MLS shows condition only in free text, so neither gives a measured return on a renovation. We compare finished units against each other when we price a home, and we show you the sales we used.

What are the Tarpon Point association dues a buyer will ask about?

No Tarpon Point association publishes its dues, and the master association fee exists but its amount is unpublished. The estoppel certificate and the budget hold them. Information not available at time of publishing (checked 2026-10-07). We request both early so the buyer sees them with the listing.

What does an estoppel certificate cost in Tarpon Point?

Florida caps the fee at $299, $119 and $179 under the adjustment in force since 2022, and the certificate is due within 10 business days of the request. If both the condominium association and the master association issue a certificate at the $299 cap, the two total $598.

Does Tarpon Point have a CDD or a special assessment?

The Property Appraiser's 2026 preliminary millage book shows no community development district or special taxing district line for tax district 057. No Tarpon Point special assessment is published; the estoppel certificate shows any that is levied or pending.

Can my buyer rent the unit after purchase?

At Tarpon Landings, the leasing policy sets a 30-day minimum and a one-year maximum, Board approval before occupancy, the whole unit only, and no subleasing or transient tenants. Leasing rules for Lake Homes, Park Homes and Tarpon Estates are not published. The recorded declarations control in every case.

Does the association have to approve my buyer?

For Tarpon Landings, the January 2025 guide lists a $150 application fee for a purchase or lease, and the leasing policy requires Board approval before a tenant occupies. Whether the declaration gives the Board a right to approve a sale is in the recorded declaration, which was not available to us, so we read yours before listing.

What are seller closing costs in Lee County for a Tarpon Point home?

The seller customarily pays the deed stamps and the owner's title policy and chooses the closing agent; the contract controls. At the $875,000 tower median, deed stamps are $6,125.00 and the owner's title premium is an estimated $4,450 before credits. Commission is negotiated.

Who pays for title insurance in Lee County?

In Lee County the seller customarily provides the owner's title policy, and the buyer pays for a lender's policy and the costs of a new mortgage. On the state schedule, the owner's premium at the $720,000 Tarpon Point median is an estimated $3,675 before credits. Your title company quotes the actual premium.

How does my price compare with Cape Harbour?

In the same Lee County window, Cape Harbour recorded 31 sales at a $487,500 median and Tarpon Point 19 at $720,000; per square foot of county heated area, $321.32 and $257.05. The mixes differ, because all 19 Tarpon Point sales were condominiums and Cape Harbour's include houses and smaller tower plans.

Should I price at the median?

Only if your home is the median home in its own product line and plan. A 3,071 square foot tower unit has its own tight group of three recorded sales from $947,000 to $960,000, and a 2,178 square foot Lake Homes unit has its own. The community median of $720,000 describes neither.

What is the highest recent sale in Tarpon Point?

The highest recorded sale in the 12 months to September 25, 2026 was $1,220,000 on April 30, 2026, a 2007-built Tarpon Landings unit of 2,977 square feet. Across the 60 months, the highest was $2,050,000, an estate home on Tarpon Estates Blvd in March 2025.

Do I owe capital gains tax when I sell?

That depends on your use of the home and your own tax position, and we do not give tax advice. The Internal Revenue Service's Topic 701, Sale of your home, sets out the rules, and your tax adviser applies them. We give you the closing figures your adviser needs.

Is the Tarpon Point valuation really free, and do I have to list with you?

Yes, it is free, and you do not have to list with us. You receive a written range, the recorded comparables, the association documents to request, the flood information and a net sheet, and you keep the file whether or not you list. Request it above or call Jesse direct at (239) 898-6072.

Why choose McGreevy and Comisar to price a Tarpon Point home?

We price on the county's recorded sales for your product line and plan, we read the association documents and reserve study 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 at (239) 898-6072 for a free valuation.

What Tarpon Point Sellers Say About Working With Us

McGreevy and Comisar are a top-reviewed Southwest Florida listing team. We publish no aggregate score. The seller reviews below, which a Tarpon Point 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.

★★★★★ "Jesse provided timely, relevant advice throughout the long, complex process of selling our house in Southwest Florida. Our original buyer backed out, jeopardizing months of painstaking preparations. Within only a few days, Jesse found a qualified buyer for our home, and the deal sailed through! His aggressive action resurrected a dead sale!" Verified Zillow review

★★★★★ "Marc helped sell my parents home. He was involved 100% from the beginning till the end. Every suggestion he made in regard to selling the house helped us do just that!" Verified Zillow review

★★★★★ "The sale of our home was not without challenges. Jesse and his team worked extremely hard to get us to the closing table and our home sold!!! Would recommend Domain and the great team to anyone!!!" Verified Zillow review

Ask for the same care on your Tarpon Point home

The same partners who earned those reviews will price your home. Request a free Tarpon Point home valuation or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.

Downloadable Documents

Every document behind the Tarpon Point figures above is public, and a buyer's lender, insurer and agent will read many of them. These are the ones a Tarpon Point seller actually uses, each linked to the issuing authority's own copy rather than a reprint, so you read the current version.

Sources

Every Tarpon Point figure on this page traces to one of the sources below, read or probed on October 10, 2026 unless a line gives another date. Market figures carry the window and pull date stated beside them in the body. We cite government, statutory, association, operator, press-of-record and our own pages only.

County records and Lee County government

1. Lee County Property Appraiser public roll dated October 4, 2026 and Lee County recorded sales through September 25, 2026, our analysis. https://www.leepa.org/
2. Southwest Florida MLS (Matrix), Tarpon Point closings and listings, Development Name TARPON POINT MARINA, pulled October 10, 2026, our analysis (subscriber system, no public link).
3. Lee County Property Appraiser, Property search. https://www.leepa.org/Search/PropertySearch.aspx
4. Lee County Property Appraiser, General Exemption Information, tax year 2026. https://www.leepa.org/Exemption/GeneralExemptionInfo.aspx
5. Lee County Property Appraiser, Lee County Tax Rolls. https://www.leepa.org/Roll/TaxRoll.aspx
6. Lee County Property Appraiser, 2026 Taxing District Millage Book, preliminary, printed August 11, 2026. https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book%20Prelim.pdf
7. Lee County Property Appraiser, 2025 Taxing District Millage Book. https://www.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf
8. Lee County Property Appraiser, taxing districts map service. https://gissvr.leepa.org/gissvr/rest/services/Districts/MapServer
9. Lee County Property Appraiser, hazards and flood zones map service. https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer
10. Lee County Property Appraiser, subdivisions layer. https://gissvr.leepa.org/gissvr/rest/services/ParcelDetails/MapServer/33
11. Lee County Property Appraiser, parcels layer. https://gissvr.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0
12. Lee County Tax Collector, Property taxes. https://www.leetc.com/property-taxes/
13. Lee County, evacuation zone feature service. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Aware_Layers/FeatureServer/1
14. Lee County GIS, School Enrollment Zones 2026 to 2027. https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/SchoolProximityZones_2627/FeatureServer
15. Lee County, LeeWay toll costs. https://www.leegov.com/tolls/cost
16. Lee County Department of Transportation, release of September 19, 2023 on the Cape Coral bridge replacement design direction. https://www.leegov.com/dot/News%20Documents/Lee%20Commissioners%20confirm%20design%20direction%20for%20Cape%20Coral%20bridge%20replacement.pdf
17. Lee County Parks and Recreation, beaches. https://www.leegov.com/parks/beaches

City of Cape Coral

18. City of Cape Coral GIS, address points. https://capeims.capecoral.gov/arcgis/rest/services/OpenData/Addresses/MapServer/0
19. City of Cape Coral GIS, zoning layer. https://capeims.capecoral.gov/arcgis/rest/services/OpenData/DCD/MapServer/3
20. City of Cape Coral GIS, Coastal High Hazard Area layer. https://capeims.capecoral.gov/arcgis/rest/services/OpenData/DCD/MapServer/9
21. City of Cape Coral GIS, FIRM layer. https://capeims.capecoral.gov/arcgis/rest/services/OpenData/FIRM/MapServer/0
22. City of Cape Coral GIS, Public Works canals layer. https://capeims.capecoral.gov/arcgis/rest/services/OpenData/PublicWorks/MapServer/11
23. City of Cape Coral, Flood Protection, Building Division. https://www.capecoral.gov/departments/development_services/building_division/flood_protection.php
24. City of Cape Coral, FEMA page, Emergency Management and Resilience. https://www.capecoral.gov/departments/emergency_management_resilience/fema.php
25. City of Cape Coral, Substantial Improvement / Damage Application Checklist and Notice, updated July 1, 2025. https://www.capecoral.gov/Documents/Document%20Hub/Permit%20Document%20Center/Improvements%20and%20Repairs%20of%20Buildings%20in%20Flood%20Zones/Substantial%20Improvement%20Damage%20Application%20Checklist%20-%20FEMA%20Packet%207-1-25%20-%20Fillable.pdf
26. City of Cape Coral, Flood elevation certificate portal (Forerunner). https://capecoralfl.withforerunner.com/
27. City of Cape Coral, CapeIMS and the payoff request service. https://www.capecoral.gov/departments/information_technology_services/geographic_information_system_gis/capeims.php
28. City of Cape Coral, EnerGov Citizen Self Service permit search. https://energovweb.capecoral.gov/EnerGovProd/SelfService
29. City of Cape Coral, Hearing Examiner agenda, May 19, 2026, item PDP26-000002. https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=37df3b53-1b00-4663-8397-26440a67bf95&Agenda=Agenda&lang=English
30. City of Cape Coral, City Council regular meeting agenda, July 22, 2026. https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=4e32a066-b39d-447e-9a08-7534700098e2&Agenda=Agenda&lang=English
31. City of Cape Coral, City Council regular meeting agenda, August 5, 2026. https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=7ce971ca-d6c6-42b9-b4b5-9a557d0940e1&Agenda=Agenda&lang=English
32. City of Cape Coral, Business Impact Estimate, Ordinance 43-26. https://www.capecoral.gov/Documents/Departments/City%20Clerk/Business%20Impact%20Estimates/Ordinance%2043-26%20BIE.pdf?t=202607151032110
33. City of Cape Coral, Comprehensive Plan, Conservation and Coastal Management. https://www.capecoral.gov/Documents/Document%20Hub/Comprehensive%20Planning/Table%20of%20Contents/Exhibit%20B%20Chapter%202%20CONSERVATION%20AND%20COASTAL%20MANAGEMENT%20020123version.pdf
34. City of Cape Coral, Rotary Park Environmental Center. https://www.capecoral.gov/department/parks_and_recreationhome/rotary_park_environmental_center/index.php
35. City of Cape Coral, Yacht Club Community Park project page. https://www.capecoral.gov/departments/parks_recreation/yacht_club_community_park.php
36. City of Cape Coral Charter School Authority, Oasis Charter Schools. https://www.capecharterschools.org/

State of Florida: statutes and agencies

37. Florida Statutes (2026) s. 201.02, tax on deeds, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/201.02
38. Florida Statutes (2026) s. 28.24, recording charges, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/28.24
39. Florida Statutes (2026) s. 689.302, flood disclosure, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/689.302
40. Florida Statutes (2026) s. 689.261, property tax disclosure, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/689.261
41. Florida Statutes (2026) s. 718.503, condominium resale disclosure, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/718.503
42. Florida Statutes (2026) s. 718.116, condominium assessments and estoppel certificates, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/718.116
43. Florida Statutes (2026) s. 718.112, bylaws and the structural integrity reserve study, Florida Senate, read October 15, 2026. https://www.flsenate.gov/Laws/Statutes/2026/718.112
44. Florida Statutes (2026) s. 720.30851, estoppel certificates, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/720.30851
45. Florida Statutes (2026) s. 720.401, homeowners association disclosure summary, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/720.401
46. Florida Statutes (2026) s. 553.899, milestone inspections, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/553.899
47. Florida Statutes (2026) s. 553.79, permits and open permits, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/553.79
48. Florida Statutes (2026) s. 627.711, wind mitigation premium discounts, Florida Senate, read October 15, 2026. https://www.flsenate.gov/Laws/Statutes/2026/627.711
49. Florida Statutes (2026) s. 163.3178, coastal management, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/163.3178
50. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), Supreme Court of Florida (text hosted by Justia). https://law.justia.com/cases/florida/supreme-court/1985/65330-0.html
51. Florida Department of Revenue, Save Our Homes annual assessment limitation table. https://floridarevenue.com/property/Documents/SaveOurHomes.pdf
52. Florida DBPR, structural integrity reserve study reporting. https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/condominiums-and-cooperatives-sirs-reporting
53. Florida DBPR, condominium public records. https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/public-records/
54. Citizens Property Insurance Corporation, 2026 Approved Rate Changes by County. https://www.citizensfla.com/documents/20702/39683240/2026+Approved+Rate+Changes+by+County.pdf/b50f8cfc-3ff4-8178-6e26-cb047ff7f0f7
55. Citizens Property Insurance Corporation, Inspections (four-point and roof rules). https://www.citizensfla.com/inspections
56. Florida Division of Corporations, Tarpon Point Property Owners' Association, Inc., N02000005990. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n02000005990-69d20e1f-a983-4a74-aca8-90a15254fc8b&searchTerm=S&listNameOrder=S
57. Florida Division of Corporations, Tarpon Point Estate Homeowners' Association, Inc., N02000005996. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n02000005996-392059e4-5a72-48b2-a722-71d5aa19bca7&searchTerm=S&listNameOrder=S
58. Florida Division of Corporations, Tarpon Landings Condominium Association, Inc., N03000007768. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n03000007768-c00abfbc-0c47-488b-98a9-dc134e2d75a7&searchTerm=S&listNameOrder=S
59. Florida Division of Corporations, Lake Homes at Tarpon Gardens Condominium Association, Inc., N02000006002. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n02000006002-b11ba9f3-dfb0-4981-8648-13cdfcd63a28&searchTerm=S&listNameOrder=S
60. Florida Division of Corporations, Park Homes at Tarpon Gardens Condominium Association, Inc., N02000006003. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n02000006003-a7f8eabd-796e-4883-a796-bf8c17204b5e&searchTerm=S&listNameOrder=S
61. Florida Division of Corporations, Freeman & Hasselwander Resort Properties, L.L.C., L11000130341. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=flal-l11000130341-30d6289d-40de-4979-a966-dfc096c2b4a4&searchTerm=S&listNameOrder=S
62. Florida DEP, permit 153417-024 EI, October 16, 2024 (266-slip marina). https://prodenv.dep.state.fl.us/DepStaging/api/dms/23.1501381.1
63. Florida DEP, ERP inspection report and technical staff report, application 153417-024, May 14, 2024. https://prodenv.dep.state.fl.us/DepStaging/api/dms/23.1475251.1
64. Florida DEP, Verification of Exemption 0153417-026 EE, February 20, 2023 (Hurricane Ian repair). https://prodenv.dep.state.fl.us/DepStaging/api/dms/23.1293745.1
65. School District of Lee County, Student Enrollment Plan 2026 to 2027. https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk
66. School District of Lee County, school zones. https://www.leeschools.net/student_enrollment/school_zones

Federal agencies

67. FEMA, National Flood Hazard Layer. https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
68. FEMA, Preliminary National Flood Hazard Layer. https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Prelim_NFHL/MapServer
69. FEMA, Map Service Center. https://msc.fema.gov/portal/home
70. NOAA, United States Coast Pilot 5, chapter 4. https://www.nauticalcharts.noaa.gov/publications/coast-pilot/files/cp5/CPB5_C04_WEB.pdf
71. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian. https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
72. Internal Revenue Service, Topic no. 701, Sale of your home. https://www.irs.gov/taxtopics/tc701
73. Internal Revenue Service, FIRPTA withholding. https://www.irs.gov/individuals/international-taxpayers/firpta-withholding
74. National Association of REALTORS, Written Buyer Agreements 101. https://www.nar.realtor/the-facts/written-buyer-agreements-101
75. National Association of REALTORS, Summary of 2024 MLS Changes. https://www.nar.realtor/about-nar/policies/summary-of-2024-mls-changes

Tarpon Landings association documents (the association's own; the recorded declarations govern)

76. Tarpon Landings Condominium Association website. https://tarponlandings.com/policies/
77. Tarpon Landings, Owner FAQ, version 11, December 12, 2022. https://tarponlandings.com/wp-content/uploads/2022/12/FAQs-V.11-2.pdf
78. Tarpon Landings, Hurricane Shutter Specification, May 7, 2024. https://tarponlandings.com/wp-content/uploads/2024/05/TLCA-Hurricane-Shutter-Specification.pdf
79. Tarpon Landings, Move In and Move Out Policy and Procedures, April 4, 2025. https://tarponlandings.com/wp-content/uploads/2025/04/Move-In_Move-Out-Policy-and-Procedures-_Application.pdf
80. Tarpon Landings, Application and Guide for New Owners and Residents, January 2025. https://tarponlandings.com/wp-content/uploads/2025/05/Application-and-Guide-for-New-Owners-and-Residents-Jan-2025-2.pdf
81. SOCOTEC Consulting, Structural Integrity Reserve Study for Tarpon Landing Condominium Association, Inc., May 20, 2025. https://tarponlandings.com/wp-content/uploads/2025/05/Tarpon-Landing-2026-SIRS-Tarpon-Landing-2026-SIRS.pdf

Resort and marina operator pages (the operator's own marketing; labeled as such)

82. Tarpon Point Marina and resort operator site. https://tarponpoint.com
83. Tarpon Point operator, location. https://tarponpoint.com/location/
84. Tarpon Point Marina, rules and regulations. https://tarponpoint.com/marina-rules-regulations/
85. Tarpon Point Marina, the marina page. https://tarponpoint.com/the-marina/
86. Tarpon Point operator, The Westin Cape Coral Resort at Marina Village. https://tarponpoint.com/lifestyle/the-westin-cape-coral-resort-at-marina-village/

Press of record

87. Business Observer, "Tarpon Point Marina completes multimillion-dollar expansion," August 17, 2026. https://www.businessobserverfl.com/news/2026/aug/17/tarpon-point-marina-expansion/
88. Starwood press release of July 30, 2012 on the opening of The Westin Cape Coral Resort. https://www.franchising.com/news/20120730_starwood_to_open_first_fullservice_property_in_sou.html
89. Fort Myers Beach Talk, "The Westin Cape Coral: world class resort in the heart of the city," August 2014. https://www.captivasanibel.com/news/swfl-news/2014/08/the-westin-cape-coral-world-class-resort-in-the-heart-of-the-city/

Our own pages

90. Tarpon Point community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/tarpon-point
91. Tarpon Estates guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/tarpon-estates
92. Cape Harbour community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/cape-harbour
93. Sandoval community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/sandoval
94. Cape Coral community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/cape-coral
95. Florida seller closing costs guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/seller-closing-costs-florida

Your Local Real Estate Experts

By Jesse McGreevy and Marc Comisar. For this page we tracked the 19 recorded Tarpon Point sales of the last 12 months from the Lee County file, listed the tower, coach-home, estate-home and homesite sales behind every median, read the Tarpon Landings association's published documents and the state corporation records, and checked the flood, insurance and tax rules a buyer's lender, insurer and inspector will apply, so each figure comes from a public record you can check.

If you are thinking, "I need someone to sell my house in Tarpon Point, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Cape Coral, Fort Myers, Lee County, Bonita Springs, Estero, Naples and Punta Gorda. Whether you are selling in Tarpon Landings, Tarpon Gardens, Tarpon Estates, Cape Harbour 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.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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 Tarpon Point 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 Tarpon Point 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.