Cape Harbour is a marina community in Cape Coral with two condominium towers, Marina View, Marina Villas and waterfront homes. See 31 recorded sales, the association roster, flood zones and the marina. Call McGreevy and Comisar, Domain Realty.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the team Cape Harbour sellers call first, and the team buyers call when they want the building, its association and the flood point read before they write an offer. Jesse McGreevy and Marc Comisar lead the #1 Team in Southwest Florida since 2012, are among the Top 1% Real Estate Agents Nationally Since 2008, and the team ranks as the #5 real estate team in Florida (RealTrends 2026). Between them they carry over $900 million in Sales.
Cape Harbour is a marina community in Cape Coral, Florida, off Chiquita Boulevard South in ZIP 33914, built around a Safe Harbor marina and a public harbour district of waterfront restaurants and shops. Three facts decide value here, and most listing pages blur at least one of them. First, Cape Harbour is many separate buildings and neighborhoods, not one product: two condominium towers, a mid-rise building, coach homes, new townhome-style condominiums, waterfront cottages and single-family homes each trade on their own record. Second, no association here publishes its dues, and the role of the 1996 community association over the others is not on the public record we could read. Third, the resale market moved slowly in the last year, with a median of 139 days on market on the Southwest Florida MLS.
This guide is built from the Lee County Property Appraiser's public roll and recorded sales, the Southwest Florida MLS (Matrix) matched to county addresses, the Florida Division of Corporations record for every association, the Federal Emergency Management Agency flood map, the City of Cape Coral's own map layers and the Florida Statutes. Every figure carries its source and date, and where a record is not public or was not available to us, we say so instead of estimating. For Cape Harbour specifically, read our Cape Harbour seller guide, check what a Cape Harbour home is worth, or see how we help Cape Harbour buyers.
McGreevy and Comisar price Cape Harbour homes on the records that move them: 31 county recorded sales in the last 12 months, 30 of them matched to their MLS listings, the building's own association, and the flood point at the address. That is the work behind choosing the best realtor for a Cape Harbour condominium or house.
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.
If you're searching for the best realtor for Cape Harbour, whether you're ready to sell your Cape Harbour home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Between Jesse and Marc personally, the number is over $900 million in Sales.
If you are weighing the best real estate agents in Cape Coral, ask who prices a Cape Harbour condominium on the building's own sales and who has read the association record. Those two questions separate a number pulled from a portal from a number you can defend at a closing table.
We tracked every recorded sale on the Cape Harbour legal descriptions for the 12 months to September 25, 2026: 31 sales, from $330,000 to $3,150,000, and matched 30 of them to their MLS listings. In the last 12 months we found a county median of $487,500, an MLS median of 139 days on market, a median sale price at 94.6 percent of the final list price, 19 homes active on October 10, 2026, and 7.6 months of supply. The highest sale was $3,150,000, a single-family home on Harbour Circle that closed in January 2026.
Those figures describe the record, not our own sales. They come from the county's recorded sales and from the MLS, matched building by building, and the sections below show every table behind them.
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Selling your Cape Harbour home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-cape-harbour, or call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying a home in Cape Harbour? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers, or read how we help Cape Harbour buyers.
Eight facts decide most Cape Harbour purchases and sales: what the community is made of, what the last 12 months of recorded sales show, how slowly resales moved, who governs which building, what is not published, what the marina offers, how the flood map reads, and what may still be built. Each bullet names its source line.
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 and City of Cape Coral layers read October 10, 2026.
This table of contents links every section of the Cape Harbour guide, from the community's history and governance to the marina, the flood map, the nearby communities and both frequently asked questions editions. Use it to jump to the building, fee or storm question that matters for your Cape Harbour move.
Living in Cape Harbour as a homebuyer means choosing a building or a street before choosing a home. Most of the 31 sales in the last 12 months were condominiums beside a working Safe Harbor marina and a public restaurant row, and six were single-family homes on Harbour Circle, Lagoon Lane and Shell Cove Drive.
Data updated: October 2026. Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; operator and tenant pages read October 10, 2026.
Cape Harbour is a marina community inside the City of Cape Coral in Lee County, Florida, ZIP 33914. Every parcel sits in Lee County taxing district 057, the City of Cape Coral district, and the Property Appraiser groups the parcels in one market neighborhood (Lee County Property Appraiser parcel service, read October 10, 2026).
The county roll, dated October 4, 2026, carries 476 parcels whose recorded legal description contains the words Cape Harbour in ZIP 33914. That count includes 326 condominium parcels and 97 single-family parcels. The other 53 are the towers' commercial units, common areas, vacant tracts, the marina and the shops and restaurants of the harbour district. It is the footprint we use for every county figure on this page.
The developer, Realmark, describes the community on its own site as having "three residential condominiums, Funky Fish Houses, town homes, villas, and two separate gated communities" (Realmark Development, Cape Harbour, read October 10, 2026). That is the developer's marketing description. The two gated communities it names sit on their own legal descriptions, and we count them in the neighbours section below, not in the 476 parcels.
Cape Harbour sits off Chiquita Boulevard South, south of Cape Coral Parkway, in southwest Cape Coral. The restaurant at the center of the harbour district gives the same directions on its own site: "Come South on Chiquita Blvd from Cape Coral Parkway" (Rumrunners location page, read October 10, 2026). The marina operator lists its office on Cape Harbour Drive, Cape Coral, FL 33914.
Tarpon Point, the other marina community in the same part of Cape Coral, lies about 0.56 mile southeast of the Cape Harbour marina by straight line. We compare the two in a dedicated section further down this page and in our Tarpon Point guide.
Buyers comparing Cape Coral communities often look at Sandoval as well, where the county recorded 92 sales at a median of $359,500 in the same 12 months. They also look at Cape Royal, where the county recorded 25 sales at a median of $620,000 across Cape Royal and Royal Tee. Both figures are Lee County recorded sales, the 12 months to September 25, 2026.
Two neighbors carry similar names and are not Cape Harbour. The Hermitage is a separate community across Chiquita Boulevard, and Harbour Trace and Harbour Walk are separate condominiums on Chiquita Boulevard South.
The recorded plats, the Florida Division of Corporations, the marina operator and the developer all write Cape Harbour, so this page does the same. Some older city pages about the former lock and some press coverage write Cape Harbor.
Both spellings point to the same place, and a buyer searching either way should land on the same marina community. When you read a deed, a declaration or an association filing, expect Harbour with a u.
Cape Harbour holds six residential products plus the harbour district, and the year built on the roll separates them.
The harbour district, platted as META at Cape Harbour, holds the shops, restaurants, marina, parking and the land under the towers. The sections on buildings and neighborhoods below take each product in turn, and the market table in the next section gives each one its own sales.
Of the 31 sales in the last 12 months, 25 were condominiums, which is 80.6 percent (25 divided by 31). A condominium buyer in Cape Harbour buys a unit inside a building run by its own association, with its own budget, reserves, insurance and rules, and often inside a second layer above it.
The Florida Division of Corporations shows 15 active association entities tied to the Cape Harbour footprint. The oldest, the Cape Harbour at Cape Coral Community Association, was filed in 1996. Marina Villas alone carries two layers: an owners' association plus seven condominium associations. Whether a buyer pays one layer or both is set by the recorded declarations, which we could not read.
For a buyer, this means the due diligence runs building by building. The association's budget, reserve study, insurance summary and rules are the documents that price the monthly cost of ownership, and none of those figures is published for Cape Harbour. We cover governance and the fee stack in their own sections below.
The harbour district is open to the public. Rumrunners advertises "Free Parking and Free Docking" on its own site, and the marina operator lists complimentary parking and transient slips. Rumrunners also lists live entertainment seven days a week, and its own site marks its 20th anniversary in 2023, with the restaurant opening on November 12, 2003 (Rumrunners, read October 10, 2026).
Fathoms Restaurant and Bar and the Cape Harbour Oyster Bar and Grill both list Cape Harbour Drive addresses, each describing a seafood menu on its own site. Cape Coral Boat Rentals keeps an office on Cape Harbour Drive, Freedom Boat Club says its Cape Coral location is within the Cape Harbour marina, and a visitor bureau listing says Banana Bay dolphin cruises leave from Rumrunners.
Living beside this district means living beside public activity. We do not print restaurant hours or boat rental prices, because those change, and each operator's own site is the place to read them.
The record gives a split answer, and no gate location is printed. The harbour district is open to the public, which the restaurant sites and the marina operator's complimentary parking confirm. The Marina Villas builder entry in the Lee County Parade of Homes says "Not gated." The developer's marketing describes the Coach Homes as a "gated enclave" and the Marina View ground floor garden terrace as privately gated from the public area.
Where a gate stands, who controls it and which streets it covers are not published in any record we could read. A buyer who cares about access should ask the association for the gate map and the access rules in writing before making an offer.
The City of Cape Coral's street map codes most of Cape Harbour Drive and Harbour Circle as private streets, and it codes Chiquita Boulevard South as a city street and a major arterial (City of Cape Coral Plat Book map service, read October 10, 2026).
A private street is maintained by whoever the recorded documents assign it to, and the public record we could read does not say which Cape Harbour association that is. Who maintains the private streets, and how that cost reaches a unit owner, is a question for the association documents.
Every canal around Cape Harbour is saltwater on the City of Cape Coral canal map (City of Cape Coral canals layer, read October 10, 2026). The towers and Marina View face the marina basin, and the developer says the Coach Homes are lakefront.
The Funky Fish Houses on Shell Cove Drive were designed with property lines the developer says "extend approximately 25-feet over the water, allowing for an extended outdoor deck and/or boat slip." That is the developer's claim about the lot design, and a buyer should read the survey and any dock permit for a specific home.
We start with the building, because the building decides the association, the insurance and the milestone inspection clock. Then we read the association documents the seller must provide, the flood point at the address, the insurance options for that structure, and the MLS history of comparable sales in the same building.
Last, we put the home's price beside the building's recorded sales in the market section below. A price that sits above its own building's recent record needs a reason you can name, such as a view, a floor, a renovation or a boat slip arrangement. This order of work is the same for every buyer, and it is the reason Cape Harbour offers are written on records, not on a portal estimate.
Cape Harbour recorded 31 sales in the 12 months to September 25, 2026, at a median of $487,500, from $330,000 to $3,150,000. On the Southwest Florida MLS (Matrix), matched homes took a median 139 days on market, closed at 94.6 percent of list, and 19 homes were active on October 10, 2026.
Data updated: October 2026. County source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. MLS source: Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded.
The county record is the count and median we publish as the headline, because it covers every qualified recorded sale on the 476 Cape Harbour parcels. The table splits the 31 sales by home type and by seller.
Segment | Sales | Median | Range |
|---|---|---|---|
All homes (core footprint) | 31 | $487,500 | $330,000 to $3,150,000 |
Condominium | 25 | $485,000 | $330,000 to $1,200,000 |
Single family | 6 | $1,792,000 | $525,000 to $3,150,000 |
Estimated builder-direct | 2 | $485,000 | |
Resale | 29 | $495,000 | |
Price per square foot of county heated area | 31 | $321.32 |
Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. Builder-direct is our estimate from the sale record, not a recorded fact. The $321.32 is per square foot of county heated area.
Condominiums sold at a median of $485,000 in Cape Harbour. The 147 condominium sales recorded across ZIP 33914 in the same window had a median of $265,000, and the 535 recorded across all of Cape Coral had a median of $210,000. Cape Harbour's condominium median is 1.83 times the ZIP 33914 figure ($485,000 divided by $265,000) and 2.31 times the citywide figure ($485,000 divided by $210,000). Cape Coral as a whole recorded 5,804 sales of single-family homes and condominiums in the six Cape Coral ZIP codes at a median of $365,000.
A single year of 31 sales can swing on a few closings, so the longer windows give the steadier read. The medians sit between $463,000 and $608,000 depending on how far back the window reaches.
Window ending September 25, 2026 | Sales | Median |
|---|---|---|
12 months | 31 | $487,500 |
24 months | 57 | $520,000 |
36 months | 97 | $608,000 |
60 months | 170 | $605,000 |
All recorded history (from March 26, 1998) | 951 | $463,000 |
Source: Lee County recorded sales, DOR-qualified improved sales, windows anchored to September 25, 2026, our analysis.
The windows differ in mix. The 24 and 36 month windows include the 2024 builder first sales at Marina Villas (14 estimated builder-direct that year), and the 12 month window includes only 2 estimated builder-direct sales. The all-history figure runs back to the first recorded sale in 1998, when prices were far lower, so it is a record of the community's whole life, not a current price.
Calendar years show how the mix of buildings moves the median. The table lists each year's recorded sales and median, with the number of estimated builder-direct sales in the last column.
Year | Sales | Median | Estimated builder-direct |
|---|---|---|---|
2019 | 44 | $379,500 | 0 |
2020 | 53 | $420,000 | 1 |
2021 | 71 | $550,000 | 2 |
2022 | 38 | $672,500 | 0 |
2023 | 31 | $575,000 | 7 |
2024 | 38 | $812,500 | 14 |
2025 | 27 | $520,000 | 4 |
2026 (through September 25) | 24 | $497,500 | 0 |
Source: Lee County recorded sales, DOR-qualified improved sales, our analysis.
The 2024 median includes 14 estimated builder first sales at Marina Villas. It is not a resale price, and we do not read the change from 2024 to 2025 as a peak and a fall in resale prices. The mix of sales changed, because estimated builder-direct sales across the community fell from 14 in 2024 to 4 in 2025.
The 31 sales spread across five bands, and none closed under $300,000.
Price band | Sales |
|---|---|
$300,000 to $400,000 | 6 |
$400,000 to $500,000 | 11 |
$500,000 to $750,000 | 6 |
$750,000 to $1,000,000 | 2 |
$1,000,000 and up | 6 |
Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis.
Seventeen of the 31 sales (54.8 percent) closed under $500,000, and six (19.4 percent) closed at $1,000,000 or more. Twenty-three of the 31 sales fall between $300,000 and $750,000, and the six at $1,000,000 and up form a separate higher band, so one community median describes neither group well.
Each building or plat is its own market, and a building with fewer than 10 sales in a window is listed, not summarized. The table gives the 12 month count, then a longer window for context.
Building or plat | Sales, 12 months | Longer window |
|---|---|---|
Marina South towers (both) | 17 sales, median $425,000, range $330,000 to $600,000 | Tower one, 24 months: 15 sales at $463,000. Tower two, 24 months: 19 sales at $515,000 |
Marina Villas at Cape Harbour | 4 sales, listed below | 36 months: 21 sales at $855,771 |
Harbour Circle and Lagoon Lane homes (Phase 2 plats) | 4 sales, listed below | 36 months: 10 sales at $1,367,500 |
Marina View | 3 sales, listed below | 60 months: 21 sales at $715,000 |
Waterfront at Cape Harbour (Funky Fish Houses) | 2 sales, listed below | All recorded history: 16 sales at $1,200,000 |
Coach Homes | 1 sale | 60 months: 7 sales at $497,000 |
Source: Lee County recorded sales, DOR-qualified improved sales, windows anchored to September 25, 2026, our analysis.
The individual sales behind the thin rows are these. Marina Villas: $485,000 on October 29, 2025 and $485,000 on November 13, 2025 (both estimated builder-direct), $390,000 on April 24, 2026 and $1,200,000 on June 2, 2026 (both resales). Marina View: $710,000 on December 19, 2025, $795,000 on March 2, 2026 and $750,000 on May 20, 2026, each for a unit of 2,054 square feet. Waterfront at Cape Harbour: $1,575,000 on December 3, 2025 and $1,350,000 on September 1, 2026. Coach Homes: one sale, at $485,000, on April 10, 2026. These rows are too thin to read as a market rate.
Marina View's three sales ran from $710,000 to $795,000 for identical square footage, which shows how much a floor, a view or a renovation can move a price inside one building. The Marina South towers are the deepest market, with 17 sales in 12 months.
Six single-family homes sold in the last 12 months, and the list is short enough to read in full. They are the whole single-family record, so we list them instead of building a market claim on six sales.
Street | Sale date | Price | Year built | County heated area |
|---|---|---|---|---|
Harbour Circle | January 29, 2026 | $3,150,000 | 2016 | 4,135 square feet |
Harbour Circle | February 12, 2026 | $2,325,000 | 2002 | 2,979 square feet |
Lagoon Lane | February 17, 2026 | $525,000 | 2008 | 2,969 square feet |
Lagoon Lane | August 31, 2026 | $2,009,000 | 2001 | 2,484 square feet |
Shell Cove Drive | December 3, 2025 | $1,575,000 | Waterfront homes: 2010 to 2025 | 2,202 square feet |
Shell Cove Drive | September 1, 2026 | $1,350,000 | Waterfront homes: 2010 to 2025 | 2,607 square feet |
Source: Lee County recorded sales and roll dated October 4, 2026, our analysis. Square footage is county heated area.
The range from $525,000 to $3,150,000 is wide because the six homes differ in size, age and position, and a single sale at the low end says little about the others. Anyone pricing a Cape Harbour house needs the specific street, the year built, the lot and the water position, not the community figure. Our Cape Harbour home valuation guide shows how we do that.
The county record gives the count and price. The MLS adds pace: how long homes took to sell, how close the sale price came to the final list price, and how many homes are for sale now. We matched MLS rows to the 476 county parcels by building and street, so these figures describe Cape Harbour and not a wider label.
Segment | MLS closings | Median days on market | Median sale-to-list | Active, October 10 | Pending | Months of supply |
|---|---|---|---|---|---|---|
Cape Harbour, all | 30 | 139 | 94.6% | 19 | 3 | 7.6 |
Cape Harbour condominiums | 21 | 104 | 94.7% | 14 | 0 | 8.0 |
Cape Harbour single family | 6, listed above | 111.5 | 93.1% | 3 | 3 | too few closings |
ZIP 33914 condominiums | 117 | 59 | 94.8% | 80 | 8 | 8.2 |
ZIP 33914 all residential | 1,336 | 57 | 96.4% | 498 | 117 | 4.5 |
Cape Coral condominiums | 480 | 71 | 94.5% | 244 | 36 | 6.1 |
Source: Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded. Cape Harbour rows are matched to the 476 county parcels by building and street. The sale-to-list ratio is against the final list price.
Months of supply is the active listings divided by the monthly pace of closings. For Cape Harbour, 19 active homes divided by 2.5 closings a month (30 closings over 12 months) is 7.6 months. In the prior 12 months, closed September 26, 2024 to September 25, 2025, the MLS shows 28 closings at a median $546,250, a median 59 days on market and a sale-to-list ratio of 94.8 percent. Days on market have more than doubled from 59 to 139 between the two years.
Sale-to-original-list ratio: Information not available at time of publishing (checked 2026-10-10). Cumulative days on market: Information not available at time of publishing (checked 2026-10-10). The export we hold carries the final list price and the days on market field as the MLS reports it.
For the individual buildings, the tower and Marina View counts are small. Marina South tower one had 9 MLS closings and 7 active listings, tower two had 8 closings and 1 active, Marina View had 3 closings and 3 active, and Coach Homes had 1 closing and 3 active. Each count is under 10 closings, so we list the counts and do not state a building median. Marina Villas, which the MLS codes as townhouse, had 3 closings at $485,000, $485,000 and $390,000, with 2 active.
Cape Harbour condominiums sold more slowly than the ZIP 33914 condominium market as a whole, and they carried a higher price. The matched Cape Harbour condominium median was 104 days on market, against 59 days for the 117 ZIP 33914 condominium closings and 71 days for the 480 Cape Coral condominium closings.
Sale-to-list ratios were close together: 94.7 percent in Cape Harbour, 94.8 percent in ZIP 33914 and 94.5 percent across Cape Coral. Months of supply was 8.0 in Cape Harbour, 8.2 in ZIP 33914 and 6.1 in the city. In other words, Cape Harbour condominiums closed near the same fraction of list as the ZIP code but took longer to find a buyer, and the county record puts their price at 1.83 times the ZIP 33914 condominium median.
On the MLS side, the matched Cape Harbour condominium median was $460,000 across 21 closings, while the county condominium median was $485,000 across 25 sales. The two differ because the county counts every qualified recorded sale and the MLS counts only the sales marketed through it, which is the subject of the last section below.
Cape Harbour's 31 recorded sales are 2.3 percent of the 1,328 home sales recorded across ZIP 33914 in the same 12 months (31 divided by 1,328). The community is small inside a large ZIP code, which is why a ZIP level figure tells a Cape Harbour seller little.
Marina Villas at Cape Harbour is the newest product, and its sales sit apart from resales. The county record shows 21 sales in 36 months at a median of $855,771, with 18 estimated builder-direct at a median of $820,140 and 3 resales at a median of $1,199,000. The first recorded sale was in September 2023.
By year, Marina Villas recorded 7 sales in 2023 at a median of $434,056, 15 in 2024 at $994,704, 3 in 2025 at $485,000, and 2 in 2026 at $795,000. Of the 31 Cape Harbour sales in the last 12 months, 2 were estimated builder-direct, both at $485,000, and 29 were resales at a median of $495,000.
Marina Villas homes are held as condominium units and the MLS lists them as townhouse. The Lee County Parade of Homes entries for 2023 and 2024 describe one story villas and two and three story townhomes and name LDC Cape Harbour Holdings as the builder. We print no Marina Villas asking price and no planned unit total, because neither is published in a record we could verify. The full build-out is covered in the section on what is built and what is planned.
County and MLS figures differ because they count different populations. The county record counts every DOR-qualified recorded sale on the 476 parcels, and the MLS counts only sales that passed through it. One of the 31 recorded sales, a Marina Villas resale of $1,200,000 recorded June 2, 2026, has no matching MLS row, so the MLS footprint shows 30 closings with a median of $486,250 against the county's 31 at $487,500.
We publish the county figure as the count and the median, and we use the MLS only for days on market, sale-to-list ratio, active listings, pending listings and months of supply. The denominators differ too. The county price per square foot of $321.32 divides by county heated area, and the MLS figure divides by living area as agents enter it, so we never set the two side by side. The MLS median of $315 per square foot of living area describes the 30 matched closings and nothing more.
One more caution applies to any MLS search you run yourself. The MLS Development field labelled Cape Harbour is wider than the Cape Harbour legal descriptions, and it also tags homes on neighboring streets, so we did not use it. Our MLS figures are matched to county addresses instead. A portal that quotes a single Cape Harbour number without naming its denominator is mixing these populations, and a seller pricing from it can be off by a building.
Selling your Cape Harbour home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-cape-harbour, or call Jesse direct at (239) 898-6072. Buying a home in Cape Harbour? Call Marc at (239) 287-5873, read how we represent buyers, or see how we help Cape Harbour buyers.
Cape Harbour came together in stages over more than two decades. Avatar named it among the Cape Coral communities it was closing out in 1999, Realmark's own site says it took over the project in 2000, and the buildings rose in order from the Coach Homes in 2003 to Marina Villas in 2023 and 2024.
Data updated: October 2026 (Avatar Holdings Form 10-K405 for fiscal 1999; Florida Division of Corporations records read October 10, 2026; Lee County Property Appraiser roll dated October 4, 2026, our analysis; City of Cape Coral project and permit pages read October 10, 2026).
The oldest paper on Cape Harbour that we could read is a Florida filing. The Cape Harbour at Cape Coral Community Association, Inc. was filed on November 25, 1996 (Florida Division of Corporations, Cape Harbour at Cape Coral Community Association, Inc.).
The best-documented event before 2000 is Avatar's exit from Cape Coral. Avatar Holdings' annual report for fiscal 1999 says Avatar Properties Inc. closed on June 30, 1999 "on the sale of substantially all of its previously owned real estate assets located in Cape Coral," at a price of $44,859 thousand, subject to adjustments. The same filing says: "The close-out of our remaining housing inventory in Cape Coral includes the residential communities of Emerald Cove, Cape Harbour, Rose Garden and scattered lot programs" (Avatar Holdings Inc., Form 10-K405 for fiscal 1999).
That price covers Avatar's Cape Coral real estate as a whole. The filing gives no Cape Harbour price, and we print none.
Avatar listed Cape Harbour among the Cape Coral communities it was closing out when it sold substantially all of its Cape Coral real estate on June 30, 1999. Realmark's own site says it took over the project in 2000: Realmark "purchased the project in 2000 from Avatar Corporation" (Realmark Development, Cape Harbour). That is the developer describing its own history, and we attribute it that way.
The Florida filings fit the date. Realmark Cape Harbour, L.L.C. and Realmark Cape Marina, L.L.C. were both filed on January 5, 2000, and both have since been dissolved. Realmark Development, L.L.C. holds the CAPE HARBOUR trademark, filed on October 10, 2000 (Florida Division of Corporations, name search for Realmark Cape).
We print no deed, no buyer name and no price for the 2000 transfer. Those details sit in recorded deeds at the Lee County Clerk of Court, which we could not reach, and we do not infer them.
Realmark's site captions the marina as "just beginning in August of 2001" (Realmark Development, Cape Harbour). The harbour district around it sits on its own recorded plat, META at Cape Harbour, recorded in Plat Book 71, pages 74 to 80. The plat holds the shops, restaurants, marina, parking and the land under the two Marina South towers, and one house sits on it (Lee County Property Appraiser parcel layer and county sales file, our analysis).
The harbour district has its own association. META at Cape Harbour Community Association, Inc. was filed on August 26, 2002 and shows as active (Florida Division of Corporations, META at Cape Harbour Community Association, Inc.).
Rumrunners, the waterfront restaurant on Cape Harbour Drive, marks its 20th anniversary in a 2023 item on its own site, which dates its opening to November 12, 2003 (Rumrunners, Rock the Dock and anniversary pages). That is the restaurant's own account of its start.
The county roll carries a year built for each building, and those years give the order. They are the appraiser's years, not certificate-of-occupancy dates.
Source for every year above: (Lee County Property Appraiser parcel layer and county sales file, our analysis), roll dated October 4, 2026. The developer's own pages say the same about the Coach Homes, "Only six buildings of four units each will ever be built" (Realmark Development, Coach Homes at Cape Harbour).
The marina tracts are owned by SHM Cape Harbour, LLC, according to the Property Appraiser's owner field, and Florida lists the company under document number M16000010126 (Florida Division of Corporations, name search for SHM Cape Harbour). The operator's page is titled Safe Harbor Cape Harbour. It lists wet slips from 35 to 60 feet in length overall, transient slips from 25 to 60 feet, dry storage from 20 to 34 feet, and a fuel dock (Safe Harbor Marinas, Safe Harbor Cape Harbour, read October 10, 2026).
The operator's page prints no total slip count, and older developer copy and press give counts that the operator does not confirm. We print no slip total. The marina section of this page covers what the operator does publish.
Marina Villas at Cape Harbour is the community's newest residential product. The county roll shows seven recorded condominiums, built in 2023 (I and II) and 2024 (III to VII), holding 24 units on Shell Cove Drive. The first recorded sale came in September 2023.
By calendar year, the county's qualified sale file shows 7 Marina Villas sales in 2023 (all 7 estimated builder-direct), 15 in 2024 (14 estimated builder-direct), 3 in 2025 (all 3 estimated builder-direct) and 2 in 2026 through September 25 (none builder-direct). Builder-direct is our estimate of a first sale of a new home from the builder (Lee County Property Appraiser parcel layer and county sales file, our analysis).
The Lee Parade of Homes builder entries for 2023 and 2024 list LDC Cape Harbour Holdings as the builder (Lee Building Industry Association, Parade of Homes 2024, Marina Villas 3-Story Townhome; Parade of Homes 2023, Three-Story Townhome). The Edgewater Capital Investments page says it developed Marina Villas "through a joint venture with Landstar Development Group" (Edgewater Capital Investments, Marina Villas at Cape Harbour). Both are builder and investor marketing, and we attribute them as such. The units, prices and sizes are in the buildings section below.
Each row below is tied to a record you can open. Years for buildings come from the county roll, and the filings come from the Florida Division of Corporations.
Year | Event | Where to check it |
|---|---|---|
1996 | Cape Harbour at Cape Coral Community Association, Inc. filed (November 25) | |
1999 | Avatar sells substantially all of its Cape Coral real estate (June 30) and names Cape Harbour among the communities it is closing out | |
2000 | Realmark entities filed (January 5); Realmark's site says it took over the project this year | |
2001 | Developer caption: the marina is "just beginning in August of 2001" | |
2002 | META at Cape Harbour Community Association, Inc. filed (August 26) | |
2003 to 2004 | Coach Homes built; the Coach Homes association filed September 18, 2003; Marina View built 2004 and its association filed July 29, 2004 | County roll; Coach Homes association; Marina View association |
2006 to 2009 | Marina South tower built; Marina South II built 2007 | |
2009 | The Funky Fish Houses at Cape Harbour Homeowner's Association, Inc. filed (April 9) | |
2010 | First Waterfront at Cape Harbour home on the roll built | |
2023 | Marina Villas associations filed (February); first recorded Marina Villas sale (September) | |
2025 | City completes removal of the Chiquita Boat Lock (June 17) | |
2026 | City permit issued October 7 to replace the harbour district's boat ramp panels and the fixed timber docks beside the ramp | City of Cape Coral Building Permits Map, read October 10, 2026 |
Read the table as a list of dated records, not a full history. Several steps, such as the recorded deeds and the declarations, sit in documents we could not open.
Cape Harbour is largely built. Homes stand on every recorded residential plat, LDC Cape Harbour Holdings owns the remaining development tracts, and the developer's site says townhomes are planned. The city's permit layer lists two Marina Villas site plans, one in review and one at stop work order. The full build-out is not on the public record we could read.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026, our analysis; City of Cape Coral development planning layer read October 10, 2026; Realmark Development site read October 10, 2026).
Every residential part of Cape Harbour rests on a recorded plat or declaration, and the county roll prints the reference in each legal description. The table lists them. We read the references on the roll; we could not open the recorded documents themselves, because the Clerk's records were not reachable and the Property Appraiser does not show images to the public.
Part | Recorded reference on the roll |
|---|---|
Cape Harbour Phase 2-A (Harbour Circle and Lagoon Lane) | Plat Book 60, pages 27 to 28 |
Cape Harbour Phase 2-B (Harbour Circle) | Plat Book 65, pages 55 to 57 |
META at Cape Harbour (harbour district) | Plat Book 71, pages 74 to 80 |
Marina South (tower I) | Instrument 2006-301291 |
Marina South II (tower II) | Instrument 2007-157099 |
Marina View | Official Records 4507, page 1492 |
Coach Homes at Cape Harbour | Six phase declarations, starting at Official Records 4065, page 3368 |
Waterfront at Cape Harbour (Funky Fish Houses) | Instrument 2008000125434 |
Marina Villas at Cape Harbour | Seven condominium instruments recorded 2023 to 2024 |
Source: (Lee County Property Appraiser parcel layer, legal descriptions, roll dated October 4, 2026).
A title company pulls these documents for a specific home. Ask for the declaration of the part you are buying into before you sign, because it decides what the association can charge and enforce.
LDC Cape Harbour Holdings, LLC, Florida document number L18000197254, is the Property Appraiser's owner of the remaining development tracts: tracts C-4 and C-5 (7.976 acres, the appraiser's stated area), tract C-6 (6.674 acres) and the residual of tract C-7 around Marina Villas (Lee County Property Appraiser parcel layer, read October 10, 2026; Florida Division of Corporations, name search for LDC Cape Harbour).
We print no price, no unit count and no approval date for those tracts. No recorded or city document that we could read states one, and third-party listing material is not a source we use. The areas above describe the land the appraiser lists under that owner, not a development plan.
Realmark's Cape Harbour page says construction continues "on the remaining buildable land, primarily consisting of on and off-water townhomes," and that the last phase is "expected to be completed in three parts" (Realmark Development, Cape Harbour, read October 10, 2026). That is developer marketing. We found no dated schedule behind it and print none.
The City of Cape Coral publishes its development planning activity on a public map layer. On October 10, 2026, the layer showed two entries for Marina Villas:
Source: (City of Cape Coral, Development Planning Activities layer, read October 10, 2026).
We print the status the layer shows and the date we read it, nothing more. The layer does not give a reason for either status, and it does not tell a reader how many Marina Villas homes will be built in total, so we print no build-out figure. The county roll dated October 4, 2026 holds 24 recorded Marina Villas units, and that is the number this page uses.
The same city layer shows two other Cape Harbour items. A preliminary subdivision plan, PSP20-0001, "Waterfront at Cape Harbour Lot 1 and 12 through 15," was approved on February 12, 2020. A replat, PLAT26-000008, of a parking area on tract C-7 of the META plat is In Review, applied August 5, 2026 (City of Cape Coral, Development Planning Activities layer, read October 10, 2026).
On the county roll, Waterfront at Cape Harbour holds 18 parcels: 17 single-family homes built 2010 to 2025 and 1 vacant parcel (Lee County Property Appraiser parcel layer and county sales file, our analysis).
Construction can happen near a Cape Harbour home, because the developer's site and the city's layer both show work that is not finished. We do not predict what will be built, when, or at what price.
The public agenda record is silent on the point. No City Council, Hearing Examiner or planning agenda title from January 2024 to October 2026, across 252 meetings, names Cape Harbour (City of Cape Coral, eScribe meetings portal, searched October 2026). That covers agenda titles only; attachments were not all readable.
Before you buy next to an unbuilt tract, ask for the recorded site plan, ask the association what it knows about construction timing, and read the declaration for any rights the developer kept. A permit issued on October 7, 2026 for the harbour district's boat ramp panels and docks is a repair of existing facilities, not new construction of homes (City of Cape Coral Building Permits Map, read October 10, 2026).
Selling your Cape Harbour home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-cape-harbour, or call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying a home in Cape Harbour? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers, or read how we help Cape Harbour buyers.
Selling? Call Jesse direct at (239) 898-6072, or request a free home valuation built on your building's own sales. Buying? Call Marc at (239) 287-5873, or read how we represent buyers before you tour. With 15 association entities, no published dues and 19 homes active on the Southwest Florida MLS on October 10, 2026 (7.6 months of supply), a Cape Harbour seller needs the building's own record in front of buyers, and a Cape Harbour buyer has room to compare buildings and negotiate on it.
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Cape Harbour is governed by many associations, and no public record we could read shows one of them acting as master over the rest. Florida lists 15 active association entities tied to Cape Harbour, and the recorded declarations decide what each one can charge and enforce.
Data updated: October 2026 (Florida Division of Corporations records read October 10, 2026, the 1996 community association re-read October 15, 2026; Florida Statutes, 2025 and 2026 editions).
The Cape Harbour at Cape Coral Community Association, filed in 1996, is the oldest association here; its role over the sub-associations is not on the public record we could read, so the recorded declarations decide.
The Florida record shows document number N96000006116, filed November 25, 1996, status active, with its latest amendment filed April 25, 2022 and an earlier amendment filed June 12, 2019 (its 2026 annual report was filed April 23, 2026). The articles and both amendments exist on the state's site only as scanned images with no readable text, and the Clerk's recorded declarations were not reachable, so we cannot say which parts of Cape Harbour the association covers. Sunbiz lists the principal address in care of Suitor, Middleton, Cox and Associates in Fort Myers (Florida Division of Corporations, Cape Harbour at Cape Coral Community Association, Inc.).
META at Cape Harbour Community Association, Inc., document number N02000006457, was filed on August 26, 2002 and is active. It belongs to the harbour district plat. Sunbiz lists its principal address in care of Alliant Property Management in Fort Myers (Florida Division of Corporations, META at Cape Harbour Community Association, Inc.).
Whether it bills the owners of residential units is set by recorded documents we could not read, and we do not guess.
Each Marina South tower has its own condominium association:
Sunbiz lists both principal addresses in care of Alliant Property Management in Fort Myers, the same company it lists for the harbour district association. Each tower holds 110 residences. A condominium association that manages 25 or more units must post its annual budget on a website or app under s. 718.111(12)(g), Florida Statutes (Florida Senate, s. 718.111, 2025). We looked for the towers' sites and did not find them.
Marina View at Cape Harbour Condominium Association, Inc., N04000007448, was filed on July 29, 2004. Sunbiz lists its principal address in care of Suitor, Middleton, Cox and Associates in Fort Myers, the same firm it lists for the 1996 community association (Florida Division of Corporations, Marina View at Cape Harbour Condominium Association, Inc.). Marina View has 58 units, so the website rule applies to it.
The Coach Homes at Cape Harbour Condominium Association, Inc., N03000008076, was filed on September 18, 2003. Sunbiz lists Resort Management of Naples for its mailing address and as its contact for legal notices (Florida Division of Corporations, The Coach Homes at Cape Harbour Condominium Association, Inc.). The Coach Homes have 24 units, one under the 25-unit trigger, so as we read the statute the website rule does not reach them.
Marina Villas has two layers on the Florida record. Marina Villas at Cape Harbour Owners' Association, Inc., N23000002023, was filed on February 23, 2023, and seven condominium associations were filed in 2023: Marina Villas Condominiums I to VII, numbers N23000002020, N23000002022, N23000006549, N23000006547, N23000006548, N23000006550 and N23000006597. Sunbiz lists Resort Management of Naples for the owners' association and for all seven (Florida Division of Corporations, Marina Villas at Cape Harbour Owners' Association, Inc.).
Whether a Marina Villas buyer pays one layer or both is set by the recorded declarations, which we could not read. Ask for them before you sign.
The Funky Fish Houses at Cape Harbour Homeowner's Association, Inc., N09000003549, was filed on April 9, 2009 and is active. Its Sunbiz record lists addresses on Shell Cove Drive rather than a management company (Florida Division of Corporations, The Funky Fish Houses at Cape Harbour Homeowner's Association, Inc.). The county roll shows the same street for the Waterfront at Cape Harbour homes, which is why we tie the two together.
The table gives the 15 active entities, with the company Sunbiz lists in care of on the principal address. A listing on Sunbiz is a business record, not proof of who manages the property today. Ask the seller for the current manager's name in writing.
Association | Florida number | Filed | Principal address in care of |
|---|---|---|---|
Cape Harbour at Cape Coral Community Association, Inc. | N96000006116 | 1996 | Suitor, Middleton, Cox and Associates (Fort Myers) |
META at Cape Harbour Community Association, Inc. | N02000006457 | 2002 | Alliant Property Management (Fort Myers) |
Marina South at Cape Harbour Condominium Association, Inc. | N06000007253 | 2006 | Alliant Property Management (Fort Myers) |
Marina South II at Cape Harbour Condominium Association, Inc. | N07000003904 | 2007 | Alliant Property Management (Fort Myers) |
Marina View at Cape Harbour Condominium Association, Inc. | N04000007448 | 2004 | Suitor, Middleton, Cox and Associates (Fort Myers) |
The Coach Homes at Cape Harbour Condominium Association, Inc. | N03000008076 | 2003 | Resort Management (Naples) |
The Funky Fish Houses at Cape Harbour Homeowner's Association, Inc. | N09000003549 | 2009 | Addresses on Shell Cove Drive |
Marina Villas at Cape Harbour Owners' Association, Inc. | N23000002023 | 2023 | Resort Management (Naples) |
Marina Villas Condominiums I to VII (seven associations) | N23000002020, N23000002022, N23000006549, N23000006547, N23000006548, N23000006550, N23000006597 | 2023 | Resort Management (Naples) |
Source: (Florida Division of Corporations, entity records read October 10, 2026; Resort Management). The Villas at Harbour Pointe Condominium Association, N03000000887, filed February 3, 2003, is a sixteenth active entity next door and is counted in the neighbours section, not here.
The declaration, the articles, the bylaws and the rules decide whether a home can be rented, how short a rental can be, whether pets are allowed and what a renovation needs. None of the Cape Harbour associations publishes those rules where we could read them, so we print none. Brokerage pages that state rental minimums or pet limits for a building are not a source we use.
Florida law gives a buyer a way to see the documents before the sale is final:
Owning in Cape Harbour carries a property tax bill, city charges, insurance and, in every building, association costs that no association publishes. There is no community development district and no Utilities Extension Project assessment. The Fee Stack below names each layer and the document that holds its number.
Data updated: October 2026 (Lee County Property Appraiser 2025 certified rates and 2026 millage book printed October 9, 2026; City of Cape Coral release of October 6, 2026; Citizens Property Insurance 2026 approved rate changes; Florida Statutes, 2025 and 2026 editions).
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
Community association (1996) | Not published | Not published | Not published; its role over the sub-associations is not on the public record we could read | |
Condominium association (each tower, Marina View, Coach Homes) | Not published | Not published | Not published; the towers and Marina View must post budgets online under s. 718.111(12)(g), and we found no site | |
Marina Villas owners' association plus its seven condominium associations | Not published | Not published | Not published; whether a buyer pays one or both is in the declarations | |
Funky Fish Houses homeowners' association (Waterfront at Cape Harbour) | Not published | Not published | Not published | |
Harbour district association (META) | Not published | Not published | A commercial plat association; whether it bills residential owners is in the recorded documents | |
Community development district | None | Not applicable | None is named on the parcel record, Lee County's special district list or the district 057 millage page | |
Utilities Extension Project assessment | None | Not applicable | Cape Harbour is outside every assessment area; the city's utility map labels its service area "Cape Harbour CIAC" | |
County and city property tax | Tax district 057; 2025 certified total 15.3806 mills; 2026 applied 15.3250 mills | Annual | County, school, city and special-district lines | |
City charges on the tax bill | Fire, stormwater and solid waste; see the city charges section below | Annual | City assessments added to the bill | |
Estoppel certificate at sale | Up to $299, plus $119 for delivery within 3 business days, $179 if delinquent | Per request | The association's statement of what the owner owes | |
Owner's title policy | In Lee County the seller customarily pays; the contract controls | At sale | Title insurance for the buyer | |
Flood and wind insurance | Not quoted; Citizens Lee County condominium unit owner (HO6) average $1,356 after the 2026 change (county book, not a quote) | Annual | Contents, interior and liability on a condominium unit | Citizens Property Insurance, 2026 Approved Rate Changes by County |
Marina slip | Rented from the operator; no rate published | Not published | Wet, transient or dry storage by inquiry |
Three kinds of cells appear in the table. Some are published and sourced: the tax district, the 2025 millage, the estoppel caps and the citywide insurance averages. Some are "None," which we confirmed on the parcel record, the county's special district list and the city's utility map. The rest say "Not published," and for those layers the association's own documents hold the number.
We looked for a first-party document that states a dues figure, a special assessment, a capital contribution or a transfer fee for any Cape Harbour association, and found none on October 10, 2026. Fee figures that appear on brokerage pages and in listing entries are agent-entered and undated, and we do not print them.
What the towers and Marina View must do is post their budgets. A condominium association that manages 25 or more units must put its annual budget on a website or app, and Marina South (110 residences), Marina South II (110) and Marina View (58) are over that line (Florida Senate, s. 718.111, 2025). Ask the association for the posting address, or ask for the current budget in the resale package.
Cape Harbour parcels sit in Lee County tax district 057, the City of Cape Coral. The 2025 certified total was 15.3806 mills, and the 2026 total applied to the tax roll is 15.3250 mills: 5.271 mills for the school board plus 10.0540 mills for every other line. A mill is $1 of tax for each $1,000 of taxable value. The 2026 figure is from the Property Appraiser's final 2026 millage book, printed October 9, 2026, against 15.3882 mills proposed in August (Lee County Property Appraiser, 2026 millage book; City of Cape Coral, budget release of October 6, 2026; School District of Lee County, FY27 budget).
The example uses a condominium at $485,000, the 12-month median for 25 Cape Harbour condominium sales (Lee County Property Appraiser parcel layer and county sales file, our analysis). The tax bill rests on the Property Appraiser's assessed value, not the sale price, so the example sets the two equal only to show the arithmetic. The homestead exemption for tax year 2026 exempts the first $25,000 of assessed value from all property taxes, plus up to $26,411 more on assessed value over $50,000 for non-school taxes only (Lee County Property Appraiser, General Exemption Info, tax year 2026).
This is an illustration, not a tax bill. City charges on a condominium bill depend on the unit's structure value and the number of units, so read the actual bill for a specific unit.
The same arithmetic on a single-family home at $1,367,500, the 36-month median for ten sales on the Phase 2-A and 2-B plats (Lee County Property Appraiser parcel layer and county sales file, our analysis). Ten sales is the first window with at least ten, which is why the example uses 36 months and not 12.
Label this an estimate. The fire assessment rises with structure value, and the $515.43 is the city's average for a single-family home, not an assessment on a particular Cape Harbour house.
The City of Cape Coral adds assessments to the tax bill for fire service, stormwater and solid waste. The fiscal year 2026 rates are on the city's assessments page, and the fiscal year 2027 rates below are taken from press reports of the council's August 26, 2026 resolutions, because the city's page still showed fiscal year 2026 as its newest column on October 7, 2026.
Sources: (City of Cape Coral, Assessments; Cape Coral Breeze, Cape Council sets fees, assessments, August 26, 2026). The parcel record places Cape Harbour in garbage district 017 and lot mowing district 1C (Lee County Property Appraiser parcel layer, read October 10, 2026). We do not print a lot mowing rate, because we did not tie the district label to a rate.
Cape Harbour has no community development district, and no special taxing district of that kind appears on its parcel record, on Lee County's list of special districts or on the district 057 millage page (Lee County, Special Districts). Many newer communities carry a district assessment on the tax bill; the Cape Harbour record shows none.
Cape Harbour is also outside every Utilities Extension Project assessment area. The city's utility map labels the service area "Cape Harbour CIAC" and shows water, sewer and irrigation as "Service Available" at every point we sampled (City of Cape Coral, utility service areas, read October 10, 2026; City of Cape Coral, Assessments).
The city offers a free payoff request for any parcel. It covers special assessments, utility balances, open code cases and open building permits, and it is the cleanest way to confirm the point for a specific home (City of Cape Coral, CapeIMS and the payoff request service).
We print no Cape Harbour premium, because none can be quoted without an application. The public numbers available are county-level averages from Citizens Property Insurance for Lee County, and they carry different coverage amounts from any particular Cape Harbour home.
Source: (Citizens Property Insurance, 2026 Approved Rate Changes by County). A condominium unit owner's policy covers the unit's contents and interior. Whether each association's master policy includes wind, flood or a deductible a unit owner must cover is not published for any Cape Harbour building, and the association's insurance summary is the document that holds it. The flood section of this page covers the flood zone and the flood insurance discount.
For any Cape Harbour home, ask the seller or the listing side for these in writing before the end of your review period:
Selling your Cape Harbour home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-cape-harbour, or call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying a home in Cape Harbour? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers, or read how we help Cape Harbour buyers.
Cape Harbour has seven residential parts and a harbour district: the two Marina South towers, Marina View, the Coach Homes, Marina Villas, the Funky Fish Houses, and the Harbour Circle and Lagoon Lane homes. Each has its own recorded plat or declaration, and the county record gives each its own sales window.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 unless a longer window is named; county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026, Sold Data Entry rows excluded).
Each row uses the longest window the county file needs to reach ten sales, and names it. Windows differ by row, so do not compare medians across rows without reading the window column. County price per square foot uses the county's heated area, not MLS living area.
Part | Homes | Built (county roll) | Regime | Association on the Florida record | MLS height class | Window and county median |
|---|---|---|---|---|---|---|
Marina South Towers (two) | 220 residences, 110 in each | 2006 to 2009 (tower I), 2007 (tower II) | Condominium | Marina South; Marina South II | High Rise (8+) | 12 months: 17 sales at $425,000; 24 months: tower I 15 at $463,000, tower II 19 at $515,000 |
Marina View | 58 | 2004 | Condominium | Marina View | Mid Rise (4-7) | 60 months: 21 sales at $715,000; 12 months: 3 sales, listed below |
Coach Homes | 24 in six buildings | 2003 to 2004 | Condominium | The Coach Homes | Low Rise (1-3) | 60 months: 7 sales at $497,000; 12 months: 1 sale |
Marina Villas | 24 recorded units | 2023 to 2024 | Seven condominiums | Owners' association plus seven condominium associations | Townhouse | 36 months: 21 sales at $855,771; 12 months: 4 sales, listed below |
Funky Fish Houses (Waterfront at Cape Harbour) | 17 homes | 2010 to 2025 | Single-family homes | Funky Fish Houses homeowners' association | Not a building class | All history from 2011: 16 sales at $1,200,000; 12 months: 2 sales, listed below |
Harbour Circle and Lagoon Lane homes (Phase 2-A and 2-B) | 78 homes | 1998 to 2023 | Single-family homes on recorded plats | Not stated in the records we read | Not a building class | 36 months: 10 sales at $1,367,500; 12 months: 4 sales, listed below |
Source: (Lee County Property Appraiser parcel layer and county sales file, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026, matched to the county parcels by building and street).
The two Marina South towers hold 220 residences, 110 in each. Tower I (Marina South) has 119 parcels on the roll, 110 residences and 9 commercial units. Tower II (Marina South II) has 119 parcels, 110 residences and a similar commercial group. The roll numbers residences on floors 5 through 15, ten to a floor, and the MLS codes both towers as High Rise (8 or more stories). We print no total story count, because no declaration or permit sheet that we could read states one.
County record, with each window named:
Sold tower residences in those lists run from 1,276 to 1,740 square feet of county heated area, with 2 and 3 bedrooms. The developer describes the towers this way: "Each Marina South Tower is home to 110 luxury waterfront residences," at "approximately 1,200 to 1,800 square feet," with "views to Sanibel and the Intracoastal Waterway" (Realmark Development, Marina South Towers). That is developer marketing, and the county's sold sizes are the measured range.
A dedicated Marina South Towers sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
Marina View holds 58 condominium units, built in 2004. The MLS codes it Mid Rise (4-7). The developer calls it "a marina front luxury mid-rise condominium with terrace gardens and a resort style pool and spa," and names a ground-level garden terrace "privately gated from the public area" (Realmark Development, Marina View).
County record: over 60 months to September 25, 2026, 21 sales at a median of $715,000, from $430,000 to $960,000, at $399.37 per square foot of county heated area. In the 12 months to September 25, 2026 there were 3 sales, and with fewer than ten we list them: $710,000 on December 19, 2025, $795,000 on March 2, 2026 and $750,000 on May 20, 2026, each of a 2,054 square foot unit (Lee County Property Appraiser parcel layer and county sales file, our analysis).
A dedicated Marina View sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
The Coach Homes hold 24 condominium units in six buildings of four, built 2003 to 2004, and the MLS codes them Low Rise (1-3). The developer says "Only six buildings of four units each will ever be built," describes them as lakefront with attached garages, and places them beside a "residents only" clubhouse with pool, tennis and basketball courts, a fitness center and a party room (Realmark Development, Coach Homes at Cape Harbour). The developer also calls the Coach Homes a "gated enclave"; we found no gate location on any public record and print none.
Sold units were 1,496 and 1,697 square feet of county heated area, all 3 bedrooms. The county record, with each window named: all recorded history from September 22, 2003, 70 sales at a median of $300,000; the 60 months to September 25, 2026, 7 sales at $497,000; and 1 sale in the 12 months to September 25, 2026, at $485,000 on April 10, 2026 (Lee County Property Appraiser parcel layer and county sales file, our analysis).
Coach Homes are covered on this page and do not get a separate sub-page, because they share this community's market and the data is thin.
Marina Villas on Shell Cove Drive holds 31 parcels on the county roll: 24 condominium units in seven recorded condominiums (I to VII), plus 7 common-element parcels. They were built in 2023 (I and II) and 2024 (III to VII), and the sold units run from 1,634 to 2,594 square feet of county heated area.
The product needs two descriptions, each attributed. The roll and the Florida records show a condominium regime. The MLS codes the sales "Townhouse," and the 2023 and 2024 Lee Parade of Homes entries describe "1-story villas and 2- and 3-story townhomes," with the builder entry listing LDC Cape Harbour Holdings and the 2024 entry saying "Not gated" (Lee Parade of Homes 2024; Lee Parade of Homes 2023). We call them townhome-style homes held as condominium units.
County record over the 36 months to September 25, 2026: 21 sales at a median of $855,771, from $390,000 to $1,566,435, at $384.79 per square foot of county heated area. Of the 21, an estimated 18 were builder-direct at a median of $820,140, and 3 were resales at a median of $1,199,000. In the 12 months to September 25, 2026 there were 4 sales, listed here:
Date | Price | Type |
|---|---|---|
October 29, 2025 | $485,000 | Estimated builder-direct |
November 13, 2025 | $485,000 | Estimated builder-direct |
April 24, 2026 | $390,000 | Resale |
June 2, 2026 | $1,200,000 | Resale |
One of the 12-month sales, the June 2, 2026 resale at $1,200,000, did not pass through the MLS. We print no Marina Villas asking price, because the only price lists we found are builder marketing without a date a reader can check (Lee County Property Appraiser parcel layer and county sales file, our analysis).
A dedicated Marina Villas at Cape Harbour sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
Waterfront at Cape Harbour is the county's name for the plat the developer markets as the Funky Fish Houses. It holds 18 parcels: 17 single-family homes built 2010 to 2025 and 1 vacant parcel, recorded under instrument 2008000125434. The homeowners' association, The Funky Fish Houses at Cape Harbour Homeowner's Association, Inc., lists addresses on Shell Cove Drive (Florida Division of Corporations).
The developer says the property lines "extend approximately 25-feet over the water, allowing for an extended outdoor deck and/or boat slip," and styles the homes after "Key West and North Carolina boathouses" (Realmark Development, Funky Fish Houses). A Business Observer article of March 21, 2017 describes the cottage community on Shell Cove Drive (Business Observer, Entrepreneur buys cottage community, March 21, 2017). We print the developer's lot-line claim as the developer's, not as a measured dimension.
County record with each window named: all recorded history from December 21, 2011, 16 sales at a median of $1,200,000, from $540,000 to $1,800,000, of which 5 were estimated builder-direct at a median of $970,000; the 36 months to September 25, 2026, 9 sales at $1,401,000, at $603.89 per square foot of county heated area. In the 12 months to September 25, 2026 there were 2 sales: $1,575,000 on December 3, 2025 (2,202 square feet) and $1,350,000 on September 1, 2026 (2,607 square feet) (Lee County Property Appraiser parcel layer and county sales file, our analysis).
A dedicated Funky Fish Houses sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
Cape Harbour Phase 2-A (Plat Book 60, pages 27 to 28) and Phase 2-B (Plat Book 65, pages 55 to 57) hold 87 parcels on Harbour Circle and Lagoon Lane, of which 78 are single-family homes built 1998 to 2023. The developer's site uses the names Harbour Pointe and Harbour Preserve for what it calls gated enclaves (Realmark Development, Cape Harbour). On the county record the only legal description that carries the Harbour Pointe name is Villas at Harbour Pointe, covered in the neighbours section below, and we do not apply either name to these two plats.
County record: the 36 months to September 25, 2026, 10 sales at a median of $1,367,500, from $475,000 to $3,150,000 (Harbour Circle 6 sales at $1,650,000; Lagoon Lane 4 sales at $543,750), at $496.42 per square foot of county heated area. All recorded history from June 9, 1998 shows 120 sales at $772,500. In the 12 months to September 25, 2026 there were 4 sales, listed here:
Date | Price | Street | Year built | County heated area |
|---|---|---|---|---|
January 29, 2026 | $3,150,000 | Harbour Circle | 2016 | 4,135 square feet |
February 12, 2026 | $2,325,000 | Harbour Circle | 2002 | 2,979 square feet |
February 17, 2026 | $525,000 | Lagoon Lane | 2008 | 2,969 square feet |
August 31, 2026 | $2,009,000 | Lagoon Lane | 2001 | 2,484 square feet |
Source: (Lee County Property Appraiser parcel layer and county sales file, our analysis). The gap between the $525,000 Lagoon Lane sale and the others is a reminder that a street median hides large differences in size, age and position. The valuation page for Cape Harbour reads each home on its own comparable sales.
The appraiser's parcel map also types 18 small commercial condominium units inside the two towers, labelled "Com Unit," nine to a tower. The appraiser carries them in care of the marina operator (Lee County Property Appraiser parcel layer, read October 10, 2026). They are not homes, and no sales of them are counted in this page's residential figures. We print nothing about what they are used for or what rights come with them, because the declarations were not readable.
The harbour district is the META at Cape Harbour plat, recorded in Plat Book 71, pages 74 to 80. It holds the shops, restaurants, marina, parking and the land under the towers, with one house on it. There is no home median for it, because the plat produces no residential sales in the county file. The district is commercial on the city's zoning map, and the restaurants post free parking and docking for visitors, which the marina section covers (Lee County Property Appraiser parcel layer and county sales file, our analysis; Rumrunners).
Selling your Cape Harbour home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-cape-harbour, or call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying a home in Cape Harbour? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers, or read how we help Cape Harbour buyers.
Three groups of county parcels sit beside Cape Harbour and are counted apart from its 476-parcel core: the Harbour Preserve Circle streets, the Villas at Harbour Pointe, and six harbour district tracts the county spells "CAPE HAROUR." Their names or streets overlap with Cape Harbour, but the records we read do not tie them to its associations.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 unless a longer window is named; county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; Florida Division of Corporations records read October 10, 2026).
The streets called Harbour Preserve Circle, Yardarm Court, Staysail Court, Compass Court, Pennant Court and Armada Court are part of Cape Coral Unit 75, Block 6502, recorded in Plat Book 33. The block holds 73 parcels, 71 of them single-family homes built 1999 to 2025. The city's zoning map puts the block in R1 and RE, which are single-family districts (City of Cape Coral, OpenData zoning layer, read October 10, 2026).
The developer describes Harbour Preserve as "an enclave of estate homes" (Realmark Development, Villas at Harbour Pointe and Cape Harbour pages). A Florida name search on October 10, 2026 found no association named Harbour Preserve (Florida Division of Corporations, name search for Harbour Preserve).
County record, with each window named: the 60 months to September 25, 2026, 18 sales, all resales, at a median of $2,725,000, from $1,375,000 to $4,000,000, at $587.79 per square foot of county heated area. Harbour Preserve Circle itself had 10 sales in those 60 months at a median of $2,237,500. In the 12 months to September 25, 2026 there were 3 sales, listed here: $2,325,000 on December 29, 2025, $2,750,000 on February 24, 2026 and $2,000,000 on June 22, 2026, all on Harbour Preserve Circle (Lee County Property Appraiser parcel layer and county sales file, our analysis).
The MLS shows 3 closings on these streets in the same 12 months, 3 active listings and 1 pending sale on October 10, 2026, and its subdivision label for them reads "HARBOUR PRESERVE."
Villas at Harbour Pointe holds 9 parcels on Harbour Circle: 8 detached villas held as condominium units (Official Records 3842, page 58), built 2002 to 2003 at about 2,805 square feet. The city's zoning map shows the villas in RML, a multi-family district. The Villas at Harbour Pointe Condominium Association, Inc., N03000000887, was filed on February 3, 2003 and is active (Florida Division of Corporations, The Villas at Harbour Pointe Condominium Association, Inc.).
The developer says the villas are "part of the private, gated Harbour Pointe community" (Realmark Development, Villas at Harbour Pointe). On the county record: all recorded history from November 7, 2003, 12 sales at a median of $835,000; 1 sale in the 24 months to September 25, 2026, at $1,250,000 on January 22, 2025; and none in the 12 months to September 25, 2026. With none in the last 12 months, there is no current-year median to print.
If you count Cape Harbour together with the three neighbouring legal descriptions, the footprint is 564 parcels. This is the one place this page prints the wider figure. For the 12 months to September 25, 2026, that wider footprint shows 34 recorded sales at a median of $497,500, from $330,000 to $3,150,000, with 32 resales at a median of $510,000 and a median of $327.21 per square foot of county heated area (Lee County Property Appraiser parcel layer and county sales file, our analysis).
The three added sales (34 less the core's 31) match the three Harbour Preserve Circle sales above. The core's own figures, 31 sales at a median of $487,500, are the ones every other section of this page uses.
The third group of neighbours is six harbour district tracts that the county spells "CAPE HAROUR." They carry the same plat reference as the META harbour district plat but fall outside a text match on the correct spelling, which is why they join only the wider count. They hold no homes.
The Southwest Florida MLS has a Development field, and agents enter it. Its value "CAPE HARBOUR" is wider than the community. It tags homes on Camelot streets (El Dorado Parkway West, Merlyn Lane, Sagramore Place and Lancelot Lane) and homes on the Harbour Preserve Circle streets as well. We do not use that field's figures anywhere on this page. Every MLS figure here is matched to the county's 476 addresses by building and street, so the MLS count and the county count describe the same buildings.
If you see a different sales count or median for "Cape Harbour" on another site, the difference is usually this label. Check which streets it counts before you compare.
Three names show up in searches near Cape Harbour and belong elsewhere:
Cape Harbour, on this page, means the 476 parcels on the Lee County roll dated October 4, 2026 whose legal description contains CAPE HARBOUR and whose ZIP code is 33914. Every county sale count and median uses those parcels and says which window it covers. MLS figures come from rows whose building number and street match a parcel in the same 476.
Streets and plats next door are named and counted separately in this section and nowhere else. When a window holds fewer than ten sales, we list the sales instead of printing a median as a market claim. That is why several rows above show a short list beside a longer-window median.
Cape Harbour has a marina run by Safe Harbor Marinas, with wet slips for vessels from 35 to 60 feet, transient slips from 25 to 60 feet, dry storage up to 34 feet, a fuel dock and vessel service. The operator publishes no slip total or slip rates, so those stay unknown here.
Data updated: October 2026. Source: Safe Harbor Cape Harbour operator page (https://safeharbor.com/locations/safe-harbor-cape-harbour), read October 10, 2026; Lee County Property Appraiser owner field and Florida Division of Corporations record, read October 10, 2026.
The marina sits at the Cape Harbour waterfront on Cape Harbour Drive, and the operator's own page is the only first-party source for what it holds. The page lists three kinds of space. Wet slips are berths in the water for a vessel that stays afloat. Transient slips are berths a visiting boat rents for a short stay. Dry storage keeps a boat on land. The table below copies the limits the operator states, and nothing is added from other sources.
Space | Vessel length overall | Other limits the operator states |
|---|---|---|
Wet slips | 35 to 60 feet | Unrestricted height, 16 feet maximum beam, 5.6 feet maximum draft |
Transient slips | 25 to 60 feet | See the operator page for limits by slip |
Dry storage | 20 to 34 feet | 12 feet height, 10 feet beam, 6 tons |
The operator's office is open 7:30 am to 4:30 pm daily, and the operator lists VHF channel 15. A boat owner checking whether a vessel fits should measure length overall, beam and draft against the three rows above and then ask the office to confirm the specific berth in writing.
Two facts a boat owner usually wants are not on the operator's page. The total number of slips is not published, and no slip rate is published. Older marketing and some listing aggregators print slip counts, and those numbers disagree with each other, so this page prints none of them. The marina office holds the real answer.
The operator lists a fuel dock selling marine gasoline and diesel, and it lists vessel service. Those two lines are the whole of what the operator's page says about fuel and repair work. Dry storage is the nearest thing the page describes to a boat yard: it states a height of 12 feet, a beam of 10 feet and a weight of 6 tons as the outer limits for a stored boat.
Haul-out capacity, service rates, labor schedules and the list of work the marina will or will not perform are not on the operator page. A buyer who plans to keep a boat at Cape Harbour should ask the marina office for those terms directly, because they change by operator and by season and no public record fixes them.
The operator's amenity list is long: barbecue grills, bathhouses, showers, laundry, pump-out, a ship's store, a swimming pool, a tennis court, a fitness center, a gazebo, gated access to vessels, complimentary parking and Wi-Fi, and a waterside restaurant.
What the list does not say is who may use the pool, the tennis court and the fitness center. The operator does not state whether a slip renter, a transient guest, a condominium owner in one of the towers or the public may use them. That question is answered by the operator's rules and by each building's recorded declaration, and neither is on the public record we could read. A buyer who is counting on those amenities should get the answer in writing before signing.
The Coach Homes have their own clubhouse, which the developer describes as for residents only, with a pool, tennis and basketball courts, a fitness center and a party room. That clubhouse belongs to the six Coach Homes buildings, not to the marina.
At Cape Harbour a boat slip is something the operator rents, not something a condominium owner is shown to own. The operator offers wet and transient slips by inquiry and describes no slip sales. We also searched the legal descriptions on the county roll for the Cape Harbour footprint, and none of them names a boat slip.
That is a record finding, and it has limits. It does not say that no owner has an arrangement with the operator, and it does not say that no building has slip rights written into its declaration. It says that the public county record shows no deeded slip. This page states no resident priority for a slip and no slip right attached to any building, because none is on the record.
A buyer who wants a slip should ask for the slip terms in writing before closing: the length of the term, who may renew it, the rate, and whether the rental moves with the home. The marina office answers those questions, not the county.
The marina tracts are owned by SHM Cape Harbour, LLC, according to the Property Appraiser's owner field. The Florida Division of Corporations lists the company under document number M16000010126. Safe Harbor Marinas is the operator named on the marina's page; the owner of record is the company named above.
The towers also hold small commercial condominium units. The appraiser's parcel map types 18 small commercial units inside the two Marina South towers, and the map carries them in care of the marina operator. They are not residences, and they do not count in the 110 residences per tower.
Three boating businesses name Cape Harbour as a base, as listed on their own sites or a visitor bureau page on October 10, 2026.
Cape Coral Boat Rentals has its office on Cape Harbour Drive and lists deck boats and pontoons, open daily. Its site prints no prices, so this page prints none.
Freedom Boat Club states on its location page that its Cape Coral location "can be found within Cape Harbour Marina, which sits at the mouth of the Caloosahatchee River."
Banana Bay Tour Company appears in the Visit Fort Myers listing, which describes dolphin cruises that "leave from Rumrunner's Restaurant here in Cape Harbour." That sentence is the visitor bureau's wording, not the company's.
A city building permit issued on October 7, 2026 (BLDM26-001232) covers replacing the harbour district's boat ramp panels and the fixed timber docks beside the ramp. We read it on the city's permit layer on October 10, 2026. The permit shows work under way or about to start, and this page prints no cost, because a permit's stated valuation is not a measured cost.
Anyone planning to launch a boat or tie up at the harbour district's ramp should expect the work to affect that ramp, and should confirm with the ramp's operator which docks are open.
Selling your Cape Harbour home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-cape-harbour, or call Jesse direct at (239) 898-6072. Buying a home in Cape Harbour? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers. Jesse and Marc: Top 1% Real Estate Agents Nationally Since 2008.
Boats leave Cape Harbour through saltwater canals, and the City of Cape Coral reports that removal of the Chiquita Lock was completed on June 17, 2025. This page prints no mileage to the open Gulf and no bridge clearances, because no source we could verify states them for the route a boat actually takes.
Data updated: October 2026. Sources: City of Cape Coral canal map layer and Chiquita Boat Lock page, read October 10, 2026; Florida Administrative Code rule 68C-22.005, read October 10, 2026.
Every canal around Cape Harbour is saltwater on the city's canal map, which we read on October 10, 2026. That matters for three practical reasons: the type of boat a salt environment suits, the seawall rules that apply to saltwater frontage, and the state environmental approval a saltwater dock requires.
The city describes more than 400 miles of canals across Cape Coral. This page prints no split between salt and fresh canal mileage, because the city does not publish one on the pages we read.
The Chiquita Lock no longer exists. The city reports that dredging equipment and turbidity barriers were removed on June 17, 2025, "the completion of the Chiquita Lock Removal Project, ahead of schedule," and it urges boaters to use caution near the site because shallow areas may be present.
The city's page also lists what comes next: a bathymetric survey of the South Spreader, 3,000 mangroves, oyster reef balls and city-wide dredging permits. Those are plans, not completed work.
A City Council resolution, number 287-24, on the agenda of September 4, 2024, covered Chiquita Lock Removal and Seawall Restoration Phase 2 at a total of $3,735,139.36. That is a total for the city's removal and seawall restoration project, not a figure for any Cape Harbour property.
No page we read names a lock as a present feature of a Cape Harbour boat route. A buyer who hears an older description of a lock on the way out should treat it as out of date.
Florida Administrative Code rule 68C-22.005(2)(d)5 sets a Slow Speed zone all year in "all waters of San Carlos Bay and the Caloosahatchee River, including the residential canals of Cape Coral, northeast of a line" through Intracoastal Waterway Green Marker 99. By our plot of the rule's coordinates, the marina lies on the slow-speed side of that line.
The practical reading is that a boat leaving the Cape Harbour basin travels at slow speed through the canals and the river side of the bay. The rule is the authority, and anyone who drives a boat should read it, linked in the sources at the end of this page, before relying on a summary.
We print no mileage from Cape Harbour to the open Gulf. Published figures differ among the operator, the developer's marketing and the city, and a straight-line distance is not the route a boat travels.
We print no bridge clearance and no statement about sailboat access, because the city's bridge layer shows no bridge on the marina basin or the South Spreader, and the route under the Sanibel Causeway has not been established on a source we trust.
We also print no claim that Cape Harbour is the closest marina to the Gulf. No route measurement supports a ranking, and a superlative without a measurement is a claim we leave out.
For navigation facts, the federal reference is NOAA's United States Coast Pilot 5, chapter 4 (https://www.nauticalcharts.noaa.gov/publications/coast-pilot/files/cp5/CPB5_C04_WEB.pdf), together with NOAA charts. The marina office can also say what depth and clearance its own customers use.
Florida requires a boating safety course for people born on or after January 1, 1988, according to the City of Cape Coral Marine Services page.
For docks and pilings on the waterfront lots, Land Development Code section 5.4.2 limits pilings to no more than 10 feet above the seawall cap and dock decking to no more than 2 feet above the cap (4 feet on the Caloosahatchee River). A dock or piling may never leave less than 50 percent of the calculated waterway width navigable.
A saltwater seawall or dock permit includes state environmental approval, either a Florida Department of Environmental Protection approval or the federal SAJ-91 authorization. Freshwater sites do not need it, and the canals around Cape Harbour are saltwater.
Land Development Code section 5.4.8.A requires every parcel fronting a saline, brackish or tidally influenced canal or other water body to have a seawall along its whole water frontage, built "at the owner's expense," and the seawall "shall be structurally maintained at owner's expense." Whether a given Cape Harbour parcel fronts tidal water is a question for its survey and the city.
The developer of Waterfront at Cape Harbour, which it styles the Funky Fish Houses, says the property lines "extend approximately 25-feet over the water, allowing for an extended outdoor deck and/or boat slip." That is the developer's description, not a county finding, and it should be checked against each lot's survey.
The city's Miscellaneous Permit Fee Schedule, effective January 1, 2026, lists these building permit fees, plus a 2.5 percent state surcharge on Florida Building Code permits and with additional fees possible:
Permit | City fee |
|---|---|
Residential seawall | $147.00 |
Seawall alternative | $267.00 |
Seawall repair | $240.00 |
Concrete dock | $280.00 |
Stand-alone residential boat lift or davit | $107.00 |
The process, in the city's words, places a seawall at the property line, inspects the slab, the cap, the alignment and tieback and a final, expires the permit six months after issuance and requires a Notice of Commencement when the value is $2,500 or more.
A seawall replacement cost per foot, a boat lift cost and a required cap height are not on any city document we read, so this page prints none. A buyer should ask for a seawall inspection or an engineer's opinion on any parcel with water frontage.
The Cape Harbour harbour district is a public row of waterfront restaurants and marina services on Cape Harbour Drive, and Rumrunners advertises free parking and free docking for visitors. The tenant list below is limited to businesses confirmed on their own websites or a visitor bureau page on October 10, 2026.
Data updated: October 2026. Sources: tenant websites and the Visit Fort Myers listings, read October 10, 2026.
Rumrunners, at 5848 Cape Harbour Drive, describes itself as waterfront dining, and its site advertises "Free Parking and Free Docking" and "Live Entertainment 7 Days a Week." It also lists "Rock the Dock," a monthly event from December through April.
A 2023 item on its site marks the restaurant's 20th anniversary, with an opening date of November 12, 2003. Hours are on the restaurant's own site.
Fathoms Restaurant and Bar, at 5785 Cape Harbour Drive, describes its food as seafood, lists live music and says it is "set against the stunning backdrop of Cape Harbour Marina."
Cape Harbour Oyster Bar and Grill, also on Cape Harbour Drive, describes seafood and house-shucked oysters. Hours for both are on each restaurant's own site, and this page prints none.
Two of the restaurants advertise live music: Rumrunners lists live entertainment seven days a week and a monthly Rock the Dock event from December through April, and Fathoms lists live music. Performer names and show dates change often, and each restaurant's own calendar is the place to read them.
By land, the harbour district is reached off Chiquita Boulevard South, south of Cape Coral Parkway. Rumrunners' own directions say, "Come South on Chiquita Blvd from Cape Coral Parkway." Chiquita Boulevard South is a city street and a major arterial.
By water, Rumrunners advertises free docking, and the marina operator lists transient slips from 25 to 60 feet and complimentary parking.
The city's street map codes most of Cape Harbour Drive and Harbour Circle as private streets. Gate locations, and who maintains the private streets, are not on the public record we could read. Visitors to the harbour district are invited by the businesses themselves, and a resident or buyer should not read this section as a statement about access to any private street.
Only a few businesses beyond the restaurants are re-confirmed here: Cape Coral Boat Rentals, Freedom Boat Club and the Banana Bay Tour Company listing, each described in the marina section above. The marina operator's last public tenant list is a retail list from 2020, and it names about 30 tenants. Many of those names are not re-confirmed on a current site, so this page prints none of them as present.
If a shop or service matters to a purchase, check its own website before relying on it; the 2020 list is not a current directory.
Business | What its own site or listing says | Where it is read |
|---|---|---|
Rumrunners | Waterfront dining; "Free Parking and Free Docking"; live entertainment 7 days a week; Rock the Dock monthly, December through April | Rumrunners website, October 10, 2026 |
Fathoms Restaurant and Bar | Seafood, live music | Fathoms website, October 10, 2026 |
Cape Harbour Oyster Bar and Grill | Seafood and house-shucked oysters | Oyster Bar website, October 10, 2026 |
Cape Coral Boat Rentals | Deck boats and pontoons, open daily; no prices printed | Boat Rentals website, October 10, 2026 |
Freedom Boat Club | Location "within Cape Harbour Marina" | Freedom Boat Club location page, October 10, 2026 |
Banana Bay Tour Company | Dolphin cruises that leave from Rumrunner's | Visit Fort Myers listing, October 10, 2026 |
Selling your Cape Harbour home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-cape-harbour, or call Jesse direct at (239) 898-6072. Buying a home in Cape Harbour? Call Marc at (239) 287-5873, read how we represent buyers, or read how we help Cape Harbour buyers.
Cape Harbour has no golf course, no beach inside the community, no deeded boat slips on the county roll and no published dues or amenity rules. Each absence below is stated for what the record shows, with the document that would hold the answer, and no absence is stated where the record is silent.
Data updated: October 2026. Sources: Lee County Property Appraiser roll dated October 4, 2026; City of Cape Coral parks layer, read October 10, 2026; operator and developer pages, read October 10, 2026.
Cape Harbour has no golf course. No parcel on the Cape Harbour footprint on the county roll is a golf course.
The operator pages and the developer pages we read name no golf, tennis or social membership club for the community as a whole. The Coach Homes developer describes a residents-only clubhouse for those six buildings. Freedom Boat Club is a boating club with a location inside Cape Harbour Marina, and it is a boating membership, not a community club.
No beach is listed for Cape Harbour. The city's parks layer carries "Cape Harbour" only as a private park record, not as a city park. Beaches by road, with distances computed October 10, 2026, are listed under the parks and beaches heading below.
No association dues, special assessment, capital contribution, transfer fee or rental-approval fee is published on any first-party public document we found for any Cape Harbour association, as of October 10, 2026. Rental, pet and renovation rules are not on the public record we could read either.
The documents that hold the answers are the recorded declaration for each building or section, the association's budget, and, at sale, the estoppel certificate and the resale package. For a condominium resale, Florida law entitles the buyer, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the summary of the milestone inspection report and the most recent structural integrity reserve study where they exist, and lets the buyer void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them (section 718.503). For a homeowners association, the buyer must be given the disclosure summary before signing (section 720.401).
As the marina section above explains, the operator rents slips by inquiry, and no legal description in the Cape Harbour footprint on the county roll names a boat slip. A buyer should not assume a slip comes with a home.
Camelot Park is about 1.0 mile by road from Cape Harbour, and Lynn Hall Memorial Park on Fort Myers Beach is about 15.8 miles. Every distance in this section is by road from a point at the marina, computed on October 10, 2026, and carries no travel time.
Data updated: October 2026. Sources: City of Cape Coral parks pages and Lee County Library System, read October 10, 2026; distances from a public routing engine (OSRM), computed October 10, 2026.
Camelot Park, about 1.0 mile away, covers 6.4 acres with two lighted tennis courts that carry pickleball lines, picnic pavilions, a playground and a walking trail, according to the city.
Rotary Park Environmental Center, about 3.9 miles away, covers 97 acres and is open Monday to Saturday from 8:00 a.m. to 4:00 p.m. The city lists a butterfly house, a dog park, trails and the Glover Bight boardwalk. The page notes that its towers are temporarily closed for repairs.
The Cape Coral-Lee County Public Library, at 921 SW 39th Terrace, is about 3.2 miles away. The South Cape Community Center is about 5.0 miles away.
Two city eco-tourism sites sit farther out. Four Mile Cove Ecological Preserve is about 10.1 miles away and covers 365 acres, with kayak tours. Sirenia Vista Park is about 9.7 miles away, with a seasonal manatee deck and a kayak launch.
Yacht Club Community Park is about 6.2 miles away. The city's page, last updated in May 2026, says the beach is open sunrise to sunset, the boat ramp and marina are closed and the fishing pier is being rebuilt, with no reopening date. Check the city's page for current status before planning a visit.
By road from the marina, Lynn Hall Memorial Park on Fort Myers Beach is about 15.8 miles away, Bowditch Point Park is about 16.6 miles, Sanibel Lighthouse Beach Park is about 20.6 miles and Lovers Key State Park is about 23.8 miles.
The Sanibel route crosses the Sanibel Causeway, which charges a two-axle toll of $6.00 with a transponder or $9.00 pay-by-plate. On the Cape Coral bridges, the city's toll page states that toll trips are only charged for trips from Fort Myers to Cape Coral or Sanibel, at $2.00 with a transponder or $5.00 pay-by-plate. The drive from Cape Coral toward Fort Myers is not tolled.
Place | Road miles from the marina | Notes |
|---|---|---|
Camelot Park | About 1.0 | 6.4 acres, lighted tennis courts with pickleball lines |
Cape Coral-Lee County Public Library | About 3.2 | Library branch |
Rotary Park Environmental Center | About 3.9 | 97 acres; Monday to Saturday, 8:00 a.m. to 4:00 p.m. |
South Cape Community Center | About 5.0 | City community center |
Yacht Club Community Park | About 6.2 | Beach open per city page; ramp and marina closed |
Sirenia Vista Park | About 9.7 | Seasonal manatee deck, kayak launch |
Four Mile Cove Ecological Preserve | About 10.1 | 365 acres, kayak tours |
Lynn Hall Memorial Park, Fort Myers Beach | About 15.8 | Beach |
Bowditch Point Park | About 16.6 | Park and beach |
Sanibel Lighthouse Beach Park | About 20.6 | Over the Sanibel Causeway toll bridge |
Lovers Key State Park | About 23.8 | State park |
Selling your Cape Harbour home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-cape-harbour, or call Jesse direct at (239) 898-6072. Buying a home in Cape Harbour? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers.
Florida requires milestone inspections and structural integrity reserve studies for condominium buildings of three or more habitable stories, and Cape Harbour has buildings in that class. We did not read the filings, so this page does not say that any Cape Harbour building has passed, failed or filed.
Data updated: October 2026. Sources: Florida Statutes sections 553.899, 718.111, 718.112 and 718.503 (2025 and 2026 editions), Lee County Property Appraiser roll dated October 4, 2026, and Southwest Florida MLS (Matrix) building class pulled October 10, 2026.
The two Marina South towers are listed in the MLS as high-rise (eight or more stories), with residences numbered on floors 5 through 15, ten per floor. Marina View is listed in the MLS as mid-rise (four to seven stories). The Coach Homes are listed as low-rise (one to three stories), and the developer describes six buildings of four units each.
This page prints no story count for any building beyond those MLS classes, and it does not say whether the milestone statute applies to the Coach Homes, because the story count is not on the record. The Marina Villas builder entries describe 1-story villas and 2- and 3-story townhomes held as condominium units; the story count of each of the seven Marina Villas condominiums is also not on the record.
Section 553.899 requires a condominium building of three or more habitable stories to be inspected by December 31 of the year it reaches 30 years of age, with a local agency able to require it at 25 years where conditions such as nearness to salt water justify it. A new inspection follows every 10 years.
Using the county roll's year built, the arithmetic is: Marina View, built 2004, plus 30 is 2034; the Marina South towers, built 2006 to 2009, plus 30 is 2036 to 2039; Marina South II, built 2007, plus 30 is 2037. Each is an arithmetic result on a county field, not a record of any inspection or deadline set for a building. The date the statute counts from is set by the building's own records, which an association can produce.
Section 718.112(2)(g) requires a structural integrity reserve study for each building of three or more habitable stories at least every 10 years. Associations that existed on or before July 1, 2022 and are controlled by unit owners had to complete it by December 31, 2025, and in no event after December 31, 2026 where it is done with a milestone inspection.
For budgets adopted on or after December 31, 2024, members may not vote to waive or reduce reserves for those items.
The Florida Department of Business and Professional Regulation keeps a public structural integrity reserve study database (https://dbpr-publicrecords.myfloridalicense.com/qpr/single/?appid=d217126f-2edc-408b-bb98-2c355b6f0429&sheet=HUGAcyE&opt=ctxmenu&select=clearall), with filings from July 2025 onward. We did not read whether any Cape Harbour association has filed, and this page states nothing about it.
Section 718.111(12)(g) requires a condominium association that manages 25 or more units to post its annual budget on a website or app. Marina South (110 residences), Marina South II (110 residences) and Marina View (58 units) are above that trigger. We did not find the associations' websites, and the Coach Homes (24 units) are under the trigger as read.
A condominium resale 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, the summary of the milestone inspection report and the most recent structural integrity reserve study, where they exist. The buyer may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them (section 718.503).
Building | Association (Florida record) | MLS height class | Roll year built | Milestone year by arithmetic | SIRS filing |
|---|---|---|---|---|---|
Marina South (tower I) | Marina South at Cape Harbour Condominium Association | High rise (8+) | 2006 to 2009 | 2036 to 2039 | Check the state database |
Marina South II (tower II) | Marina South II at Cape Harbour Condominium Association | High rise (8+) | 2007 | 2037 | Check the state database |
Marina View | Marina View at Cape Harbour Condominium Association | Mid rise (4 to 7) | 2004 | 2034 | Check the state database |
Coach Homes | The Coach Homes at Cape Harbour | Low rise (1 to 3) | 2003 to 2004 | Story count not on the record | Check the state database |
Marina Villas (seven condominiums) | Marina Villas Condominiums I to VII | Story counts not on the record | 2023 to 2024 | Not stated | Check the state database |
Selling a Cape Harbour condominium? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-cape-harbour, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873.
Cape Harbour lies in Lee County Hurricane Evacuation Zone A, the first zone ordered out, and the National Hurricane Center reports that Hurricane Ian's maximum inundation in Cape Coral reached 6 to 9 feet above ground. The record we could read gives no surge depth or damage figure for Cape Harbour itself.
Data updated: October 2026. Sources: Lee County evacuation zone layer, National Hurricane Center Tropical Cyclone Report AL092022 and USGS high-water mark service, all read October 10, 2026; OpenFEMA NFIP claims (version 3, data as of September 8, 2026), pulled October 15, 2026.
At all 13 sample points we checked across the community, Cape Harbour sits in Lee County Hurricane Evacuation Zone A, which the county calls surge zone 1. The county's own sheet says, "Zone A will be the first area ordered to evacuate."
Points that the FEMA flood map shades as Zone X are still in Evacuation Zone A. Evacuation zone and flood zone are different maps. A zone is never stated here for an individual address, and the county's "Know Your Evacuation Zone" lookup is the place to check one.
Hurricane Ian made landfall on Cayo Costa at 1905 UTC on September 28, 2022, with an intensity of 130 knots (about 150 miles an hour, Category 4), after peaking at 140 knots that morning. The National Hurricane Center's report states that "maximum inundation levels of 6 to 9 ft AGL occurred in Pine Island, Cape Coral, and other communities" along the mouth of the Caloosahatchee River, and that the two sensors in Matlacha and Cape Coral were lost or destroyed.
The 7.26 feet often quoted for Cape Coral is a tide gauge reading near downtown Fort Myers, and this page does not attribute it to Cape Coral. No reliable surface wind observation exists for the area where the eyewall came ashore, so we print no wind speed or gust at Cape Coral.
For the United States, Ian caused at least 156 deaths, 66 of them direct and all direct deaths in Florida. Storm surge killed 41 people, 36 of them in Lee County. Damage is estimated at $112.9 billion, $109.5 billion of it in Florida. In Lee County at least 52,514 structures were affected, of which 5,369 were destroyed and 14,245 had major damage. Those are county figures, not Cape Coral figures. Counts of damaged structures and seawalls specific to Cape Coral were not found.
The U.S. Geological Survey surveyed no Hurricane Ian high-water mark in Cape Harbour. The nearest one is about 5 kilometers away, on the Fort Myers side, and we print no surge depth for Cape Harbour.
OpenFEMA's National Flood Insurance Program claims data for Hurricane Ian, reported under ZIP 33914, shows 3,220 claims and about $207.1 million in building payments. We pulled it from FEMA's current NFIP claims dataset (version 3, data as of September 8, 2026) on October 15, 2026 (OpenFEMA NFIP claims, version 3).
ZIP 33914 is far larger than Cape Harbour, so these are ZIP-level figures and not Cape Harbour figures.
The City of Cape Coral's residential design standard guideline states "Basic wind speed: 160 MPH or as calculated," with wind exposure category B, C or D and Building Risk Category II. The Florida Building Commission lists the 8th Edition (2023) of the Florida Building Code as in force on October 10, 2026, and a permit application filed that day falls under it.
Those are the city's design guideline and the state's code edition. They are not a rating of any Cape Harbour building, and a building's actual wind design depends on its own permit, engineering and date.
This page does not say how much water reached any Cape Harbour building during Hurricane Ian, because no record we could read states it. It does not give a damage figure, a repair figure or a depth at Cape Harbour. It does not say that any building flooded or that any did not.
A buyer who wants that history should ask the seller for the flood disclosure Florida law requires at or before signing, which covers known flooding during the seller's ownership, flood insurance claims and flood assistance (section 689.302), and should ask the condominium association what its records show.
Preparation here starts with documents. A wind mitigation inspection is recorded on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector. Citizens requires a 4-point inspection for homes over 20 years old, and its roof rule asks for documentation of at least five years of remaining useful life once a roof passes 25 years (50 years for the roof types Citizens treats as longer-lived). Other insurers set their own rules.
Many elevation certificates are on the city's Forerunner portal (https://capecoralfl.withforerunner.com/); buildings from before 1993 may not have one on file. Cape Coral holds a Community Rating System Class 5 rating, a 25 percent flood insurance discount that FEMA's current rating method applies to every NFIP policy in the city, X zone included.
For one reference point on insurance, Citizens condominium unit owners (HO6) policies in Lee County numbered 801, with an average premium of $1,459 before and $1,356 after an approved 7.0 percent decrease. That is the county book, not a quote and not a Cape Harbour premium.
Selling your Cape Harbour home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-cape-harbour, or call Jesse direct at (239) 898-6072. Buying a home in Cape Harbour? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers. Jesse and Marc: Top 1% Real Estate Agents Nationally Since 2008.
At the 13 points we checked across Cape Harbour, FEMA's flood map (panel 12071C0392G, effective November 17, 2022) shows Zone AE with a base flood elevation of 8 feet at eleven points and shaded Zone X at two. Every point also sits in Lee County Evacuation Zone A. A zone is never stated for an address on this page.
Data updated: October 2026. Source: FEMA National Flood Hazard Layer queried October 10, 2026; Lee County evacuation zone layer queried October 10, 2026; City of Cape Coral Community Rating System page re-checked October 10, 2026.
Flood risk in Cape Harbour is not one number. The community is a mix of towers, mid-rise buildings, coach homes, new townhome-style condominiums, waterfront cottages and single-family homes, and the FEMA map does not treat them all alike. The sections below show what the map says at specific points, what the city's rules add, and what a buyer can look up before an offer. The city itself states that more than 60 percent of Cape Coral is in a FEMA-mapped Special Flood Hazard Area (City of Cape Coral release, July 1, 2026).
We queried FEMA's National Flood Hazard Layer at 13 sample points spread across the community and its immediate neighbours on October 10, 2026. All 13 fall on one panel, 12071C0392G, effective November 17, 2022. The table shows the result by building. Rows marked "neighbour" are outside the 476-parcel Cape Harbour footprint and are shown only so the map is complete.
Sample point | Zone and subtype | Base flood elevation | Panel and effective date |
|---|---|---|---|
Phase 2-B homes (Harbour Circle) | Shaded X, 0.2 percent annual chance flood hazard, coastal | None | 12071C0392G, November 17, 2022 |
Phase 2-A homes (Lagoon Lane, Harbour Circle) | AE, coastal floodplain | 8 feet NAVD88 | 12071C0392G, November 17, 2022 |
Waterfront at Cape Harbour (Shell Cove Drive) | AE, coastal floodplain | 8 feet NAVD88 | 12071C0392G, November 17, 2022 |
Marina Villas at Cape Harbour (Shell Cove Drive) | AE, coastal floodplain | 8 feet NAVD88 | 12071C0392G, November 17, 2022 |
Marina South tower I (Cape Harbour Drive) | AE, coastal floodplain | 8 feet NAVD88 | 12071C0392G, November 17, 2022 |
Marina South II tower | AE, coastal floodplain | 8 feet NAVD88 | 12071C0392G, November 17, 2022 |
Marina View | AE, coastal floodplain | 8 feet NAVD88 | 12071C0392G, November 17, 2022 |
Coach Homes (Cape Harbour Drive) | Shaded X, 0.2 percent annual chance flood hazard, coastal | None | 12071C0392G, November 17, 2022 |
Harbour district common tract | AE, coastal floodplain | 8 feet NAVD88 | 12071C0392G, November 17, 2022 |
Villas at Harbour Pointe (neighbour) | AE, coastal floodplain | 8 feet NAVD88 | 12071C0392G, November 17, 2022 |
Cape Coral Unit 75 Block 6502, three points (neighbour) | AE, coastal floodplain | 8 feet NAVD88 | 12071C0392G, November 17, 2022 |
Of the nine points inside the footprint, seven read Zone AE and two read shaded X. The two shaded X points are the Phase 2-B Harbour Circle point and the Coach Homes. The 8 feet is the value at these sample points. It is not a statement about every parcel in the community.
Shaded Zone X, as FEMA labels it at the Phase 2-B and Coach Homes points, means a 0.2 percent annual chance flood hazard in a coastal zone. It is a mapped hazard, not an absence of one. The Community Rating System discount does not change with it: under FEMA's current rating method the 25 percent Class 5 discount applies to every NFIP policy in Cape Coral, X zone included.
Shaded X also does not change evacuation. All 13 points, including the two shaded X points, return Lee County Hurricane Evacuation Zone A, surge zone 1. The county's Zone A sheet says "Zone A will be the first area ordered to evacuate." The county's Know Your Zone page (https://www.leefl.gov/publicsafety/emergencymanagement/knowyourzone) says zones are named by hurricane surge evacuation zones A through E and offers an address search. The city's hurricane page (https://www.capecoral.gov/departments/emergency_management_resilience/be_prepared_hurricane_season.php) says surge evacuation zones are different from flood zones, which is why a home can be shaded X for flood and Zone A for evacuation at the same time.
Inside the box around the community, the FEMA layer holds one AE polygon with a base flood elevation of 9 feet. We did not locate it at any of the 13 sample points, so this page does not say which parcels it touches. No Limit of Moderate Wave Action line and no letter-of-map-revision polygon appeared within 300 meters of any point.
An empty result on a national map service is not proof that no revision exists. A federal notice published May 18, 2026 lists a map revision case for the City of Cape Coral (case 25-04-1807P, modification date April 21, 2026) and the notice does not describe where the change applies. Whether it touches Cape Harbour is not on the public record we could read. The determination letter and the FEMA Map Service Center case page would hold the answer (https://msc.fema.gov).
Cape Coral holds a Community Rating System Class 5 rating, reached in 2010 (City of Cape Coral, re-checked October 10, 2026). Class 5 is a 25 percent flood insurance discount, and under FEMA's current rating method, Risk Rating 2.0, the discount applies to the full-risk premium of every NFIP policy in a participating community, including policies outside the Special Flood Hazard Area. In Cape Coral that means 25 percent on every NFIP policy, X zone included (FEMA, Community Rating System Discount Guide, July 2023, read October 15, 2026). In November 2024 the city announced that it retained the 25 percent discount and avoided FEMA probation, and the Cape Coral Breeze reported on November 21, 2024 that the city would keep its Class 5 rating.
The discount is applied to a flood policy by the insurer. This page gives no premium, because no premium belongs to a community. The 25 percent is the class's published discount, and nothing here converts it to dollars.
The city states the rule this way: an improvement or repair "the cost of which equals or exceeds 50% of the market value of the building or structure before the improvement or repair is started" is a substantial improvement, and the building must then meet the flood rules for new construction. Substantial damage is damage "of any origin" whose repair cost would equal or exceed 50 percent of the building's market value before the damage (City of Cape Coral notice updated July 1, 2025).
Three details from the city's notice matter to a buyer of an older home or a building with a pending repair:
This page states no look-back period and no cumulative rule for a series of projects; ask the city's Building Division how it counts them for a specific building.
An elevation certificate records the lowest floor elevation of a building against the base flood elevation, and it is the document that settles whether a floor sits above the base flood elevation plus 1 foot. Many are on the city's Forerunner portal (https://capecoralfl.withforerunner.com/). Buildings from before 1993 may not have one on file, per the city.
Ground elevations from a lidar map are not elevation certificates and are not printed here.
Before an offer, a buyer can do five things that need only public tools and documents:
Our Cape Coral guide carries the citywide flood rules in more detail.
In Cape Harbour, a condominium owner usually holds a unit policy while the building's association holds a master policy, and a single-family owner holds one homeowners policy. Citizens publishes Lee County averages (condominium unit owners $1,356 after the 2026 change), but no figure here is a quote for any Cape Harbour address.
Data updated: October 2026. Source: Citizens Property Insurance 2026 approved rate changes by county and policies in force as of August 31, 2026; City of Cape Coral flood pages read October 10, 2026.
Insurance is where a Cape Harbour purchase differs most between a tower unit and a waterfront house. The section below separates the layers so the questions to ask are clear. Nothing on this page is a premium estimate, because the only premium that matters is the one an insurer quotes against a specific building, year built, roof and coverage.
In a condominium, the association carries a master policy on the building and the owner carries a unit policy on the contents and interior. Where the master policy stops and the unit policy starts is set by the association's declaration, so two buildings in the same community can split the line differently. The master policies for the Cape Harbour associations are not published on any source we could read, and no association site with a posted budget was found.
The associations that must post a budget online under s. 718.111(12)(g) are those managing 25 or more units: Marina South (110 residences), Marina South II (110) and Marina View (58). Coach Homes has 24 units and is under that trigger as read.
Citizens Property Insurance Corporation publishes county averages. They are a county book of business, not a Cape Harbour quote, and the coverage amounts behind them differ from those of a median Cape Coral home. The Lee County figures from the 2026 approved rate changes:
Policy form | Policies | Average premium before | Average premium after | Approved change |
|---|---|---|---|---|
Condominium unit owners (HO6) | 801 | $1,459 | $1,356 | minus 7.0 percent |
Homeowners multiperil (HO3) | 5,586 | $3,322 | $3,039 | minus 8.5 percent |
Homeowners wind-only (HW2) | 1,219 | $4,550 | $4,279 | minus 5.9 percent |
All personal lines combined | 21,124 | $2,923 | $2,797 | minus 4.3 percent |
Citizens also reported 5,845 personal residential multiperil policies and 1,981 personal residential wind-only policies in force in Lee County on August 31, 2026. Those are counts, and no average is computed from them.
Two inspections come up on older homes and on any home an insurer wants to price. A 4-point inspection is required by Citizens for homes over 20 years old, and Citizens also asks for documentation of at least five years of remaining useful life once a roof passes 25 years (50 years for roof types Citizens treats as longer-lived). Other insurers set their own rules.
A wind mitigation inspection is recorded on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector under s. 627.711. The City of Cape Coral's design standard lists a basic wind speed of 160 MPH or as calculated, and the 8th Edition (2023) Florida Building Code is in force. Those are the city's published standards and not a rating of any Cape Harbour building.
Flood insurance is separate from wind and fire coverage. The Community Rating System discount in Cape Coral is 25 percent on every NFIP policy, X zone included (see the flood section above). This page prints no flood premium range for Cape Coral, because the ranges that circulate carry no primary source. NFIP and private flood quotes depend on the building's elevation, foundation type and coverage.
Under s. 689.302, a seller must give the flood disclosure at or before contract execution, covering known flooding, flood insurance claims including NFIP claims, and flood assistance including FEMA's. In a condominium sale, s. 718.503 adds a resale package: 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, the summary of the milestone inspection report and the most recent structural integrity reserve study where they exist. The buyer may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them.
For a Cape Harbour condominium, ask for the association's insurance certificate and master policy summary, the current budget, the reserve study, the milestone inspection summary and the structural integrity reserve study if the building is in scope. For a house, ask for the wind mitigation form, the 4-point inspection, the roof age and any prior claims. The documents the seller is required to provide are in the resale package above; the rest a buyer requests.
The School District of Lee County assigns schools through choice zones, and its address lookup decides what a given Cape Harbour address is assigned. The nearest elementary schools are the three of Proximity Zone F, and the nearest middle schools make up Zone BB. This page names no assigned school and gives no grades.
Data updated: October 2026. Source: School District of Lee County Student Enrollment Plan 2026 to 2027; Lee County GIS school layer; road miles by public routing engine, all read October 10, 2026.
School assignment in Lee County works differently from a single neighbourhood school model, so any list of nearby schools reads best as a list of distances and plan zones. The table in the Oasis section below puts them side by side. Anyone choosing a home for school reasons should run the district's own check on the exact address before an offer.
The district runs what its Student Enrollment Plan calls a Proximity Plan: families rank schools "in the proximity zone linked to the residential address." Elementary proximity zones are lettered, middle school zones are lettered in pairs, and high school choices are grouped into East, South and West regions. When a lottery is needed, the plan's preference order includes siblings and, after programs, residence within two miles of the school, then the school nearest the residence within the zone (plan text, https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk). Students who live within 2 miles of their school are not provided district transportation under the plan.
No source we could read ties a Cape Harbour street to a zone. The district's address check is not published as a lookup on its enrollment pages and the county GIS has no attendance polygons.
The nearest elementary schools by road from the towers are Gulf Elementary (about 3.6 miles), Pelican Elementary (4.8) and Cape Elementary (5.5). These three make up the district's Proximity Zone F. Which of them, if any, a given address can rank is a question for the district's lookup.
The nearest middle schools are Gulf Middle (about 3.3 road miles) and Trafalgar Middle (6.0). They make up Zone BB in the plan.
The plan's West Zone sub-zones 2 and 3 list Cape Coral High, Ida S. Baker, Island Coast, Mariner and North Fort Myers. The nearest are Ida S. Baker (about 4.1 road miles) and Cape Coral High (7.7). Cape Harbour's sub-zone is not stated in the plan.
No school sits within 2 straight-line miles of any sampled Cape Harbour point, which is the plan's distance for the P1 preference and for the no-bus rule.
The City of Cape Coral runs its own municipal charter system, Oasis Charter Schools, with four campuses: Oasis Elementary North, Oasis Elementary South, Oasis Middle and Oasis High (https://www.capecharterschools.org/). The Oasis Elementary South, Middle and High campuses are on Oasis Boulevard in ZIP 33914, the same ZIP as Cape Harbour, about 4.2 to 4.3 road miles from the towers. Oasis Elementary North is about 9.4 miles.
Oasis High's own page says students residing in any Florida school district may seek enrollment under the state's open enrollment law, subject to seat capacity (https://www.oasishighschool.net/prospective-students). This page prints no residency rule and no preference order for Oasis. The City of Cape Coral's fiscal year 2027 budget dedicates $50.4 million to run the system.
School or group | Where it sits in the district plan | Road miles from the towers |
|---|---|---|
Gulf Elementary | Proximity Zone F | about 3.6 |
Pelican Elementary | Proximity Zone F | about 4.8 |
Cape Elementary | Proximity Zone F | about 5.5 |
Gulf Middle | Zone BB | about 3.3 |
Trafalgar Middle | Zone BB | about 6.0 |
Ida S. Baker High | West Zone, sub-zones 2 and 3 | about 4.1 |
Cape Coral High | West Zone, sub-zones 2 and 3 | about 7.7 |
Oasis Elementary South, Middle and High (municipal charter) | City-run charter system | about 4.2 to 4.3 |
Oasis Elementary North (municipal charter) | City-run charter system | about 9.4 |
Road miles are by public routing engine from the Marina South towers, October 10, 2026, and are rounded to the figures shown. The address-level assignment is on the district's own lookup.
The nearest hospital on Lee Health's own pages is Cape Coral Hospital, about 11.0 road miles from the Marina South towers, with a 24-hour emergency department on campus. Fort Myers hospitals sit between about 11.7 and 15.4 miles. This page gives distances, not travel times.
Data updated: October 2026. Source: Lee Health first-party location pages and public routing engine, read October 10, 2026.
Distance to care is a plain fact about a location, and it is worth reading before an offer on a home on the south side of the city. The figures below use road miles from a point inside the community. Ambulance and fire response times for Cape Harbour are not on any public record we could read; the Cape Coral Fire Department would hold station and response reports.
Lee Health Cape Coral Hospital, 636 Del Prado Boulevard, Cape Coral, is about 11.0 road miles from the towers. Its emergency department is open 24 hours a day on the same campus (https://www.leehealth.org/locations/find-a-location/cape-coral-hospital). This page prints no bed count, because Lee Health's own page gives two different figures.
Lee Health Convenient Care on Pine Island Road is about 11.4 road miles away and is a walk-in site open 7 a.m. to 7 p.m. daily, with holiday hours varying (https://www.leehealth.org/locations/find-a-location/convenient-care-pine-island-road). It is walk-in care, not an emergency department.
Three more Lee Health hospitals are within about 15.4 road miles: HealthPark Medical Center (about 11.7), Gulf Coast Medical Center (about 12.1, listed by Lee Health as a Level II Trauma Center) and Lee Memorial Hospital (about 15.4). This page prints no bed counts for any of them.
Lee Health pages carry a dated notice that from January 1, 2027, Lee Health hospitals and physicians will be out of network with UnitedHealthcare. That is a payer dispute and not a fact about Cape Harbour, so it is shown only as a dated note for readers who check network status.
Facility | Road miles from the towers | What its own page says |
|---|---|---|
Lee Health Cape Coral Hospital | about 11.0 | Emergency department on campus, open 24 hours |
Lee Health Convenient Care, Pine Island Road | about 11.4 | Walk-in, 7 a.m. to 7 p.m. daily |
Lee Health HealthPark Medical Center | about 11.7 | Hospital, Fort Myers |
Lee Health Gulf Coast Medical Center | about 12.1 | Level II Trauma Center, Fort Myers |
Lee Health Lee Memorial Hospital | about 15.4 | Hospital, Fort Myers |
From the Marina South towers, Cape Coral City Hall is about 9.6 road miles and Southwest Florida International Airport is about 18.7. Downtown Fort Myers is about 16.6, Fort Myers Beach about 16.5, Sanibel about 21.7, Punta Gorda about 30.0 and Naples about 39.9.
Data updated: October 2026. Source: public routing engine from a point inside Cape Harbour, October 10, 2026; Lee County tolls page read October 10, 2026.
The distances are in road miles because miles do not change with the hour. This page publishes no drive times. The method is the same for every row: about, by road, from a point inside the community, public routing engine, October 2026.
Destination | Road miles from the Marina South towers |
|---|---|
Cape Coral City Hall | about 9.6 |
Southwest Florida International Airport | about 18.7 |
Downtown Fort Myers (City Hall) | about 16.6 |
Fort Myers Beach (Town Hall) | about 16.5 |
Sanibel (City Hall, over the causeway) | about 21.7 |
Punta Gorda (City Hall) | about 30.0 |
Naples (City Hall) | about 39.9 |
Each figure starts at a point inside Cape Harbour, not at a city hall. The same destinations measured from the center of Cape Coral give different mileages, so a figure from another page that starts elsewhere is not comparable to this table.
The routes to the airport, Fort Myers Beach, Sanibel and Naples cross the Cape Coral Bridge. Per the county's tolls page, tolls are charged only on trips from Fort Myers to Cape Coral or Sanibel: $2.00 with a transponder or prepaid account and $5.00 pay-by-plate on the Cape Coral and Midpoint Memorial bridges, and $6.00 or $9.00 on the Sanibel Causeway.
Worked example, labelled as an estimate: a commuter who makes one tolled crossing on each of 250 working days pays 250 times $2.00 = $500 a year, against the LeeWay unlimited program at $330 a year (November 1 to October 31). The county also lists a reduced fare program at $40 a year. Transponder users with a positive prepaid balance get 25 percent off at the Midpoint and Cape Coral plazas during set weekday windows (the county page lists them).
On September 19, 2023, the Lee County Board voted to advance the replacement design for the Cape Coral Bridge with a pedestrian bridge, with construction "set to begin in 2026." Published cost figures range widely, so this page prints no cost and no completion date.
Downtown Fort Myers is about 16.6 road miles and the airport about 18.7. The airport route crosses the Cape Coral Bridge. This page does not state which road or bridge the downtown Fort Myers route uses.
Fort Myers Beach is about 16.5 road miles, Sanibel about 21.7 over the tolled causeway, and Naples about 39.9. By road from the marina, the beaches measure Lynn Hall Memorial Park at Fort Myers Beach about 15.8 miles, Bowditch Point Park about 16.6, Sanibel Lighthouse Beach Park about 20.6 and Lovers Key State Park about 23.8. Closer green space includes Camelot Park (about 1.0 mile), Rotary Park Environmental Center (about 3.9 miles) and the Cape Coral-Lee County Public Library (about 3.2 miles).
Near Cape Harbour, the city's permit layer shows a replacement of the harbour district's boat ramp panels and docks (issued October 7, 2026), Marina Villas site plans in review and stop-work status, a Chiquita Boulevard corridor project in design, and the finished removal of the Chiquita Lock on June 17, 2025.
Data updated: October 2026. Source: City of Cape Coral permit and plan layer, Chiquita Boulevard project release and City Council agendas, all read October 10, 2026; Florida Department of Environmental Protection permit 153417-024 EI, read October 15, 2026.
Statuses on the city's layer are statuses on the day they were read, and they are not statements about construction on the ground. A permit "In Review" means an application is open. A "Stop Work Order" status is shown as the layer shows it, with no reason given on the layer and no characterization here.
The Marina Villas buildings recorded as 24 condominium units in seven condominiums in 2023 and 2024 are the newest homes in the community. The city's permit layer, read October 10, 2026, also lists two Marina Villas site plans: SDP22-000067, "Marina Villas at Cape Harbour 113 multi-family units," status In Review (applied May 9, 2022), and SP20-0078, "Marina Villas at Cape Harbour Phase 2," status Stop Work Order (issued August 11, 2022). The full Marina Villas build-out is not on the public record we could read, and neither is the reason for the layer's status.
The same layer lists a preliminary subdivision plan for Waterfront at Cape Harbour (PSP20-0001, approved February 12, 2020) and a replat of a META C-7 parking area (PLAT26-000008, In Review, applied August 5, 2026). The developer's site says construction continues on the remaining buildable land, primarily on and off-water townhomes, in a last phase "expected to be completed in three parts." Property Appraiser records show LDC Cape Harbour Holdings, LLC owning the remaining development tracts. No price, unit potential or listing for those tracts is printed here.
The newest item is permit BLDM26-001232, issued October 7, 2026, for replacing the harbour district's boat ramp panels and the fixed timber docks beside the ramp.
The city is running a corridor project on Chiquita Boulevard from Cape Coral Parkway to Veterans Parkway covering turn lanes, intersections and medians. An open house was held September 9, 2026 and the release gives no construction schedule. The corridor lies north of the Cape Harbour entrance.
The city completed removal of the Chiquita Lock on June 17, 2025. The next steps the city lists, all described as plans, are a bathymetric survey of the South Spreader, 3,000 mangroves, oyster reef balls and city-wide dredging permits. City Council Resolution 287-24 (agenda of September 4, 2024) covers Chiquita Lock Removal and Seawall Restoration Phase 2 at $3,735,139.36 in total. The lock is gone, so it is not a present feature of the waterway.
Tarpon Point, about 0.56 mile southeast by straight line, is governed by a planned development approved by Ordinance 14-01, per City Council agenda text. Its marina holds Florida Department of Environmental Protection permit 153417-024 EI, issued October 16, 2024, which authorizes expanding the previously authorized 225-slip commercial marina to a 266-slip commercial marina (Florida DEP permit 153417-024 EI, read October 15, 2026). Our Tarpon Point guide covers it as its own community.
From January 2024 to October 2026, 252 meetings of City Council, the Hearing Examiner and the Planning body were reviewed. No agenda title names Cape Harbour. That is a reading of titles. A project can appear under a street or a case number instead.
Item | Status on the day read | Date on the record |
|---|---|---|
Marina Villas site plan SDP22-000067, 113 multi-family units | In Review | Applied May 9, 2022 |
Marina Villas Phase 2 site plan SP20-0078 | Stop Work Order | Issued August 11, 2022 |
Waterfront at Cape Harbour preliminary plan PSP20-0001 | Approved | February 12, 2020 |
META C-7 parking replat PLAT26-000008 | In Review | Applied August 5, 2026 |
Harbour district ramp panels and docks BLDM26-001232 | Issued | October 7, 2026 |
Chiquita Boulevard corridor, Cape Coral Parkway to Veterans Parkway | Open house held, no schedule | September 9, 2026 |
Chiquita Lock removal | Complete | June 17, 2025 |
Chiquita Lock Removal and Seawall Restoration Phase 2, Resolution 287-24 | $3,735,139.36 total | Agenda of September 4, 2024 |
Tarpon Point planned development, Ordinance 14-01 | Approved per agenda text | Read 2026 |
Permit layer: https://capeims.capecoral.gov/arcgis/rest/services/AGOL/Development_Planning_Activities/MapServer/0, queried October 10, 2026.
Cape Harbour is served by city water, sewer and irrigation, shown on the city's utility map as "Cape Harbour CIAC" with service available at every sampled point, and it is outside every Utilities Extension Project assessment area. The parcels sit in tax district 057, garbage district 017 and lot mowing district 1C.
Data updated: October 2026. Source: City of Cape Coral utility, zoning, parcel and permit layers read October 10, 2026; city water and wastewater rates effective October 1, 2026; Lee County Property Appraiser.
This section covers what shows up on a monthly or yearly bill and what a buyer closes into. Association dues are not here, because no association publishes them, as the ownership cost section of this page explains.
The city's utility map labels the Cape Harbour service area "Cape Harbour CIAC," with water, sewer and irrigation shown as service available at every sampled point. Cape Harbour is outside every Utilities Extension Project assessment area, so no UEP assessment applies.
City rates effective October 1, 2026, for a 5/8 inch meter:
Illustration, at 5,000 gallons of water and 5,000 gallons of wastewater a month: water $25.36 + (5 x $5.44) = $52.56; wastewater $32.83 + (5 x $12.85) = $97.08; irrigation $13.40. Total $163.04 a month, or $1,956.48 a year. It is a stated-usage example and not a bill. How a condominium's water is billed, whether through the building or to each unit, is set by its association and is not published.
The city's zoning map, read October 10, 2026, shows two districts across the community, and the future land use is Mixed Use over the whole area.
Area | City zoning | What the code says |
|---|---|---|
Harbour Circle and Lagoon Lane homes, Coach Homes, Marina View, Waterfront lots | RML (Residential Multi-Family Low) | Intent: "a transition zone from lower density residential to higher density residential or non-residential uses"; maximum density 16 units per acre; maximum height 50 feet |
Harbour district, both Marina South towers, Marina Villas | C (Commercial) | Intent: commercial activities "to serve a relatively large trade area"; Table 4.1.3.B states no height limit for C |
Whole area, future land use | Mixed Use | Developments approved before October 23, 2010 "may continue to abide by the development requests granted within their respective adopted development orders or approved site plans" |
The county's parcel record still carries older zoning labels (R3-W, C-1, R1-W, RE-W) that the current Land Development Code does not define, so the city's map is the label to use. Units per acre and height limits describe a district, not the building on any parcel.
Every parcel is in garbage district 017, the city fire district and lot mowing district 1C. The nearest city fire station on the city layer is Station 6, 4540 Chiquita Boulevard South, about 1.5 straight-line miles from the community center (the layer was last edited in 2020).
City charges on the property tax bill for a single-family home in fiscal year 2027 add to $1,062.68: fire service assessment $515.43 (the reported average single-family amount), stormwater $163 and solid waste $384.25. The stormwater assessment was $156.00 in fiscal year 2026 and the Council raised it to $163 on August 26, 2026, as reported; solid waste is reported unchanged at $384.25. The fire assessment for fiscal year 2026, the newest rates the city has posted, is a Tier 1 charge of $349.32 per parcel plus a Tier 2 charge of $3.47 for each $5,000 of structure value; the fiscal year 2027 tier rates were not readable and are not printed. Lot mowing and any utilities extension installment are not in that total. Condominium bills depend on the unit's structure value and unit count, so the bill governs.
The city's street map codes most of Cape Harbour Drive and Harbour Circle as private streets. Chiquita Boulevard South is a city street, a major arterial. The harbour district is open to the public: Rumrunners advertises "Free Parking and Free Docking" and the marina operator lists complimentary parking and transient slips. The Marina Villas builder entry says "Not gated," and the developer describes the Coach Homes as a "gated enclave." Gate locations are not published, and who maintains each private street is not on the record we could read. The city's parks layer lists "Cape Harbour" as a private park record and not a city park.
Cape Harbour parcels are in Lee County taxing district 057 (City of Cape Coral, no downtown redevelopment line). The 2025 total was 15.3806 mills, and the 2026 total applied to the tax roll is 15.3250 mills, from the Property Appraiser's final 2026 millage book, printed October 9, 2026. Homestead and Save Our Homes rules apply as in the rest of Cape Coral; the city fact base on taxes is in our Cape Coral guide.
Before a closing, the city runs a free payoff request service that covers special assessments, utility balances, open code cases and open building permits for a parcel. After July 31 the balances are estimates until the yearly installment billing is complete.
Permit history for an address can be searched without an account on the city's EnerGov Citizen Self Service portal. Under s. 553.79(16) and (17), an owner can close an open or expired permit with the original contractor, another licensed contractor or as owner-builder. 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.
Against nearby communities, Cape Harbour had 31 recorded sales at a $487,500 median in the 12 months to September 25, 2026, against 19 at $720,000 in Tarpon Point, 92 at $359,500 in Sandoval and 25 at $620,000 in Cape Royal. Medians mix condominiums and houses in different shares.
Data updated: October 2026. Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026.
Comparing communities by price alone misleads, because the product mix is different in each. Cape Harbour's 31 sales were mostly condominiums, which pull a median down relative to a community of houses, and the benchmark table keeps the counts visible for that reason.
Community | Parcels | 12-month recorded sales | Median | MLS days on market | MLS sale-to-list | Page |
|---|---|---|---|---|---|---|
Cape Harbour | 476 | 31 | $487,500 | 139 (address-matched) | 94.6% | This guide |
Tarpon Point | 402 | 19 | $720,000 | 46.5 (MLS Development value) | 92.1% | |
Sandoval | 1,504 | 92 | $359,500 | 78 (Development value) | 96.1% | |
Cape Royal and Royal Tee | 488 | 25 | $620,000 | 39.5 (Development value) | 96.6% | |
ZIP 33914, all homes | 1,328 | $485,000 | 57 | 96.4% | county and MLS ZIP figures | |
Cape Coral, six ZIP codes | 5,804 | $365,000 | 52 | 97.3% | county and MLS city figures |
Medians mix condominiums and houses in different shares: 25 of Cape Harbour's 31 sales were condominiums. MLS figures for the three other communities use the MLS Development field as entered by agents; Cape Harbour's are matched to county addresses. The Cape Coral row's MLS cells cover all residential closings in the six ZIP codes (6,026 MLS-marketed closings, Sold Data Entry rows excluded), while its county cells cover single-family homes and condominiums.
Read across a row for one community and down a column for one measure. Counts of 31, 19 and 25 are small, so a median moves with a few sales. The county sales columns come from the recorded record, and the MLS columns come from a different instrument with different coverage, so the two should not be set against each other as if they measured the same thing.
Sandoval has 1,504 parcels and recorded 92 sales in the 12 months, a median of $359,500 with a range of $212,500 to $780,000, and no estimated builder-direct sales. Cape Harbour recorded 31 sales at $487,500 across a range of $330,000 to $3,150,000. The two differ in size, in product mix and in range, and this page draws no conclusion beyond those facts.
Cape Royal, counted with Royal Tee, has 488 parcels and recorded 25 sales at a median of $620,000, with a range of $525,000 to $1,950,000. Cape Harbour's parcel count is close, 476, and its recorded sales were 31 at $487,500.
Within ZIP 33914 the county recorded 1,328 home sales at a median $485,000 in the same 12 months, so Cape Harbour's 31 sales are 2.3 percent of the ZIP's total (31 of 1,328). For condominiums, Cape Harbour's $485,000 median (25 sales) compares with $265,000 for ZIP 33914 condominiums (147 sales) and $210,000 for all Cape Coral condominiums (535 sales): 1.83 and 2.31 times. Across the six Cape Coral ZIP codes the county recorded 5,804 home sales at a median $365,000, as covered in our Cape Coral guide.
Cape Harbour and Tarpon Point are two marina communities in ZIP 33914, about 0.56 mile apart by straight line. Cape Harbour recorded 31 sales at a $487,500 median in the 12 months to September 25, 2026; Tarpon Point recorded 19 at $720,000. They differ in product, governance and resale pace.
Data updated: October 2026. Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; City Council agenda text read October 10, 2026; Florida Department of Environmental Protection permit 153417-024 EI, read October 15, 2026.
Both communities are in ZIP 33914, so a side by side is useful. The facts below come from the same county record for both. The MLS figures for the two use different methods, noted under the table.
Factor | Cape Harbour | Tarpon Point |
|---|---|---|
Where | Off Chiquita Boulevard South, ZIP 33914 | About 0.56 mile southeast by straight line, ZIP 33914 |
County record, 12 months | 31 sales, median $487,500, $330,000 to $3,150,000 | 19 sales, median $720,000, $412,310 to $1,220,000 |
Parcels on the roll | 476 | 402 |
MLS pace (different MLS methods, see note) | 139 days median, 94.6% of list, 7.6 months of supply | 46.5 days median, 92.1% of list, 8.7 months of supply |
How it is governed | 15 association entities; a 1996 community association whose role over the others is unread | A planned development approved by Ordinance 14-01 (city agenda text) |
Marina | Safe Harbor Cape Harbour, wet slips to 60 ft length overall; no slip total published | Tarpon Point Marina: state permit (DEP 153417-024 EI, October 16, 2024) for a 266-slip commercial marina; see our Tarpon Point guide |
Public waterfront | Harbour district restaurants with free parking and docking | See our Tarpon Point guide |
New construction | Marina Villas: 24 units recorded 2023 to 2024; remaining tracts owned by LDC Cape Harbour Holdings | See our Tarpon Point guide |
Flood at sampled points (FEMA, read October 10, 2026) | Zone AE 8 ft at 11 of 13 points; shaded X at two | Zone X at the tower and coach-home points; AE 8 ft at the estate-lot points; AE 10 ft at the marina point |
Cape Harbour's MLS figures are matched to the 476 county parcels by building and street. Tarpon Point's use the MLS Development field "TARPON POINT MARINA" as agents entered it, with 18 MLS-marketed closings and 13 active listings, and are not address-matched.
Cape Harbour's 31 sales were 25 condominiums at a $485,000 median and 6 single-family homes at a $1,792,000 median. The range runs from $330,000 to $3,150,000. Tarpon Point, counted on the county roll across the Tarpon Landings, Tarpon Gardens, Tarpon Point and Tarpon Estates legal descriptions (402 parcels), recorded 19 sales from $412,310 to $1,220,000 at a $720,000 median, and all 19 were condominium sales: 13 in Tarpon Landings and 6 in the Tarpon Gardens coach homes. The medians sit in different places because the product mix differs.
On MLS figures, Cape Harbour's footprint-matched closings had a median of 139 days on market and a median sale-to-list ratio of 94.6 percent, with 19 active listings and 7.6 months of supply (19 active divided by 30 closings over 12 months, or 19 / (30 / 12)). Tarpon Point's agent-entered Development value shows 46.5 days, 92.1 percent and 8.7 months of supply. The two sets use different methods, so the days-on-market comparison is the weakest line in the table. Compare the months of supply and the ratios with the method note in mind.
Cape Harbour has 15 active association entities tied to its footprint, from the 1996 community association to condominium associations for each tower, Marina View and Coach Homes, a homeowners association for the Funky Fish Houses, a harbour district association and a set for Marina Villas. The community association's role over the others is not on the public record we could read. Tarpon Point is a planned development approved by Ordinance 14-01 per city agenda text. This page does not say how Tarpon Point's associations are organized.
Choose by criteria, not by label:
Whichever community fits the criteria, the documents for the specific building decide.
Cape Harbour is the spelling used by the plats, Sunbiz, the operator and the developer. The city's older lock page and some press write "Cape Harbor." They are the same place. Tarpon Point is a separate community with its own legal descriptions on the roll. Our Tarpon Point guide covers it.
Cape Harbour's documented strengths are a public harbour district, salt water, a marina taking boats to 60 feet, no community development district, no Utilities Extension Project assessment and homes recorded from $330,000 to $3,150,000. Its documented limits are unpublished association dues, a 139-day MLS pace and 7.6 months of supply, and a mapped flood hazard.
Data updated: October 2026. Source: Lee County recorded sales through September 25, 2026 (county roll dated October 4, 2026); Southwest Florida MLS (Matrix), pulled October 10, 2026; city and FEMA layers read October 10, 2026.
A pros and cons list is a summary of facts already on this page, and each line below points to the section that holds its source. What counts as a pro or a con depends on the buyer's priorities, so the lists state the record without ranking it.
The pros are mostly about what surrounds the home, the harbour district, the salt water and the marina. The cons are mostly about what a buyer cannot yet see: the dues, the governance between associations, the SIRS and milestone filings for each building, and the full Marina Villas build-out. Those are all documents. The practical path is to ask for the declarations, the budget, the reserve study and the insurance certificate for the exact building before an offer, and to run the FEMA and county evacuation lookups for the address.
Cape Harbour buyers ask about location, the buildings, prices, association fees, flood, the marina and what is open to the public. Each answer below is one paragraph drawn from county records, Southwest Florida MLS (Matrix) data, city and FEMA layers or posted documents, and it names its window. Where the record is silent, the answer says so.
Data updated: October 2026. Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded; FEMA and city layers read October 10, 2026.
Cape Harbour is a marina community inside the City of Cape Coral, Lee County, Florida, in ZIP 33914. It sits off Chiquita Boulevard South, south of Cape Coral Parkway, in southwest Cape Coral, and every parcel carries Lee County taxing district 057, the City of Cape Coral. The restaurant at the harbour gives its own directions as "Come South on Chiquita Blvd from Cape Coral Parkway" (Rumrunners, location; Lee County Property Appraiser parcel map). We print no compass boundary on all sides, because no recorded boundary document was readable.
Cape Harbour is a marina community with a public harbour district beside its residences. The Lee County roll carries 476 parcels whose legal description contains Cape Harbour in ZIP 33914: 326 condominium, 97 single family, 17 miscellaneous residential (the towers' commercial units), 16 common area, 6 vacant residential, 5 vacant commercial, 4 shopping center, and one parcel each coded warehousing, office, marina, restaurant and outdoor recreation (county roll dated October 4, 2026). The developer's site describes "three residential condominiums, Funky Fish Houses, town homes, villas, and two separate gated communities" (Realmark Development, developer marketing).
The community is Cape Harbour. The recorded plats, the Florida corporate records, the marina operator and the developer all use that spelling. The city's older lock page and some press write "Cape Harbor," and people search both ways, so a listing that carries the plat spelling and a searcher who types the shorter one find the same place (Safe Harbor Cape Harbour; Realmark Development; Florida Division of Corporations).
Cape Harbour was built in stages over more than two decades. By the county roll's year built, the Coach Homes date to 2003 and 2004, Marina View to 2004, the Marina South towers to 2006 through 2009 (Marina South II to 2007), the Waterfront at Cape Harbour houses to 2010 through 2025, Marina Villas to 2023 and 2024, and the Harbour Circle and Lagoon Lane houses to between 1998 and 2023. A developer caption says the marina was "just beginning in August of 2001," and Rumrunners marks November 12, 2003 as its opening (county roll, October 4, 2026; Realmark Development; Rumrunners).
Two names carry the record. Avatar Holdings' annual report for fiscal 1999 lists Cape Harbour among the Cape Coral communities in its close-out when Avatar sold substantially all of its Cape Coral real estate on June 30, 1999, and Realmark's own site says it "purchased the project in 2000." The Property Appraiser now lists LDC Cape Harbour Holdings, LLC as owner of the remaining development tracts, and the Lee Parade of Homes builder entries for Marina Villas name the same company (SEC filing, Avatar Holdings Form 10-K405; Realmark Development; Lee Parade of Homes 2024). We print no deed, price or grantee, because the Clerk's records were not readable.
Cape Harbour holds six residential products. The two Marina South towers have 110 residences each, Marina View has 58 condominium units, the Coach Homes have 24 units in six buildings, Marina Villas has 24 recorded townhome-style units, the Waterfront at Cape Harbour plat has 17 houses, and the Harbour Circle and Lagoon Lane plats have 78 houses. A public harbour district of restaurants, a marina and parking sits among them, with one house on its plat (county roll, October 4, 2026).
They are three separate condominium buildings with separate associations. The two Marina South towers are listed in the MLS as high-rise (eight or more stories), with residences numbered on floors 5 through 15. In the 24 months to September 25, 2026, tower I recorded 15 sales at a median $463,000 and tower II recorded 19 at $515,000; in the last 12 months tower I recorded 9 at $425,000 and tower II 8 at $480,000. Marina View, built in 2004 and listed as mid-rise (four to seven stories), recorded 21 sales at $715,000 in 60 months and 3 in the last 12 months, each of 2,054 square feet, at $710,000, $795,000 and $750,000. Sunbiz lists Alliant Property Management as the in-care-of address for both towers and Suitor, Middleton, Cox and Associates for Marina View (Lee County recorded sales through September 25, 2026; Florida Division of Corporations). A dedicated Marina South Towers sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live. A dedicated Marina View sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
The Coach Homes at Cape Harbour are 24 condominium units in six buildings of four, built in 2003 and 2004, with sold sizes of 1,496 and 1,697 square feet and three bedrooms. The county records 70 sales since September 22, 2003 at a median $300,000, 7 sales in the 60 months to September 25, 2026 at $497,000, and 1 sale in the last 12 months, $485,000 on April 10, 2026. The MLS codes them low-rise (one to three stories), and the developer describes a "residents only" clubhouse with a pool, tennis and basketball courts, a fitness center and a party room (Realmark Development, developer marketing).
Marina Villas at Cape Harbour is the community's newest product: 24 recorded units in seven condominiums, built in 2023 (I and II) and 2024 (III through VII), on Shell Cove Drive, with sold sizes from 1,634 to 2,594 square feet. We call them townhome-style homes held as condominium units: the county and Sunbiz show the condominium regime, and the Lee Parade of Homes builder entries describe "1-story villas and 2- and 3-story townhomes" and list the builder as LDC Cape Harbour Holdings. In 36 months the county recorded 21 sales at a median $855,771, an estimated 18 of them builder-direct. The city's permit layer, read October 10, 2026, shows a site plan titled "Marina Villas at Cape Harbour 113 multi-family units" as In Review since May 9, 2022 and a Phase 2 site plan at "Stop Work Order," issued August 11, 2022; we print those as the layer's statuses only (Lee County Property Appraiser; City of Cape Coral permit layer; Lee Parade of Homes 2023). A dedicated Marina Villas at Cape Harbour sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
The Funky Fish Houses is the developer's name for the Waterfront at Cape Harbour plat on Shell Cove Drive: 18 parcels, 17 houses built from 2010 to 2025 and 1 vacant parcel. The developer says the property lines "extend approximately 25-feet over the water, allowing for an extended outdoor deck and/or boat slip," in a style drawn from "Key West and North Carolina boathouses." Since December 21, 2011 the county has recorded 16 sales at a median $1,200,000, from $540,000 to $1,800,000, and in the last 12 months 2 sales: $1,575,000 on December 3, 2025 and $1,350,000 on September 1, 2026. The Funky Fish Houses at Cape Harbour Homeowner's Association, Inc. has been active on Sunbiz since April 9, 2009 (Realmark Development, developer marketing; Business Observer, March 21, 2017). A dedicated Funky Fish Houses sub-page is coming with its association details, recent sale comps, and building-by-building analysis. We'll link it here when it goes live.
On the public record, no. Harbour Preserve Circle and its courts belong to Cape Coral Unit 75 Block 6502, an older Cape Coral plat of 73 parcels, not to a Cape Harbour legal description, and no Florida corporate entity is named Harbour Preserve (name search October 10, 2026). The developer's site describes Harbour Preserve as "an enclave of estate homes" and one of two gated communities, and the MLS carries "Harbour Preserve" as a name on those streets. Next door, in the 60 months to September 25, 2026, the county recorded 18 sales there at a median $2,725,000, all resales (Realmark Development, developer marketing; Florida Division of Corporations name search). We keep those sales out of every Cape Harbour figure on this page.
Harbour Pointe is a developer marketing name, and the roll uses it in one place. The only county legal description containing the name is Villas at Harbour Pointe on Harbour Circle: 8 detached villas held as condominium units, built in 2002 and 2003 at about 2,805 square feet, with 12 recorded sales since November 7, 2003 at a median $835,000 and none in the last 12 months. The developer calls them "part of the private, gated Harbour Pointe community." The Harbour Circle and Lagoon Lane houses are recorded as Cape Harbour Phase 2 plats, and the roll does not use the name Harbour Pointe for them (Realmark Development, developer marketing; Florida Division of Corporations). Villas at Harbour Pointe has its own association and sits outside the 476-parcel Cape Harbour count.
In the 12 months to September 25, 2026, the county recorded 25 Cape Harbour condominium sales at a median $485,000, from $330,000 to $1,200,000. By building: the two Marina South towers 17 sales at $425,000, Marina Villas 4 at $485,000, Marina View 3 at $750,000 and the Coach Homes 1 at $485,000. For context, ZIP 33914 condominiums recorded 147 sales at $265,000 and all Cape Coral condominiums 535 at $210,000, so the Cape Harbour median is 1.83 and 2.31 times those medians. In the MLS, 21 Cape Harbour condominium closings had a median of $460,000 (Lee County recorded sales; Southwest Florida MLS, Matrix, pulled October 10, 2026).
Six single-family homes were recorded in the 12 months to September 25, 2026, which is too few for a median we would lean on, so here they are: $525,000 (Lagoon Lane, 2008, 2,969 square feet), $1,350,000 (Waterfront, 2,607 square feet), $1,575,000 (Waterfront, 2,202 square feet), $2,009,000 (Lagoon Lane, 2001, 2,484 square feet), $2,325,000 (Harbour Circle, 2002, 2,979 square feet) and $3,150,000 (Harbour Circle, 2016, 4,135 square feet). The Phase 2 plats recorded 10 sales in 36 months at a median $1,367,500, with Harbour Circle 6 at $1,650,000 and Lagoon Lane 4 at $543,750; the Waterfront plat recorded 9 in 36 months at $1,401,000 (Lee County recorded sales through September 25, 2026).
Across the 31 recorded sales in the 12 months to September 25, 2026, the median is $321.32 per square foot of county heated area. That figure uses the Property Appraiser's heated area, which is not the same as the living area an MLS listing reports, so we never set the two side by side. By building and window: Marina South $305.10 (24 months), Marina South II $336.79 (24 months), Marina View $399.37 (60 months), Marina Villas $384.79 (36 months), the Phase 2 plats $496.42 (36 months) and the Waterfront plat $603.89 (36 months). Citywide, Cape Coral's all-homes median is $214.62 on the same county basis (Lee County recorded sales and roll).
The county recorded 31 sales in the 12 months to September 25, 2026, at a median $487,500, from $330,000 to $3,150,000. Two were estimated builder-direct sales at $485,000 and 29 were resales at a median $495,000. The 31 equal 2.3 percent of ZIP 33914's 1,328 recorded home sales. Longer windows: 57 sales in 24 months at $520,000, 97 in 36 months at $608,000, 170 in 60 months at $605,000 and 951 since March 26, 1998 at $463,000. Of the 31, 17 closed under $500,000 (54.8 percent) and 6 closed at $1,000,000 or more (19.4 percent) (Lee County recorded sales, county roll dated October 4, 2026).
The median Cape Harbour MLS closing took 139 days on market, across 30 closings; with an even count, that is the mean of the middle pair. Condominiums, 21 closings, took a median of 104 days, ZIP 33914 condominiums 59 days and all Cape Coral condominiums 71 days. In the prior 12 months, 28 Cape Harbour closings had a median of 59 days. The six single-family closings are too few to call a median. Cumulative days on market across relistings: Information not available at time of publishing (checked 2026-10-10). (Southwest Florida MLS, Matrix, pulled October 10, 2026, matched to the 476 county parcels by building and street.)
On October 10, 2026, the MLS showed 19 active Cape Harbour listings with a median list price of $509,000, and 3 pending. That is 7.6 months of supply: 19 actives divided by 30 closings a year divided by 12. Condominiums had 14 active (median list $499,450) and none pending, or 8.0 months; single family had 3 active (median list $2,035,000) and 3 pending; Marina Villas had 2 active. By building, Marina South had 7 active, Marina South II 1, Marina View 3 and the Coach Homes 3 (Southwest Florida MLS, Matrix, pulled October 10, 2026).
The record does not support a one-word answer. County medians by year: 2019 44 sales at $379,500; 2020 53 at $420,000; 2021 71 at $550,000; 2022 38 at $672,500; 2023 31 at $575,000; 2024 38 at $812,500; 2025 27 at $520,000; and 24 sales at $497,500 for 2026 through September 25. The 2024 median includes 14 estimated builder first sales at Marina Villas, so we do not read it as a peak and a fall. In the MLS, the prior 12 months had 28 closings at a median $546,250 and the latest 12 months 30 at $486,250, a mix that is 21 condominiums out of 30 (Lee County recorded sales; Southwest Florida MLS, Matrix, pulled October 10, 2026).
No Cape Harbour association publishes its dues, special assessments, capital contribution, transfer fee or rental-approval fee on any first-party document we could find (October 10, 2026). The layers are the 1996 community association, each condominium association (Marina South, Marina South II, Marina View, the Coach Homes), the Marina Villas owners' association plus its seven condominium associations, and the Funky Fish Houses HOA, and each fee sits in that building's budget and declaration. Florida requires condominium associations managing 25 or more units to post their annual budget online (s. 718.111(12)(g)); we did not find the towers' or Marina View's budget sites. Ask for the budget and an estoppel certificate before an offer.
The record does not settle it. The Cape Harbour at Cape Coral Community Association, filed in 1996, is the oldest association here; its role over the sub-associations is not on the public record we could read, so the recorded declarations decide. Its articles and amendments are image-only on Sunbiz and the Clerk's records were not reachable. In all, 15 active Florida association entities tie to the Cape Harbour footprint on Sunbiz (October 10, 2026), plus the Villas at Harbour Pointe condominium association next door (Florida Division of Corporations, Cape Harbour at Cape Coral Community Association, Inc.).
No community development district is named for Cape Harbour. We checked the Property Appraiser's parcel record, Lee County's special district list and the district 057 millage page, and none shows a community development district, an MSBU or an MSTU for Cape Harbour (October 10, 2026). Cape Harbour is also outside every Utilities Extension Project area. The tax bill still carries the countywide and city millage and the city's charges (Lee County Special Districts; 2026 Taxing District Millage Book).
No. Cape Harbour is outside every Utilities Extension Project assessment area, and the city's utility map labels its service area "Cape Harbour CIAC," with water, sewer and irrigation "Service Available" at every point we sampled. The city runs a free payoff request for any parcel that lists assessments, utility balances, open code cases and open building permits, which is the document to ask for at a purchase (City of Cape Coral utility service areas; City of Cape Coral, assessments).
Cape Harbour is in Lee County taxing district 057. The 2025 total was 15.3806 mills; the 2026 total applied to the tax roll is 15.3250 mills, from the Property Appraiser's final 2026 millage book, printed October 9, 2026. Worked example, a homesteaded condominium at the $485,000 12-month condominium median: non-school taxable $485,000 less $25,000 less $26,411 is $433,589, times 10.0540 mills is $4,359.30; school taxable $460,000 times 5.271 mills is $2,424.66; total about $6,783.96 before city charges, and $7,432.63 without homestead ($485,000 times 15.3250 mills). A homesteaded single-family home at the $1,367,500 Phase 2 36-month median comes to $13,231.96 non-school plus $7,076.32 school, $20,308.28, plus the reported average single-family city charges of $1,062.68, about $21,370.96. These are illustrations; a sale triggers reassessment, so a seller's bill is not a buyer's (Lee County Property Appraiser, exemptions; City of Cape Coral, FY2027 budget release).
At most of the 13 points we sampled, yes. FEMA's flood map (panel 12071C0392G, effective November 17, 2022) shows Zone AE, the coastal floodplain, with a base flood elevation of 8 feet, at 11 of 13 sample points across the community, and shaded Zone X (0.2 percent annual chance, coastal) at two: a Phase 2-B Harbour Circle point and the Coach Homes. One AE polygon with a base flood elevation of 9 feet exists inside the community but was not at a sample point. A zone is never stated for a specific address, so run FEMA's lookup and get the lender's flood determination. Cape Coral holds Community Rating System Class 5, a 25 percent flood insurance discount on every NFIP policy, X zone included (FEMA, Community Rating System Discount Guide; FEMA National Flood Hazard Layer, queried October 10, 2026; City of Cape Coral, Flood Protection).
Zone A. All 13 sampled points lie in Lee County Hurricane Evacuation Zone A (surge zone 1), the first zone ordered out; the county's sheet says "Zone A will be the first area ordered to evacuate." Shaded-X points are still Zone A for evacuation, because the evacuation zone and the flood zone are different maps (Lee County Evacuation Zone A sheet; Lee County, Know Your Evacuation Zone). Confirm an address on the county's lookup before relying on the community-level result.
We print no surge depth or damage figure for Cape Harbour, because none was measured there. The U.S. Geological Survey surveyed no Ian high-water mark in Cape Harbour; the nearest is about 5 kilometers away on the Fort Myers side. The National Hurricane Center reports maximum inundation of 6 to 9 feet above ground in Pine Island, Cape Coral and other communities along the mouth of the Caloosahatchee River. At ZIP level, OpenFEMA shows 3,220 flood insurance claims and about $207.1 million in building payments for reported ZIP 33914, a ZIP much larger than Cape Harbour (NFIP claims dataset version 3, data as of September 8, 2026, pulled October 15, 2026) (NHC Tropical Cyclone Report, Hurricane Ian; USGS high-water marks; OpenFEMA NFIP claims, version 3).
Yes. Safe Harbor Cape Harbour operates the marina, and the Property Appraiser lists the marina tracts under SHM Cape Harbour, LLC. The operator's page lists wet slips from 35 to 60 feet length overall, transient slips from 25 to 60 feet, dry storage, a fuel dock with marine gas and diesel, vessel service, VHF channel 15 and an office open 7:30 a.m. to 4:30 p.m. daily. Its amenity list also names a pool, tennis court, fitness center, bathhouses, laundry, a ship's store and complimentary parking and Wi-Fi (Safe Harbor Cape Harbour, operator page, read October 10, 2026). The operator does not say who may use the pool, court and fitness center.
No current total is published. The operator's page prints slip sizes and no count, and older marketing and listing sites print totals that do not agree with each other, so we print none. What the operator does publish: wet slips from 35 to 60 feet length overall, unrestricted height, 16 feet maximum beam and 5.6 feet maximum draft, transient slips from 25 to 60 feet, and dry storage for vessels 20 to 34 feet. Slip rates and any resident priority are also not published (Safe Harbor Cape Harbour, operator page, read October 10, 2026).
Sixty feet length overall, for wet slips and for transient slips, on the operator's page. That page also lists a 16-foot maximum beam, a 5.6-foot maximum draft and no height restriction for wet slips; dry storage takes vessels of 20 to 34 feet, up to 12 feet high, 10 feet in beam and 6 tons. Confirm a specific vessel with the marina office before you plan around it (Safe Harbor Cape Harbour, operator page, read October 10, 2026).
We found no slip for sale. The operator offers wet and transient slips through its office and describes no slip sales, and no legal description in the Cape Harbour footprint on the county roll names a boat slip. Marketing copy sometimes mentions slips, so ask any seller in writing whether a slip is part of the sale, and expect the answer to be a rental. The Waterfront at Cape Harbour houses are a different case: the developer says their lot lines extend about 25 feet over the water for a deck or boat slip (Safe Harbor Cape Harbour; Realmark Development, developer marketing).
By water through the canal and river system, and we do not print a distance or bridge clearance because neither was established. Every canal around Cape Harbour is saltwater on the city's canal map. The Chiquita Lock removal was completed June 17, 2025, per the city. Florida's rule makes the waters northeast of Intracoastal Waterway Green Marker 99, including the residential canals of Cape Coral, a Slow Speed zone all year, and the marina lies on that side by our plot of the rule's coordinates. The operator's own amenity list says "Gulf Access and Offshore Fishing." Florida requires a boating safety course for people born on or after January 1, 1988 (City of Cape Coral, Chiquita Boat Lock; Rule 68C-22.005; City of Cape Coral, Marine Services).
We found no single gate for the whole community. The city's street map codes most of Cape Harbour Drive and Harbour Circle as private streets, and the builder entry for Marina Villas says "Not gated," while the developer describes the Coach Homes as a "gated enclave" and says Harbour Pointe and Harbour Preserve are gated. We print no gate location, and who maintains the private streets is not on the record we could read; the recorded declarations decide (City of Cape Coral street layer; Lee Parade of Homes 2024; Realmark Development).
The harbour district is open to the public. Rumrunners advertises "Free Parking and Free Docking," and the marina operator lists complimentary parking and transient slips. The city's parks layer lists "Cape Harbour" as a private park record, not a city park. Residential buildings and any private streets are governed by their own associations, so a visit to a home or a building is by invitation (Rumrunners; Safe Harbor Cape Harbour; City of Cape Coral parks layer).
As listed on their own sites on October 10, 2026: Rumrunners, 5848 Cape Harbour Drive, waterfront dining with live entertainment seven days a week and "Rock the Dock" monthly from December through April; Fathoms Restaurant and Bar, seafood with live music "against the stunning backdrop of Cape Harbour Marina"; and Cape Harbour Oyster Bar and Grill, 5785 Cape Harbour Drive, seafood and house-shucked oysters. Hours are on each restaurant's own site. Boat businesses listed on their own sites include Cape Coral Boat Rentals (deck boats and pontoons), Freedom Boat Club, and Banana Bay Tour Company, whose dolphin cruises the Lee County visitor bureau says leave from Rumrunners (Rumrunners; Fathoms; Cape Harbour Oyster Bar and Grill; Cape Coral Boat Rentals; Visit Fort Myers listing).
No. There is no golf-course parcel in the Cape Harbour footprint on the county roll. A nearby city park with courts is Camelot Park, about 1.0 road mile from the marina, with 6.4 acres, two lighted tennis courts with pickleball lines, picnic pavilions, a playground and a walking trail (City of Cape Coral, Camelot Park). Distances are by road from a point at the marina, computed October 10, 2026, and are not travel times.
That depends on the building's declaration and rules, which we could not read, so we print no minimum lease term, no cap and no approval fee. Before you buy for rental use, ask the association for the declaration, the rules and an estoppel certificate, and have the estoppel state any rental restriction. Florida lets an association charge up to $299 for the certificate, plus $119 for delivery within 3 business days, and $179 if the account is delinquent, and the certificate is due within 10 business days (s. 718.116; s. 720.30851).
The building's declaration and rules decide, and we did not read them, so we print no pet count, weight limit or breed rule. Ask the association for its rules and written confirmation before you buy. Each tower, Marina View, the Coach Homes and Marina Villas has its own association with its own rules, so one building's answer does not carry to another (Florida Division of Corporations, association records).
The School District of Lee County assigns by choice zones, where families rank schools in the proximity zone linked to the residential address; the district's address lookup confirms a zone. The nearest elementary schools, Gulf Elementary (about 3.6 road miles from the towers), Pelican Elementary (4.8) and Cape Elementary (5.5), are Proximity Zone F. The nearest middle schools, Gulf Middle (3.3) and Trafalgar Middle (6.0), make up Zone BB. For high school, the plan's West Zone sub-zones 2 and 3 list Cape Coral High, Ida S. Baker, Island Coast, Mariner and North Fort Myers; the nearest are Ida S. Baker (4.1) and Cape Coral High (7.7), and the plan does not state Cape Harbour's sub-zone. No school sits within 2 straight-line miles of any sampled point. The Oasis charter campuses on Oasis Boulevard are about 4.2 to 4.3 road miles away. We print no grades and no "zoned" school (Student Enrollment Plan 2026 to 2027; Oasis Charter Schools).
By road from a point inside the community, public routing engine, October 2026, about: Cape Coral City Hall 9.6 miles; downtown Fort Myers 16.6; Southwest Florida International Airport 18.7. Beaches by road from the marina: Lynn Hall Memorial Park on Fort Myers Beach about 15.8 miles, Bowditch Point Park about 16.6, Sanibel Lighthouse Beach Park about 20.6 (over the tolled Sanibel Causeway) and Lovers Key State Park about 23.8. Tolls are charged only on trips from Fort Myers to Cape Coral or Sanibel: $2.00 with a transponder or $5.00 pay-by-plate on the Cape Coral Bridge; the Sanibel Causeway is $6.00 and $9.00 (Lee County tolls; OSRM routing method).
That turns on criteria, not on who a buyer is, so here are the criteria. Cape Harbour has 476 parcels and recorded 31 sales at a median $487,500, from $330,000 to $3,150,000, in the 12 months to September 25, 2026; Tarpon Point, about 0.56 mile southeast by straight line, has 402 parcels and recorded 19 sales at $720,000, from $412,310 to $1,220,000. Cape Harbour is governed by 15 association entities and a 1996 community association whose role is unread; Tarpon Point is a planned development approved by Ordinance 14-01. MLS paces use different methods: Cape Harbour 139 days and 94.6 percent of list, matched to county addresses; Tarpon Point 46.5 days and 92.1 percent, from the MLS Development field as agents enter it. Our Tarpon Point guide covers its marina, buildings and flood data on their own terms.
We found nothing on the record that says. The marina operator's amenity list names grills, bathhouses, showers, laundry, pump-out, a ship's store, a pool, a tennis court, a fitness center, a gazebo, gated access to vessels and complimentary parking and Wi-Fi, and it does not mention kayak or paddleboard storage. No association document we could read speaks to it either. Ask the marina office and the building's association in writing before you count on it (Safe Harbor Cape Harbour, operator page, read October 10, 2026).
Florida requires a milestone inspection of a condominium building of three or more habitable stories by December 31 of the year it reaches 30 years of age (a local agency may require it at 25 years), then every 10 years. By the roll's year built, that is Marina View by December 31, 2034, the Marina South towers in 2036 to 2039 and Marina South II in 2037; that is arithmetic on a roll field (2004 plus 30, 2006 to 2009 plus 30, 2007 plus 30), not a record of any inspection. A structural integrity reserve study is also required at least every 10 years for those buildings. The state's public database lists filings by association, and we did not read whether any Cape Harbour association has filed (s. 553.899; s. 718.112; DBPR SIRS public database).
Start by naming the building, because each one has its own association, documents and recorded sales. Marc Comisar leads buyer representation for McGreevy and Comisar: call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. We pull the building's recorded sales, ask for the declaration, budget, rules, estoppel certificate and any reserve study, run the FEMA and county evacuation lookups for the address, and read the city's payoff request before you commit. A dedicated Cape Harbour buyer guide is the next stop for the steps in order.
Selling a Cape Harbour home well means pricing it against its own building's recorded sales, putting the association layers and flood facts in front of a buyer before they ask, and being plain about the 19 active listings it competes with. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Cape Harbour listing around those three.
Data updated: October 2026. Source: Lee County recorded sales through September 25, 2026 (county roll dated October 4, 2026), our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026.
If you're searching for the best Cape Harbour listing agent, or thinking, "I need to sell my house in Cape Harbour," you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Cape Harbour homes against the recorded sales of the same building or plat, set them beside the MLS pace, and put the association documents, the flood map and the marina facts in front of a buyer early. For the wider city picture, read our guide to selling a home in Cape Coral or our Cape Harbour seller guide.
In the last 12 months we tracked every recorded sale on the Cape Harbour legal descriptions: 31 sales, from $330,000 to $3,150,000, at a median $487,500 for the 12 months to September 25, 2026, and we matched 30 of them to their MLS listings. One of the 31, a $1,200,000 Marina Villas resale recorded June 2, 2026, did not pass through the MLS. Longer windows ending September 25, 2026: 57 sales in 24 months at $520,000, 97 in 36 months at $608,000 and 170 in 60 months at $605,000. The year-by-year medians carry the Marina Villas launch, so we read them by building, below.
Building or plat | 12-month recorded sales | Longer window, named |
|---|---|---|
Marina South towers (both) | 17 at a median $425,000 | Tower I: 15 at $463,000 in 24 months; tower II: 19 at $515,000 in 24 months |
Marina Villas at Cape Harbour | 4: $485,000, $485,000, $390,000, $1,200,000 | 21 at $855,771 in 36 months |
Harbour Circle and Lagoon Lane (Phase 2 plats) | 4: $3,150,000, $2,325,000, $525,000, $2,009,000 | 10 at $1,367,500 in 36 months |
Marina View | 3: $710,000, $795,000, $750,000 | 21 at $715,000 in 60 months |
Waterfront at Cape Harbour (Funky Fish Houses) | 2: $1,575,000, $1,350,000 | 16 at $1,200,000 since 2011 |
Coach Homes | 1: $485,000 | 7 at $497,000 in 60 months |
By price band, the 31 sales split $300,000 to $400,000 6; $400,000 to $500,000 11; $500,000 to $750,000 6; $750,000 to $1,000,000 2; and $1,000,000 and up 6, with none under $300,000 (Lee County recorded sales, DOR-qualified improved sales, our analysis).
Start with our free home valuation or the Cape Harbour home valuation, and we follow up with a number built on your own building's recorded sales, adjusted for size, floor, view and condition where the record shows them. We do not hand you a community median as your price.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
We start with the county's recorded sales for your building or plat and sort them by size, floor and year, because a tower residence of 1,276 to 1,740 square feet is not a Waterfront house. Then we adjust for what differs: floor, view, condition and upgrades. Last, we set the result beside the MLS pace, 139 days and 94.6 percent of list for Cape Harbour as a whole, so you see how buyers have behaved. We do not borrow a price per square foot from another building: Marina South runs $305.10 to $336.79 in its 24-month window and Marina View $399.37 in its 60-month window, on county heated area.
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On October 10, 2026, the MLS showed 19 active Cape Harbour listings at a median list price of $509,000, plus 3 pending, or 7.6 months of supply (19 actives divided by 30 closings a year divided by 12). Condominiums account for 14 of the 19 at a median list of $499,450; single family has 3 active at $2,035,000. By building, Marina South has 7 active, Marina South II 1, Marina View 3, the Coach Homes 3 and Marina Villas 2. Against 30 closings at 94.6 percent of the final list price, with none above list, a Cape Harbour seller prices against the nearest active listing in the same building first.
In Lee County the seller customarily pays the documentary stamps on the deed and the owner's title insurance policy; the buyer customarily records the deed and pays for a new mortgage. These are customs, and the contract controls. Example, a $485,000 condominium sale: deed stamps of $0.70 per $100 are $3,395.00; the owner's title premium by state rule is $575.00 on the first $100,000 plus $1,925.00 on the next $385,000, or $2,500.00 before any credit; an estoppel certificate costs up to $299; the sum is $6,194.00, before commission and prorations. Example, a $1,367,500 house sale: stamps $9,572.50; title $575.00 + $4,500.00 + $918.75 = $5,993.75; estoppel up to $299 if the home is in an association that issues one; the sum is $15,865.25. We print no commission, title search or closing fee, because no dated first-party document sets one (s. 201.02; Rule 69O-186.003).
A condominium 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 summary of the milestone inspection report and the latest structural integrity reserve study where they exist, and may void the contract within 7 days, not counting weekends and legal holidays, after signing and receiving them. A homeowners' association buyer must be given the disclosure summary before signing, or may void within 3 days. Every Florida seller gives the flood disclosure at or before the contract is signed. The estoppel certificate is due within 10 business days of the request, with caps of $299, plus $119 for delivery within 3 business days and $179 if delinquent (s. 718.503; s. 720.401; s. 689.302).
Cape Harbour is the plat spelling, and a listing should carry it so a buyer searching either spelling finds the home. Name the building or plat too, because the MLS label "Cape Harbour" is wider than the 476 parcels: it also tags streets near Camelot and the Harbour Preserve streets, so a listing in the wrong subdivision field reaches the wrong comparison set. Several neighbours have similar names and are separate: Harbour Trace and Harbour Walk are separate condominiums on Chiquita Boulevard South, the Hermitage is a separate community across Chiquita Boulevard, and Villas at Harbour Pointe has its own association.
Sellers here ask which sales buyers will compare, how to explain the association layers, whether flood limits the buyer pool, whether they can sell from out of state and where the governing documents are. Each answer below points to the record.
The sales in your own building first. For a Marina South tower unit, that is the 24-month record: tower I 15 sales at $463,000, tower II 19 at $515,000. For Marina View, 21 sales at $715,000 in 60 months. For a Coach Home, 7 sales at $497,000 in 60 months. Buyers also look at ZIP 33914 condominiums, 147 sales at $265,000, so we choose comparables from recorded sales and name each window (Lee County recorded sales through September 25, 2026).
As layers, with the document that holds each. Sunbiz lists 15 active association entities tied to Cape Harbour: a 1996 community association whose role over the others is not on the public record we could read, a harbour district association of commercial and tract owners, an association for each tower, Marina View and the Coach Homes, the Funky Fish Houses HOA, and Marina Villas' owners' association plus seven condominium associations. No dues are published, so the budget and estoppel are the answer (Florida Division of Corporations).
Not by itself. FEMA's map shows Zone AE with a base flood elevation of 8 feet at 11 of 13 sample points across the community and shaded Zone X at two, and a lender's flood determination for each address decides whether a mortgage requires flood insurance. The Community Rating System discount, 25 percent on every NFIP policy in Cape Coral including the X zone, is a point to share with a buyer. We bring the determination to the listing so the answer is ready (FEMA National Flood Hazard Layer).
Yes. We manage showings, vendor access, inspections, association paperwork and the closing remotely, with documents handled by e-signature and mail through the title company, and the estoppel certificate is requested by the buyer's side. Your declaration and your association's rules decide what a vacant unit needs and who may hold a key, so we check them before the first showing.
In the Lee County Clerk's official records, which hold the recorded declarations and amendments, and from your association or its manager. Sunbiz lists the principal address in care of Alliant Property Management for Marina South, Marina South II and the harbour district association; Suitor, Middleton, Cox and Associates for the community association and Marina View; and Resort Management for the Coach Homes and Marina Villas. The Funky Fish Houses HOA lists residence addresses on Shell Cove Drive. We request the documents at the start of a listing.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. Jesse McGreevy and Marc Comisar work Cape Harbour from the recorded documents up, and Domain Realty Group is the #5 real estate team in Florida (RealTrends 2026).
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling in Cape Harbour? Get a free home valuation. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. To see Cape Coral homes for sale, including any Cape Harbour listings, browse Domain Realty Group's Cape Coral listings. To learn more about the people, read about McGreevy and Comisar. For the city, see buying a home in Cape Coral, Cape Coral home values and new construction in Cape Coral.
Jesse McGreevy is a top-reviewed Cape Harbour realtor, and the reviews on the team's Google Business Profile describe what a buyer or seller needs most: clear communication, a smooth closing and a team that treats clients well.
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
Cape Harbour sellers ask about price, pace, association paperwork, flood and insurance, the cost of selling and what happens as the remaining tracts are built. Each answer draws on the county record, the MLS pull of October 10, 2026 or a posted document, and where a figure is not published we say so and name the document that holds it.
Data updated: October 2026. Source: Lee County recorded sales through September 25, 2026 (county roll dated October 4, 2026), our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded; FEMA and city layers read October 10, 2026.
McGreevy and Comisar. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and have over $900 million in sales between them; Domain Realty Group is the #5 real estate team in Florida (RealTrends 2026), and our team has closed over $2.5 billion in real estate. For Cape Harbour we price from the building's recorded sales, show the MLS pace and put the association documents and flood facts in front of buyers early. See our Cape Harbour seller guide.
It depends on the building, size, floor, view and condition, and the record gives a range: Cape Harbour recorded 31 sales from $330,000 to $3,150,000 in the 12 months to September 25, 2026, with condominiums at a median $485,000 (25 sales) and single-family homes at $525,000 to $3,150,000 (6 sales). A free valuation gives you a number built on your own building; start at our Cape Harbour home valuation or the general valuation page.
In the 12 months to September 25, 2026: the Marina South towers 17 sales at a median $425,000 ($330,000 to $600,000), Marina Villas 4 at $485,000 ($390,000 to $1,200,000), Marina View 3 at $750,000 ($710,000 to $795,000) and the Coach Homes 1 at $485,000. Longer windows, named: tower I 15 at $463,000 and tower II 19 at $515,000 in 24 months, Marina View 21 at $715,000 in 60 months, Marina Villas 21 at $855,771 in 36 months and the Coach Homes 7 at $497,000 in 60 months (Lee County recorded sales).
The county recorded 31 sales, from $330,000 to $3,150,000, at a median $487,500, in the 12 months to September 25, 2026, with a county-heated-area median of $321.32 per square foot. Two were estimated builder-direct sales at $485,000 and 29 were resales at $495,000. Of the 31, 25 were condominiums at $485,000 and 6 were single-family homes (Lee County recorded sales, our analysis).
The median Cape Harbour condominium took 104 days on market across 21 MLS closings in the 12 months to September 25, 2026, against 62 days across 21 closings in the prior 12 months. Each tower and building had fewer than 10 closings, so we do not print a per-building pace as a median. ZIP 33914 condominiums took 59 days across 117 closings. Cumulative days on market across relistings: Information not available at time of publishing (checked 2026-10-10). (Southwest Florida MLS, Matrix, pulled October 10, 2026.)
On October 10, 2026, the MLS showed 19 active Cape Harbour listings and 3 pending, or 7.6 months of supply: 14 condominiums at a median list price of $499,450, 3 single-family homes at $2,035,000 and 2 Marina Villas. By building, Marina South has 7, Marina South II 1, Marina View 3 and the Coach Homes 3. You compete first with the active listings in your own building (Southwest Florida MLS, Matrix, pulled October 10, 2026).
The median is 94.6 percent of the final list price across 30 MLS closings in the 12 months to September 25, 2026, and none of the 30 sold above list. Condominiums, 21 closings, closed at 94.7 percent; ZIP 33914 condominiums at 94.8 percent and ZIP 33914 as a whole at 96.4 percent. The ratio against the original list price: Information not available at time of publishing (checked 2026-10-10). (Southwest Florida MLS, Matrix, pulled October 10, 2026.)
The record we have does not give a seasonal pattern, so we do not invent one. We have no month-by-month Cape Harbour sales cut we trust: the county file counts 31 sales in the 12 months and runs through September 25, 2026. We work backward from the date you need to close, leaving room for the buyer's inspection, the association's estoppel certificate (due within 10 business days of the request), the lender and a flood determination.
The record does not isolate it. The county and the MLS carry no view field, and the roll numbers the tower residences on floors 5 through 15 without a floor-by-floor sales table, so we make no causal claim. What the record does show is building by building: Marina View recorded 21 sales at a median $715,000 in 60 months, and the Marina South towers recorded 15 at $463,000 and 19 at $515,000 in 24 months, with different sizes (Marina View's recent sales were 2,054 square feet; sold tower residences ran 1,276 to 1,740) (Lee County recorded sales).
On the county record, Marina View's 60-month median is $715,000 on 21 sales and $399.37 per square foot of county heated area; the towers' 24-month medians are $463,000 (tower I) and $515,000 (tower II) at $305.10 and $336.79 per square foot. The windows differ and the buildings differ in age (2004, 2006 to 2009 and 2007) and size, so these are not a like-for-like comparison. In the last 12 months, Marina View recorded 3 sales at $710,000, $795,000 and $750,000, and the towers 17 at $425,000 (Lee County recorded sales through September 25, 2026).
Over 36 months, Harbour Circle recorded 6 sales at a median $1,650,000 and Lagoon Lane 4 at $543,750, within 10 Phase 2 sales at $1,367,500 and $496.42 per square foot of county heated area. In the last 12 months the four recorded sales were $3,150,000 (Harbour Circle, built 2016, 4,135 square feet), $2,325,000 (Harbour Circle, 2002, 2,979), $525,000 (Lagoon Lane, 2008, 2,969) and $2,009,000 (Lagoon Lane, 2001, 2,484). Four sales is a list, not a market, so each home is priced on its own comparables.
We cannot say, and we make no prediction. The record: 21 recorded sales in 36 months at a median $855,771, an estimated 18 of them builder-direct at $820,140 and 3 resales at $1,199,000; by year, 2023 7 sales, 2024 15, 2025 3 and 2026 2. In the last 12 months the four recorded sales were two builder-direct sales at $485,000 each and two resales, $390,000 and $1,200,000. The remaining tracts and the city's open site plans mean more supply may come, and the timing is not on the record (Lee County recorded sales).
From the resales, with the builder-direct sales labelled as estimates and kept apart. The county recorded 3 resales in 36 months, median $1,199,000, and two in the last 12 months, $390,000 on April 24, 2026 and $1,200,000 on June 2, 2026, at sold sizes from 1,634 to 2,594 square feet and $384.79 per square foot of county heated area across all 21 sales. A builder's asking prices are marketing, not recorded sales, and we print none.
For a $485,000 condominium, the state and title costs a Lee County seller customarily bears come to $6,194.00: deed stamps $3,395.00, owner's title premium $2,500.00 and an estoppel certificate up to $299. For a $1,367,500 house, $15,865.25: stamps $9,572.50, title $5,993.75 and estoppel up to $299 if an association issues one. These come before commission and prorations, and the contract controls who pays. We print no commission, title search or closing fee because no dated first-party document sets one. The city's free payoff request lists assessments, utility balances, open code cases and open permits.
By custom, the seller pays the owner's title insurance policy and the deed's documentary stamps and chooses the closing agent; the buyer pays to record the deed and all the costs of a new mortgage. That is a custom, not a law, and the contract controls. Deed stamps run $0.70 per $100 of price; the owner's title premium follows a state rule of $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 (s. 201.02; Rule 69O-186.003).
If your home is in a condominium or homeowners' association, the buyer's title company will request one. An association may charge up to $299, plus $119 for delivery within 3 business days and $179 if the account is delinquent; it is due within 10 business days of the request, good for 30 days if delivered electronically or by hand and 35 if mailed, and the fee is refunded if the closing does not happen (s. 718.116; s. 720.30851).
At the seller's expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, and the summary of the milestone inspection report and the most recent structural integrity reserve study where they exist. The buyer may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them (s. 718.503).
The buyer must receive the association's disclosure summary before signing. Without it, the buyer may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and the right cannot be waived. This applies to a home in the Funky Fish Houses HOA or any other homeowners' association; whether a given home is governed by a homeowners' association or a condominium depends on its declaration (s. 720.401).
The seller 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 (s. 689.302).
Yes, if you made one during your ownership: the statute covers flood insurance claims, including National Flood Insurance Program claims, and flood assistance. Separately, a Florida seller must disclose known facts that materially affect value and are not readily observable, and an "as is" clause does not remove that duty (s. 689.302; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985)).
The declarations decide, and we could not read them, so we state no approval process, interview requirement or fee. Ask your association, in writing, whether a buyer needs approval and how long it takes, and fold the answer into the contract timeline. Each building has its own association, so one building's answer does not carry to another.
They can, because a buyer who wants to rent will ask. The rules sit in each building's declaration and rules, which we did not read, so we print no minimum lease term or cap. Gather the declaration and rules, and have the estoppel certificate state any restriction, so a buyer sees it before they commit.
Buyers weigh the recurring cost of the building against its price, and for Cape Harbour the dues are not published on any first-party document we found, so the budget and the estoppel certificate carry the answer. Florida requires condominium associations managing 25 or more units to post their annual budget online (s. 718.111(12)(g)); the towers and Marina View are over that line. Have your current budget and certificate ready before you list, and we put the number in front of the buyer.
No special assessment is published on any first-party document we found for any Cape Harbour association, which is not evidence that none exists. A buyer is entitled to the budget, the financial statement, the milestone summary and the reserve study, and any assessment shows up there or on the estoppel certificate. If one is pending in your building, disclose it with the documents.
A milestone inspection is a structural inspection of a condominium building of three or more habitable stories, due by December 31 of the year it reaches 30 years of age and every 10 years after; a structural integrity reserve study is required at least every 10 years for those buildings. By roll year built, the 30-year milestone is Marina View by December 31, 2034, the Marina South towers in 2036 to 2039 and Marina South II in 2037, which is arithmetic on a roll field, not a record of any inspection. Story counts per building are not on the record we read, so ask your association whether yours applies (s. 553.899; s. 718.112).
In the Division of Business and Professional Regulation's public structural integrity reserve study database, which lists filings by association from July 2025 onward, and from your association, which must provide the most recent study to a buyer where one exists. We did not read whether any Cape Harbour association has filed (DBPR SIRS public database; DBPR, SIRS reporting).
FEMA's map shows Zone AE with a base flood elevation of 8 feet at 11 of 13 sample points across the community and shaded Zone X at two. The flood zone drives whether a lender requires flood insurance and what a buyer pays for it, and the Community Rating System discount is 25 percent on every NFIP policy, X zone included. Give the flood disclosure at or before the contract is signed, and bring an elevation certificate if one exists; many are on the city's Forerunner portal (City of Cape Coral, Flood Protection; City of Cape Coral, elevation certificates).
Insurance is a large line in a buyer's budget, and we print no Cape Harbour premium because none is published. The reference point is the county book at Citizens Property Insurance: condominium unit owners (HO6) in Lee County, 801 policies at an average premium of $1,459 before and $1,356 after a 7.0 percent decrease approved for 2026. That average is not a quote for any building (Citizens, 2026 approved rate changes by county).
Check it. The city's code requires a seawall along the whole water frontage of any parcel on a saline or tidally influenced canal, built and maintained at the owner's expense. The residential seawall permit fee is $147.00 on the January 1, 2026 schedule, and a repair, a dock or a lift carries its own fee. Open or expired permits can be closed by the owner, and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed. The city's free payoff request lists open permits (City of Cape Coral Land Development Code 5.4.8; s. 553.79).
We found no slip sold with any building. The marina operator offers wet and transient slips through its office and describes no slip sales, and no legal description in the Cape Harbour footprint on the county roll names a boat slip. If a listing promises one, ask for the recorded document that conveys it and the operator's written confirmation (Safe Harbor Cape Harbour).
If your slip is rented from the marina operator, there is nothing to sell: the operator rents wet and transient slips, and the county roll shows no deeded slip in the footprint. Ask the operator in writing what happens to a slip rental when a unit changes hands, because the answer is not published.
We make no prediction. The record: LDC Cape Harbour Holdings, LLC is the Property Appraiser's owner of tracts C-4 and C-5 (7.976 acres, stated area) and C-6 (6.674 acres), plus the residual of tract C-7 around Marina Villas, and the developer says construction continues on "the remaining buildable land, primarily consisting of on and off-water townhomes." The city's permit layer, read October 10, 2026, shows a site plan In Review and another at "Stop Work Order." The status behind them is not on the record we read (Lee County Property Appraiser; Realmark Development).
We do not predict the market. The record to weigh: 31 recorded sales in the 12 months to September 25, 2026; an MLS pace of 139 days at 94.6 percent of list; and 19 active listings, 7.6 months of supply. The decision turns on your timeline, your building's competing listings and what you need to net. We run that comparison with you before you choose a date (Lee County recorded sales; Southwest Florida MLS, Matrix, pulled October 10, 2026).
Either can work, and the duty to disclose known material defects applies either way: an "as is" clause does not remove it. For large repairs, the city's 50 percent rule applies: an improvement or repair costing 50 percent or more of the building's market value, land excluded, before the work is a substantial improvement, and the building must then meet the flood rules for new construction. A condominium needs an appraisal for that test. Talk to us before you commit to a big project (City of Cape Coral, substantial improvement notice).
Your own history is what matters. Disclose any flood claim or flood assistance during your ownership at or before the contract date. For the area, we print no Cape Harbour surge or damage figure because none was measured; the reported ZIP 33914 figures (3,220 flood insurance claims and about $207.1 million in building payments) cover a ZIP much larger than Cape Harbour. Gather your repair records, permits and any insurer letters for the buyer (OpenFEMA NFIP claims, version 3, pulled October 15, 2026; s. 689.302).
A sale triggers reassessment, so a buyer's bill is not a guide from your bill. Homestead for tax year 2026 exempts the first $25,000 of assessed value, with up to $26,411 more on assessed value over $50,000 for non-school taxes. Save Our Homes limits the yearly rise to 3 percent or the change in the Consumer Price Index, whichever is lower, and the 2026 cap is 2.7 percent. The 2026 total applied to the tax roll is 15.3250 mills; at $485,000 homesteaded that is about $6,783.96, before city charges (Lee County Property Appraiser, exemptions; Florida Department of Revenue, Save Our Homes).
Whether a lease transfers, and what notice the association needs, turns on the declaration and rules, which we did not read, and on the lease. We print no rule. Gather the lease, the declaration and the estoppel certificate, and tell us at the start, because the buyer's contract and the condominium resale documents should address it (s. 718.503).
On the county record for the 12 months to September 25, 2026, Cape Harbour recorded 31 sales at a median $487,500 and Tarpon Point 19 at $720,000, and 25 of Cape Harbour's 31 were condominiums, so the medians mix different products. MLS paces use different methods: Cape Harbour's 139 days and 94.6 percent of list are matched to county addresses; Tarpon Point's 46.5 days and 92.1 percent come from the MLS Development field as agents enter it. Read our Tarpon Point guide for its own terms.
Recorded sales are public. The Lee County Property Appraiser's parcel and sales records list the price and date of each recorded sale, and we pull them by building and plat for you. Our analysis uses DOR-qualified improved sales, and we print no owner names or parcel numbers (Lee County Property Appraiser).
The contract sets the dates, and we print no default day count because no standard timeline governs every contract. Plan around the buyer's inspection, financing and appraisal periods, the estoppel certificate (due within 10 business days of the request), and any milestone or reserve-study documents the condominium buyer is entitled to. We track each deadline for you.
Request your Cape Harbour home valuation, or reach Jesse direct at (239) 898-6072, text or call. Confidential conversations are welcome. We gather the declaration, rules, budget and estoppel certificate, run the FEMA and evacuation lookups for your address and pull the recorded sales for your building before we talk about a list price. The Cape Harbour seller guide lays out the steps.
Every figure on this Cape Harbour page traces to a primary source: Lee County and its Property Appraiser, the City of Cape Coral, FEMA, Florida statutes, the Florida Division of Corporations, the marina operator and businesses on their own sites, and dated press. County figures are our analysis of recorded sales; MLS figures are Matrix, pulled October 10, 2026.
Lee County Property Appraiser
City of Cape Coral GIS layers
FEMA, OpenFEMA and Lee County evacuation records
City, federal and state flood, storm and boating records, and dated press
Marina operator, developer marketing and federal filings (cited for their own claims)
Florida Division of Corporations (Sunbiz)
Special districts, assessments, Florida statutes, rules and the building code
Citizens Property Insurance
Schools
Lee Health
Tolls and routing method
Parks, library and community facilities
Businesses on their own sites and the visitor bureau
Land development code, planning, city projects and dated press
Dated press, builder entries, investor and management company pages (cited for their own claims)
Additional City of Cape Coral, Lee County and state sources cited
These Cape Harbour documents are published by FEMA, Lee County, the City of Cape Coral, the School District of Lee County, the State of Florida and federal agencies, and each link opens the issuer's own copy. Association declarations, budgets and reserve studies are not published at a public address we could find; request them from the association before you buy.
Document | Publisher | Link |
|---|---|---|
FEMA Flood Map Service Center, panel 12071C0392G | Federal Emergency Management Agency | |
Evacuation Zone A sheet | Lee County Emergency Management | |
2026 Taxing District Millage Book | Lee County Property Appraiser | |
Substantial improvement and damage presentation | City of Cape Coral | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center, NOAA | |
United States Coast Pilot 5, Chapter 4 | NOAA Office of Coast Survey | |
Rule 68C-22.005, Lee County manatee protection zones | Florida Administrative Code | |
Comprehensive Plan, Future Land Use Element | City of Cape Coral | |
Student Enrollment Plan 2026 to 2027 | School District of Lee County | |
2026 Approved Rate Changes by County | Citizens Property Insurance | |
Florida Building Code 2023 effective dates | Florida Building Commission |
County sales from Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. Market data from Southwest Florida MLS, pulled October 10, 2026 (Matrix; closings September 26, 2025 to September 25, 2026; Sold Data Entry rows excluded). Brokered by Domain Realty.
257 people live in Cape Harbour, where the median age is 73 and the average individual income is $104,085. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Cape Harbour, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Cape Coral Boat Rentals, Cape Coral Fishing Charters, and Cape Yacht Management.
| Name | Category | Distance | Reviews |
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| Active | 0.48 miles | 28 reviews | 4/5 stars | |
| Active | 0.49 miles | 1 review | 5/5 stars | |
| Active | 0.49 miles | 1 review | 5/5 stars | |
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Cape Harbour has 134 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Cape Harbour do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
