Cape Royal
Cape Royal is a gated golf community with a Cape Coral address in unincorporated Lee County: 483 lots, one HOA that owns its 27-hole public course, and 25 recorded sales at a $620,000 median. Call McGreevy and Comisar, Domain Realty.
Cape Royal is a gated golf community with a Cape Coral address in unincorporated Lee County: 483 lots, one HOA that owns its 27-hole public course, and 25 recorded sales at a $620,000 median. Call McGreevy and Comisar, Domain Realty.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the team Cape Royal sellers call first, and the team buyers call when they want the recorded declaration, the county's tax district and the sales on this community's own streets answered before 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 is the #5 real estate team in Florida (RealTrends 2026).
Cape Royal is a gated golf community with a Cape Coral address, off SW Pine Island Road in ZIP 33991, and it sits in unincorporated Lee County, outside the City of Cape Coral. Three facts decide value here, and most listing pages blur at least one of them. First, one homeowners' association owns the 27-hole public golf course and bills $2,936 a year in 2026 for dues, a golf-purchase assessment and bulk internet and TV. Second, the government is the county's, not the city's: county property taxes, a fire district, Greater Pine Island water and septic systems. Third, the resale market is small and specific: 25 recorded sales at a $620,000 median in the 12 months to September 25, 2026, and a quicker pace on the MLS than the ZIP code around it, 39.5 days against 50.
This guide is built from the Lee County Property Appraiser's roll and the county's recorded sales, the Southwest Florida MLS, the declaration the association recorded on March 3, 2026, FEMA and county map layers, and the association's and the golf club's own public pages. Every figure carries its source and date, and where a record is not public we say so rather than estimate. For Cape Royal specifically, read our Cape Royal seller guide, check what a Cape Royal home is worth, or see how we help Cape Royal buyers.
McGreevy and Comisar price Cape Royal homes on the records that move them: 25 recorded sales and 26 MLS closings in the last 12 months, the section a home sits in, its year built, its flood zone and the association's 2026 charges. The team has been the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.
Data updated: October 2026 (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 are searching for the best realtor for Cape Royal, whether you are ready to sell your Cape Royal 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% Real Estate Agents 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 Royal home on its own section's sales and who has read the community's 2026 declaration.
★★★★★ "I highly recommend Jesse and his brokerage for any of your real estate needs. They offer 'white glove' service from beginning to end." Verified Google review
In the last 12 months we tracked every recorded sale on the Cape Royal and Royal Tee legal descriptions: 25 home sales at a $620,000 median, from $525,000 to $1,950,000, the highest on Princess Grace Ct in August 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis). We matched them to the Southwest Florida MLS, pulled October 10, 2026, for closings September 26, 2025 to September 25, 2026: 26 closings, a median of 39.5 days on market, 96.6 percent of list price, 10 active listings on October 10, 2026 and 4.6 months of supply. The county's 25 and the MLS's 26 are different counts from different systems, and we never add or average them.
#5 real estate team in Florida (RealTrends 2026).
Premium marketing on every listing: cinematic video, drone, professional photography, a qualified buyer database built over two decades, and genuine discretion plus off-market capability when a seller needs it. On a Cape Royal home that starts with the association's own for-sale rules, which a listing has to follow: no sign riders, signs no larger than 12 by 12 inches with one in front and one in back, and no more than three open houses a week, between 10 AM and 6 PM, with signs removed daily (Cape Royal HOA, Realtors, Rentals and Builders, read October 15, 2026).
Our clients review us on Google in their own words. We publish no aggregate score, and every review we quote is a five-star review.
★★★★★ "Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision." Verified Google review
The section. Cape Royal is one community on three plats, and the two plat areas sell at different levels: 22 sales at a $618,250 median in Royal-Tee Country Club Estates and 3 sales at a $900,000 median on the Cape Royal replat in the 12 months to September 25, 2026. A price that ignores the section is a price built on the wrong comparison.
The year built. The 439 homes were finished between 1985 and 2025, with a median of 2004, and 299 of them were finished in 2006 or earlier. Age drives insurance inspections and buyer expectations, so a listing states it plainly.
The flood zone and the elevation certificate. Of 420 single-family homes we tested against FEMA's flood map, 334 fall in Zone AE and 86 in shaded Zone X. The zone for a given home is a parcel question, and its lowest floor elevation is on its elevation certificate, so the certificate belongs in the listing package.
The association's charges. The 2026 total is $2,936 a year, and a $3,500 capital contribution is paid to the association at each transfer of title. The end date of the $295 golf-purchase assessment is not on a current public document, and we say so rather than guess.
The county tax line. Cape Royal is in Lee County property tax district 007, 14.6123 mills for 2026 as adopted, with no City of Cape Coral charges. A buyer comparing a Cape Royal bill with a city bill needs that sentence explained.
The golf ownership story. The homeowners own the course. That is a selling point and a question, and a listing answers it with the association's own words, not a guess.
Selling your Cape Royal home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-cape-royal, or call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying a home in Cape Royal? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we help Cape Royal buyers and how we represent buyers.
Cape Royal is a gated community of 439 single-family homes around a 27-hole public golf course, with a Cape Coral address and county government. These ten points carry the rest of the page, and each is sourced where it appears in full below.
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; association, county and FEMA pages read October 15, 2026; 2026 millage book printed October 9, 2026).
Selling in Cape Royal? Call Jesse direct at (239) 898-6072, or request a free Cape Royal home valuation. Buying in Cape Royal? Call Marc at (239) 287-5873, or read how we represent buyers. Top 1% Real Estate Agents Nationally Since 2008.
This Cape Royal guide is organized so a seller or a buyer can jump to the record that answers the question: jurisdiction, the county's recorded sales and the MLS, history, homes and lots, the association and its costs, golf, water, flood and insurance, schools, drive times, what is being built nearby, how Cape Royal compares, and both FAQ editions.
No. Cape Royal has a Cape Coral mailing address in ZIP 33991 but sits in unincorporated Lee County, outside the City of Cape Coral. Its property taxes, fire district, sheriff, zoning and building permits are the county's, and a 2023 agreement bars the city from initiating or approving annexation of Cape Royal.
Data updated: October 2026 (county and city map layers and association pages read October 15, 2026; Lee County Property Appraiser 2026 millage book printed October 9, 2026).
Cape Royal is not in the City of Cape Coral. A Cape Royal home is mailed to a Cape Coral address and carries ZIP 33991, but the land is in unincorporated Lee County, so every government fact on this page is the county's fact. Where this guide gives a tax rate, a fire district, a flood rating or a permitting office, it is the county's, and where it compares Cape Royal with a place inside the city it says so.
We tested the question four ways, and all four agree. None of the 463 parcel centroids we tested falls inside the City of Cape Coral's boundary layer, and the same test run at City Hall returns the city, which shows the layer works (City of Cape Coral OpenData, City Boundary layer). The Property Appraiser's roll places 485 residential, golf and common parcels in Lee County taxing district 007 with county municipality codes (Lee County Property Appraiser parcel records). The appraiser's own parcel page for the golf course prints "Municipality: Lee County Unincorporated - 0" (Lee County Property Appraiser, golf course parcel page).
The homeowners' association says the same thing in its own words. Its public page states: "Cape Royal is in Lee County, not the City of Cape Coral" and "Cape Royal lies in unincorporated Lee County." Its home page describes the community as "nestled between Cape Coral and Pine Island in unincorporated Lee County" (Cape Royal HOA, home page and Realtors, Rentals and Builders, read October 15, 2026).
Cape Royal sits in Lee County taxing district 007. The Property Appraiser's 2026 millage book, printed October 9, 2026, lists the district at 14.6123 mills, and the Matlacha/Pine Island Fire Control District adopted its final 2026 rate of 3.7500 mills by Resolution 2026-008 on September 23, 2026. We label the 2026 total "adopted, as listed in the Property Appraiser's 2026 millage book." The 2025 final rate for the district was 14.6625 mills (Lee County Property Appraiser, 2026 Taxing District Millage Book; Matlacha/Pine Island Fire Control District, Resolution 2026-008).
District 007 line, 2026 | Mills |
|---|---|
Lee County General Revenue | 3.7623 |
Public School, set by local board | 2.2480 |
Public School, set by state law | 3.0230 |
Lee County All Hazards Protection District | 0.0693 |
Lee County Unincorporated MSTU | 0.8398 |
Lee County Library District | 0.4218 |
South Florida Water Management District, district-wide | 0.0948 |
South Florida Water Management District, Everglades Construction | 0.0327 |
South Florida Water Management District, Okeechobee Basin | 0.1026 |
Hyacinth Control | 0.0190 |
Mosquito Control | 0.2096 |
Matlacha/Pine Island Fire Control District | 3.7500 |
West Coast Inland Navigation District | 0.0394 |
Total, district 007 | 14.6123 |
There is no City of Cape Coral line in the table. No city tax, city fire assessment, city stormwater fee, city utility charge or city Utilities Extension Project assessment reaches a Cape Royal parcel. We could not read an actual Cape Royal tax bill, because the Tax Collector's site refused our request, so we print no dollar figure for the Lee County residential solid waste assessment that appears on bills in unincorporated Lee County. The amount is unknown to us, and a buyer should ask for the seller's current bill.
Fire and emergency medical service come from the Matlacha/Pine Island Fire Control District, which covers about 45 square miles and provides Basic and Advanced Life Support with Lee County EMS. Its Station 4 at 3500 SW Pine Island Road is about 1.1 route miles from the community's gate (Matlacha/Pine Island Fire Control District, About Us and Stations). Police service is the Lee County Sheriff's Office, because Cape Royal is in the unincorporated area.
Water comes from Greater Pine Island Water Association, whose rate sheet lists a base charge, a ready-to-serve charge and a usage charge (Greater Pine Island Water Association, Rates). We print no dollar figure, because the sheet is the source. Septic systems are the norm on the record. Twenty-eight parcels on the community's east edge fall inside a Cape Coral Utilities wastewater franchise polygon, and whether sewer lines actually serve them is not established on any record we read. Electric service is from Lee County Electric Cooperative, as named in the association's builder rules, which is one source. Trash is county collection for unincorporated Lee County, and the association names Waste Pro as the hauler.
Building permits come from Lee County, with the Florida Department of Health in Lee County handling septic permits (Lee County, Building and Permitting Services). The county's zoning map shows RS-2 at every point we tested, and no planned development covers the community (Lee County zoning map service). The appraiser's record also lists RS-1 on the Cape Royal replat lots and an R1-G code on some parcels, and what R1-G means is not published, so we do not interpret it. The governing code is the Lee County Land Development Code, not the City of Cape Coral's. Lee County's own flood rules, including its 50 percent rule, apply to Cape Royal, and the flood section below covers them.
In September 2023 the City of Cape Coral and the Matlacha/Pine Island Fire Control District signed an interlocal agreement stating that the city shall not initiate, endorse or approve any annexation of Saddlewood, Cape Royal or Matlacha Isles during its term, which is 10 years with two automatic 5-year renewals. The district signed it August 23, 2023 and the city attested it September 8, 2023. Voluntary annexation by an individual owner stays possible after 45 days' notice to the fire district (interlocal agreement, hosted by GPICA). We make no prediction about what any owner will do.
The address is real for mail. Cape Royal homes are delivered under a Cape Coral address in ZIP 33991, and buyers search for the community as Cape Coral. School assignment follows the School District of Lee County's zones, not the city line, so the school pools described later apply to the community as a county address. The nearest hospital is Cape Coral Hospital, about 7.2 route miles from the gate with no bridge or toll.
The practical difference is on the tax bill. For 2026 the Property Appraiser's book lists district 057, the district for parcels inside the City of Cape Coral, at 15.3250 mills against Cape Royal's 14.6123. On a home taxed at $620,000 without a homestead exemption that is $9,501.50 in the city district against $9,059.63 in district 007, which is $441.87 more. With the same homestead arithmetic it is $8,852.84 against $8,447.61, a $405.23 difference. City parcels also carry city charges for fire service, stormwater and solid waste that a Cape Royal bill does not. The full fee stack is in the cost section below, at what it costs to own a home in Cape Royal.
Living in Cape Royal means owning a single-family home in a gated community of 439 homes around a 27-hole public golf course, with lakes and preserves, off Pine Island Road across from the Coral Shores Publix, under county government and one homeowners' association.
Data updated: October 2026 (Lee County roll dated October 4, 2026; Cape Royal HOA pages read October 15, 2026; Lee County recorded sales through September 25, 2026).
Cape Royal is a gated, single-family golf community. The county roll counts 439 single-family homes on 483 platted lots, built from 1985 to 2025, and the recorded declaration describes the community as single-family residential homes and common areas. The association owns a 27-hole public course that sits in the middle of the community, and the community is governed by one association under Chapter 720 of the Florida Statutes (Lee County Property Appraiser parcel records; Cape Royal HOA, Golf and Dining).
Cape Royal is off SW Pine Island Road (State Road 78) in the Cape Coral mailing area, ZIP 33991, and it runs about 1.2 miles from north to south. The main entrance is on Pine Island Road, which the association describes as "directly across from Publix in the Coral Shores Shopping Center." All non-residents enter and leave by that main gate. A West Gate on Veterans Parkway may not be used by non-residents (Cape Royal HOA, Realtors, Rentals and Builders, read October 15, 2026).
Buyers comparing Cape Coral communities often look at two others on this site, and the records show how different they are. Tarpon Point, in ZIP 33914 and inside the city, recorded 19 sales at a $720,000 median from 402 parcels in the same 12 months. Cape Harbour, also in ZIP 33914 and inside the city, is a marina community that recorded 31 sales at a $487,500 median from 476 parcels. Cape Royal's 25 sales at $620,000 sit between them on price, in a different jurisdiction and with a golf course in place of a marina (Lee County recorded sales, the 12 months to September 25, 2026, our analysis).
The same place goes by three names. Cape Royal is the public name used by the community and its association. Royal Tee and Royal-Tee Country Club Estates are the original and legal names: the plats and the county roll use Royal-Tee Country Club Estates, and the recorded declaration is titled for "Royal-Tee Country Club Estates (A/K/A) Cape Royal." The golf course trades as Cape Royal Golf Club, formerly Royal Tee Golf Club (recorded declaration, as posted by the association).
Two other places share part of the name, and neither is Cape Royal. Cape Royale Condominium is a condominium association in ZIP 33904, a different part of Cape Coral. Royal Tee at Coral Shores is three vacant commercial parcels inside the city, on the Coral Shores commercial plat across Pine Island Road, recorded April 1, 2026 with commercial zoning. It is not part of the community and took no land from the golf club or the association. We keep both out of every number on this page.
The roll shows 439 homes finished from 1985 to 2025, with a median year built of 2004. By decade, 14 were built in the 1980s, 119 in the 1990s, 187 in the 2000s, 81 in the 2010s and 38 in the 2020s. County heated area runs from 1,679 to 5,814 square feet with a median of 2,415. On the roll, 304 homes have 3 bedrooms, 111 have 4, 11 have 5 and 7 have 2, and 6 are blank. Every home is a single-family house on its own lot. There are no villas, townhomes or condominiums in Cape Royal (Lee County Property Appraiser roll dated October 4, 2026, our analysis).
The streets are private and gated, on association-owned common tracts, according to the plat legal for the common elements. The association's page lists gate hours of "5 AM to 7PM Daily in Winter and 8PM in Summer," printed beside the contractor rules. The page does not say whether that is a guard schedule, and how the gates are staffed is not published, so we do not describe it. Title companies file the estoppel certificate request at least 14 days before closing, and new residents sign up on the association's site and receive gate credentials by service request (Cape Royal HOA, Realtors, Rentals and Builders, read October 15, 2026).
Cape Royal is a lake and preserve community, not a canal community. The City of Cape Coral's canal layer returns no canal within 120 meters of ten points we tested inside the community, and the USGS hydrography layer shows internal lakes, ponds and drainage ditches with no named or tidal waterway (USGS National Hydrography Dataset). The association owns five common tracts of about 60.85 acres, including about 56 acres of buffer, conservation and water-retention tracts. We print no lake count, because no plat or association record gives one.
The course is part of the community's setting, but homeowners cannot treat it as open ground. The association's golf safety page says residents may not walk, bike, jog, walk dogs, fish or ride golf carts on the course except with a scheduled tee time. The declaration also has owners accept golf ball flight and noise and consent to irrigation of the course with treated effluent, in section 3.2.4 (Cape Royal HOA, Golf Course Safety; recorded declaration, section 3.2.4).
When a buyer asks us about Cape Royal, we work through the record in this order. First the jurisdiction and the tax line, because the county district changes the bill. Second the association's charges and the $3,500 capital contribution at transfer. Third the declaration's rental rule, because it governs any plan to lease a home. Fourth the flood zone and the elevation certificate for the specific home. Fifth water and septic, because the community is on septic systems on the record. Sixth the insurance age thresholds, because 299 of 439 homes were finished in 2006 or earlier. Every step is a document a buyer can ask for.
The Cape Royal market is small and priced well above its ZIP code: 25 recorded sales in the 12 months to September 25, 2026 at a $620,000 median, and on the MLS a median of 39.5 days on market, with 10 homes active on October 10, 2026. Pace and price are shown below with their sources.
Data updated: October 2026 (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).
Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. Our match on the Cape Royal and Royal Tee legal descriptions in ZIP 33991, excluding the Royale condominium name, returned 488 parcels: the community's own 485 parcels plus three commercial parcels named Royal Tee at Coral Shores, inside the City of Cape Coral, which recorded no sales.
Segment | Sales | Median | Range | Note |
|---|---|---|---|---|
All homes (all single family) | 25 | $620,000 | $525,000 to $1,950,000 | Every sale is a single-family home |
Estimated builder-direct | 0 | None in the 12 months | ||
Resale | 25 | $620,000 | $525,000 to $1,950,000 | |
Price per square foot of county heated area | $274.46 | n = 25 | County heated area, not MLS living area | |
Royal-Tee Country Club Estates (Blocks A and B) | 22 | $618,250 | $525,000 to $1,950,000 | |
Cape Royal replat | 3 | $900,000 | $875,000 to $1,050,000 | Two sold in November 2025 |
Builder-direct is our inference from the county record and is an estimate. The turnover in the year is 25 sales against 439 homes, which is 5.7 percent.
The 25 sales fell on eight streets. We print street and month only.
Street | Sales | Median | Range |
|---|---|---|---|
Royal Tee Cir | 7 | $625,000 | $580,000 to $1,050,000 |
Lady Anne Cir | 7 | $585,000 | $525,000 to $1,050,000 |
Princess Grace Ct | 4 | $619,250 | $610,000 to $1,950,000 |
Prince Charles Ct | 3 | $589,000 | $550,000 to $705,000 |
Prince Phillip Ct | 1 | $875,000 | $875,000 |
Lady Diana Ct | 1 | $900,000 | $900,000 |
King James Ct | 1 | $575,000 | $575,000 |
Royal Tee Ct | 1 | $679,000 | $679,000 |
For the individual sales, the lowest was $525,000 on Lady Anne Cir in January 2026 for a home built in 1995. The highest was $1,950,000 on Princess Grace Ct in August 2026 for a home built in 2004 with 5,814 square feet of county heated area. In between, Prince Phillip Ct sold at $875,000 and Lady Diana Ct at $900,000, both in November 2025, and Royal Tee Cir sold at $950,000 in September 2025 and $1,050,000 in April 2026. Lady Anne Cir sold at $1,050,000 in May 2026 and $835,000 in August 2026. The remaining sales ranged from $550,000 to $705,000.
A single year is a small sample, so the ladder below widens the window. Each row is anchored to September 25, 2026.
Window | Sales | Median |
|---|---|---|
12 months | 25 | $620,000 |
24 months | 42 | $665,000 |
36 months | 57 | $705,000 |
60 months | 115 | $720,000 |
All recorded history since May 1988 | 673 | $400,000 |
Calendar year | Sales | Median |
|---|---|---|
2019 | 33 | $430,000 |
2020 | 34 | $513,500 |
2021 | 36 | $556,250 |
2022 | 26 | $754,500 |
2023 | 28 | $771,362 |
2024 | 14 | $747,500 |
2025 | 22 | $710,000 |
2026 through September 25 | 18 | $622,500 |
The highest calendar-year median was $771,362 in 2023. The 12-month median of $620,000 is down 19.6 percent from that high and up 44.2 percent from the 2019 median of $430,000. Calendar years and the 12-month window overlap, so we never add or average them.
In the prior 12 months, September 26, 2024 to September 25, 2025, the county recorded 17 sales at a $745,000 median, from $470,000 to $1,450,000. One was an estimated builder-direct sale at $1,450,000, and the other 16 were resales at a $710,000 median. Against that, the latest 12 months show 25 sales, up 47.1 percent, at a $620,000 median, down 16.8 percent. Resales alone moved from $710,000 to $620,000, down 12.7 percent, and the median price per square foot of county heated area moved from $301.18 to $274.46, down 8.9 percent.
The mix moved too. The median year built of the homes that sold was 2000 in the latest 12 months, against 2007 in the prior 12 months, so more of this year's sales were older homes. A lower median in a year with more older sales is not the same as a lower price for the same home.
Price band, 12 months | Sales |
|---|---|
Under $500,000 | 0 |
$500,000 to $750,000 | 18 |
$750,000 to $1,000,000 | 4 |
$1,000,000 or more | 3 |
Cape Royal is one community on three plats, and the two plat areas sold at different levels. In Royal-Tee Country Club Estates, Blocks A and B together, the county recorded 22 sales at a $618,250 median, from $525,000 to $1,950,000, at $272.71 per square foot of county heated area. On the Cape Royal replat the county recorded 3 sales at a $900,000 median: $875,000 and $900,000, both in November 2025, and the third at $1,050,000.
Three sales are too few to stand alone, so the replat is read over 36 months, September 26, 2023 to September 25, 2026: 13 sales at a $900,000 median, from $622,500 to $1,250,000. One of the 13 was an estimated builder-direct sale at $1,250,000 in August 2024 for a home built in 2024, and the other 12 were resales at an $887,500 median, at $347.43 per square foot of county heated area. Over 24 months the replat shows 9 sales at $875,000, and over 60 months 23 sales at $945,000. Royal-Tee Country Club Estates over longer windows shows 33 sales at $625,000 over 24 months, 44 at $658,500 over 36 months and 92 at $682,000 over 60 months. The roll shows the replat homes are newer, with a median year built of 2016 against 2001 in Block A and 2005 in Block B. We do not claim the plat area causes the price gap, because age, size and condition move with it. We do not split Block A from Block B.
Cape Royal's 12-month median of $620,000 is 1.53 times the single-family median for ZIP 33991, which is $406,470 on 638 recorded sales, and 1.63 times the single-family median for the six Cape Coral ZIP codes, which is $380,000 on 5,269 recorded sales. Cape Royal's 25 sales are 3.9 percent of the 638 single-family sales in the ZIP. For the wider picture, all homes in ZIP 33991 recorded 659 sales at a $400,000 median, and all homes in the six Cape Coral ZIP codes recorded 5,804 sales at a $365,000 median (Lee County recorded sales, the 12 months to September 25, 2026, our analysis). Those are comparison figures, and they include homes in the city and homes in other products.
Source: Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026.
Segment | Closings | Median sold | Median days on market | Median sale-to-list | Active Oct 10 | Pending | Months of supply |
|---|---|---|---|---|---|---|---|
Cape Royal (MLS Development CAPE ROYAL) | 26 | $622,500 | 39.5 | 96.6% | 10 (list $625,000 to $1,125,000, median $749,500) | 3 | 4.6 |
Cape Royal, prior 12 months | 15 | $675,000 | 104 | 96.5% | |||
ZIP 33991, single family | 675 | $420,000 | 50 | 97.3% | 272 | 76 | 4.8 |
Cape Coral, single family | 5,439 | $385,000 | 50 | 97.6% | 2,212 | 555 | 4.9 |
Months of supply is the number of active listings divided by the monthly closing pace. For Cape Royal it is 10 active listings divided by 26 closings over 12 months, which is 10 / (26 / 12) = 4.6 months. Cape Royal's MLS median of 39.5 days is quicker than the 50 days for ZIP 33991 single-family homes, and its 96.6 percent of list price is below the ZIP's 97.3 percent. The prior 12 months had 15 closings and a median of 104 days. As entered in the listings, a private pool is flagged on 25 of the 26 closings, and none is marked Gulf access. The MLS mandatory club fee field reads $0.00 on all 26 closings, all 10 active listings and all 3 pending sales.
Sale-to-original-list ratio and cumulative days on market: Information not available at time of publishing (checked 2026-10-07).
On October 10, 2026 the MLS showed 10 active Cape Royal listings, priced from $625,000 to $1,125,000 with a median list price of $749,500 and a median of 51.5 days on market. Three more were pending, listed from $684,500 to $897,000. The active listings were on Princess Grace Ct (3), Prince Phillip Ct (2), King James Ct (2), Lady Diana Ct (1), Prince Charles Ct (1) and Princess Margaret Ct (1). These are asking prices, not sales. Those 10 listings were what a Cape Royal seller was competing with that day, and our Cape Royal seller guide shows how we price against them.
The county counts 25 sales and the MLS counts 26, and both are right. They share 24 sales. The county record holds one sale that did not pass through the MLS, a Royal Tee Cir home in November 2025 at $580,000. The MLS holds two closings in the last days of September 2026 that are not yet on the county's qualified list, one at $374,500 on Royal Tee Ct and one at $700,000 on Royal Tee Cir. That is also why the lowest price differs: $525,000 on the county list and $374,500 on the MLS.
The denominators differ as well. The county uses the roll's heated area, the MLS uses the living area entered in the listing, and the two are never compared in dollars per square foot here. The county's $274.46 is per square foot of county heated area. The MLS also labels homes by two subdivision names that do not follow the plats, so the MLS Development field is the one that covers the whole community. Each source is shown with its own window, and we do not combine them into one number.
Selling in Cape Royal? Call Jesse direct at (239) 898-6072, or request a free Cape Royal home valuation. Buying? Call Marc at (239) 287-5873, or read how we represent buyers. Top 1% Real Estate Agents Nationally Since 2008.
Cape Royal began as a golf club development in the mid 1980s. Royal-Tee Golf Club, Inc. recorded the first restrictions in 1985, a homeowners association followed in 1990, Realmark took over the remaining lots from 2001, a 2006 replat added the newest section, and the homeowners bought the golf course themselves in January 2017.
Data updated: October 2026 (Lee County recorded instruments and the Property Appraiser's roll dated October 4, 2026; Florida Division of Corporations records, the association's public pages and dated press, all read October 15, 2026).
The community has carried three names over the decades: Royal Tee, Royal-Tee Country Club Estates and Cape Royal. The sections below follow the paper trail in the order it was created, and every date comes from a recorded document, a state filing or a dated news report. Where the record is silent, we say so.
Royal-Tee Golf Club, Inc. was the original developer. It granted the Deed of Restrictions for Royal-Tee Country Club Estates, dated September 30, 1985 and recorded in Official Records Book 1807, Page 501 (Cape Royal HOA, public governing documents, read October 15, 2026).
The Royal-Tee Country Club Estates plat is recorded in Plat Book 37, Pages 1 through 19. It holds Blocks A and B, the golf tracts A, B and C, Tract D and the common tracts. The recording date of the plat is not on the public record we could read, so we print none (Cape Royal HOA, Second Amended and Restated Declaration, section 1.33 and Exhibit A).
The next owner of the project was B.P. Development Southwest, Inc., with Povia-Ballantine Corporation as builder. That company recorded the original Declaration for the Royal-Tee Homeowners' Association on September 25, 1990, in Official Records Book 2176, Page 4645. The association's articles had been filed the day before, on September 24, 1990, and the association is still active in the state's records under document number N40113 (Florida Division of Corporations, Royal-Tee Homeowners Association search, read October 15, 2026).
The golf course parcel changed hands on September 1, 1990 for $1,000,000, recorded in Official Records Book 2176, Page 4643, according to the sales panel on the Property Appraiser's parcel page for the course (Lee County Property Appraiser, golf course parcel page, read October 15, 2026). The documents we read do not say who bought it, and we do not guess.
A December 1996 auction brochure kept in the association's archive offered 65 homesites and 5 model homes individually, and 48 developed and 80 undeveloped homesites in bulk, at an auction on February 1, 1997 (Cape Royal HOA, governing documents and archive folder, read October 15, 2026). The brochure is sales material from its time, and we print it as the brochure's own description and not as a measured fact.
One detail is worth noting for anyone comparing old marketing with the record. The brochure described "484 total homesites." The recorded declaration counts 483 platted lots, and that is the number this page uses.
Realmark Cape Royal, L.L.C. was filed with the Florida Division of Corporations on December 5, 2000 and is active in the state's records (Florida Division of Corporations, Cape Royal name search, read October 15, 2026). The association's newsletters show Realmark taking over the remaining lots in 2001. On the Property Appraiser's roll, a company of the same name still owns Tract D, a 2.398-acre parcel labelled "Future Development" (Lee County Property Appraiser, parcel layer, read October 15, 2026).
A Cape Coral Breeze article of January 11, 2003, kept in the association's archive, reported that Realmark was selling 150 lots (70 developed and 80 undeveloped) to Engle Homes in four phases over 18 months. We print that as the newspaper's report. We did not read a deed for those sales, and we make no claim about which homes Engle Homes built.
The newest section of the community is the Cape Royal plat, recorded in Plat Book 78, Pages 1 through 5, and the Cape Royal Replat, Lee County instrument 2006000235150. Together they created the 80-lot section on Lady Diana Court, Prince Phillip Court, Princess Margaret Court and part of Royal Tee Circle. The first recorded home sale in that section on the county roll is dated December 28, 2006 (Cape Royal HOA, Second Amended and Restated Declaration, section 1.33).
The county roll lists 71 homes in this section, built from 2006 to 2024, with a median year built of 2016. Later sections of this page compare them with the older Royal-Tee homes by size and price.
The previous owner closed the Royal Tee golf course in August 2016, according to WINK News on January 23, 2017 and the Island Sun on January 27, 2017 (WINK News, homeowners buy recently closed golf course near Cape Coral, January 23, 2017; Island Sun, Cape Royal homeowners purchase Royal Tee golf course, January 27, 2017). We print the month and not the day.
The homeowners association bought the course on January 20, 2017 for $1,400,000, in one deed that covers three parcels (Lee County instrument 2017000015528, as the county's sales file and the Property Appraiser's sales panel show it). The Island Sun reported that Florida law required approval by 75 percent of homeowners for the purchase and that 91 percent voted in favor. The newspaper also reported that the purchase is paid through an assessment of $295 per lot per year. That assessment is on the 2026 HOA bill, and the fee section of this page explains how golf reaches the bill.
The association filed the trade name Cape Royal Golf Club with the state in September 2017. The course reopened as Cape Royal Golf Club in January 2018 under a management company, Green Golf Partners, with a grand reopening that the operator's January 16, 2018 release describes as a season kickoff on January 13, 2018 (PR Newswire, all-new Cape Royal Golf Club season kickoff, January 16, 2018). We did not read the lease, so we print no term and no rent. The course is run today by Troon, which the golf section of this page covers.
On March 3, 2026 the association recorded the Second Amended and Restated Declaration of Covenants, Conditions and Restrictions and Amended Bylaws, Lee County instrument 2026000053727. It runs 75 pages, carries a certificate dated February 17, 2026, and supersedes the 2015 Amended and Restated Declaration, instrument 2015000052751 (Cape Royal HOA, Second Amended and Restated Declaration and Bylaws).
We read the 75-page declaration the association recorded on March 3, 2026. The governance section of this page draws on it for votes, rentals, pets, golf covenants and the transfer contribution.
Each row below rests on a recorded instrument, a state filing or a dated report. The 1997 and 2003 rows are attributed to the documents that describe them.
Date | What happened | Source |
|---|---|---|
September 30, 1985 | Royal-Tee Golf Club, Inc. grants the Deed of Restrictions, Official Records Book 1807, Page 501 | |
September 1, 1990 | Golf course parcel sold for $1,000,000 | |
September 24, 1990 | Association's articles filed, document N40113 | |
September 25, 1990 | Original Declaration for the Royal-Tee Homeowners' Association recorded | |
February 1, 1997 | Lot auction described in the December 1996 brochure (attributed) | |
December 5, 2000 | Realmark Cape Royal, L.L.C. filed | |
2001 | Realmark takes over the remaining lots, per association newsletters | |
May 3, 2002 | Cape Royal Community Foundation, Inc. filed | |
January 11, 2003 | Cape Coral Breeze reports 150 lots sold to Engle Homes in four phases (attributed) | |
2006 | Cape Royal Replat, instrument 2006000235150; first replat home sale December 28, 2006 | |
August 2016 | Previous owner closes the golf course | |
January 20, 2017 | Association buys the course for $1,400,000 | |
September 2017 | Association files the trade name Cape Royal Golf Club | |
January 2018 | Course reopens as Cape Royal Golf Club | |
September 2023 | City of Cape Coral and the Matlacha/Pine Island Fire Control District sign an interlocal agreement covering annexation | |
March 3, 2026 | Second Amended and Restated Declaration recorded |
Cape Royal had 25 recorded sales at a $620,000 median in the 12 months to September 25, 2026, and 10 Cape Royal homes were active on the MLS on October 10, 2026, so the first job on either side of a sale is to know which section a home sits in and what that section has sold for. Selling your Cape Royal home? Call Jesse direct at (239) 898-6072, or get a free home valuation. Buying in Cape Royal? Call Marc at (239) 287-5873, or read how we represent buyers before you tour a single home.
Cape Royal has 483 platted lots in three plat areas, and the Lee County roll dated October 4, 2026 shows 439 single-family homes, 39 vacant lot parcels plus Tract D, five common-area tracts and the golf course parcel. All 439 homes were built between 1985 and 2025, with a median year built of 2004.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026, our analysis; recorded declaration read October 15, 2026; county sales through September 25, 2026).
The recorded declaration counts "four hundred eighty-three (483) platted Lots" and assigns 483 voting interests. The three plat areas add up exactly: Royal-Tee Block A lots 1 to 279, Block B lots 1 to 124 and the Cape Royal replat lots 1 to 80 (Cape Royal HOA, Second Amended and Restated Declaration).
Plat area | Lots |
|---|---|
Royal-Tee Block A | 279 |
Royal-Tee Block B | 124 |
Cape Royal replat | 80 |
Whole community | 483 |
Source: recorded declaration, section 1.33 and Exhibit A, read October 15, 2026. 279 + 124 + 80 = 483.
A buyer who counts parcels on the county map will not get 483, and the reason is simple. Five parcels each hold two lots, so the 483 lots sit on 478 lot parcels. Of those 478 lot parcels, 439 carry a single-family home and 39 are vacant lot parcels.
The roll match for the community's legal descriptions returns 488 parcels in all. The table shows what they are.
Parcel type on the roll | Parcels |
|---|---|
Single-family homes (county use code 01) | 439 |
Vacant residential parcels (39 lot parcels plus Tract D) | 40 |
Common-area tracts | 5 |
Golf course parcel | 1 |
Royal Tee at Coral Shores commercial parcels (a different place, see below) | 3 |
Total returned by the legal-description match | 488 |
Source: Lee County Property Appraiser roll dated October 4, 2026, our analysis. 439 + 40 + 5 + 1 + 3 = 488. The three commercial parcels sit inside the City of Cape Coral and are not part of the community.
Those three commercial parcels carry the name Royal Tee at Coral Shores and sit across Pine Island Road. They are not Cape Royal, they took no land from the club or the association, and the earlier section on the name trap explains why they stay out.
The 439 homes were built from 1985 to 2025, and the median year built is 2004. The county roll's year built is the finish year, and the building permit came earlier.
Decade built | Homes |
|---|---|
1980s | 14 |
1990s | 119 |
2000s | 187 |
2010s | 81 |
2020s | 38 |
All homes | 439 |
Source: Lee County Property Appraiser roll dated October 4, 2026, our analysis. 14 + 119 + 187 + 81 + 38 = 439.
Two readings of that table matter in practice. The 2000s are the largest group, with 187 homes. And 299 of the 439 homes, 68 percent, were finished in 2006 or earlier, which puts them in the age bands that insurers and inspectors treat differently. The insurance section of this page covers those thresholds.
County heated area for the 439 homes runs from 1,679 to 5,814 square feet, with a median of 2,415 square feet. Heated area is the county's measurement of the air-conditioned part of the home, and it is not the same as the living area an MLS listing reports, so we never set the two side by side.
The roll's bedroom counts are 3 bedrooms for 304 homes, 4 bedrooms for 111, 5 bedrooms for 11 and 2 bedrooms for 7, with the count blank on 6 records. Those add up to 439. The largest home on the roll, 5,814 heated square feet built in 2004 on Princess Grace Court, also made the highest sale of the last 12 months, $1,950,000 in August 2026.
The 71 homes on the Cape Royal replat were built from 2006 to 2024, with a median year built of 2016 and a median of 2,623 county heated square feet. The median lot sizes across the three plat areas run from 0.287 to 0.312 acre, and the smallest lot in the community is 0.257 acre.
The replat sells less often than the older blocks, so its figures need a longer window. In the 12 months to September 25, 2026 the county recorded 3 sales there, with a median of $900,000 and a range of $875,000 to $1,050,000. The first window with 10 or more sales is 36 months, from September 26, 2023 to September 25, 2026.
Cape Royal replat window | Sales | Median | Range |
|---|---|---|---|
12 months | 3 | $900,000 | $875,000 to $1,050,000 |
24 months | 9 | $875,000 | not listed here |
36 months | 13 | $900,000 | $622,500 to $1,250,000 |
60 months | 23 | $945,000 | not listed here |
Source: Lee County recorded sales, DOR-qualified improved sales, windows ending September 25, 2026 (county roll dated October 4, 2026), our analysis.
Within the 36-month window, one sale is an estimated builder-direct sale at $1,250,000, recorded in August 2024 on a home built in 2024. The other 12 are resales at a median of $887,500, or $347.43 per square foot of county heated area. Builder-direct is our inference from the county file, and we call it an estimate. For comparison, the older Royal-Tee plat recorded 22 sales in the 12 months at a median of $618,250.
The roll shows 40 vacant residential parcels, which are 39 lot parcels plus Tract D. Tract D is a 2.398-acre parcel labelled "Future Development" on the roll and is not a homesite.
Only three lot sales were recorded in the 12 months to September 25, 2026, so we list them. A lot on Royal Tee Circle sold for $173,000 in October 2025, another on Royal Tee Circle sold for $120,000 in April 2026, and a lot on Princess Grace Court sold for $155,500 in July 2026. A longer window gives a steadier picture: over 60 months the county recorded 15 lot sales at a median of $173,000, ranging from $120,000 to $250,000 (Lee County recorded sales, DOR-qualified sales of vacant residential parcels, our analysis).
Anyone planning to build should read the architectural review and new-construction deposit rules in the governance section, and should ask Lee County about the flood and permit rules covered later in this page.
The honest answer is about 445 acres, with a stated basis. That figure adds the parcel areas the Property Appraiser lists for the 485 residential, golf and common parcels in the plat names, with the 22 Block A lot areas missing from the parcel layer counted at the block median of 0.287 acre, plus the association's two course parcels that sit outside the plat names.
The land the homeowners association owns is easier to measure. It holds two golf course parcels of 187.289 acres and 47.833 acres, a 0.949-acre maintenance parcel and five common tracts of 60.85 acres in total, including about 56 acres of buffer, conservation and water-retention tracts and the road tract for the Cape Royal replat. The course land and the maintenance parcel together come to about 236 acres (Lee County Property Appraiser, parcel layer owner query, read October 15, 2026).
Every one of the 439 homes is a single-family home on its own lot, county use code 01. The roll has no villa, townhome, attached or condominium product in Cape Royal, and the declaration says the community consists "of single-family residential homes and common areas" (Cape Royal HOA, Second Amended and Restated Declaration). If a listing description uses the word villa for a Cape Royal address, check it against the county record before you rely on it.
One self-managed homeowners association, Royal-Tee Homeowners' Association, Inc., governs every Cape Royal lot under Chapter 720 of the Florida Statutes and a declaration recorded on March 3, 2026. No community development district, sub-association or neighborhood tax district appears on the record we searched.
Data updated: October 2026 (Florida Division of Corporations record and the association's public pages read October 15, 2026; declaration recorded March 3, 2026).
Royal-Tee Homeowners' Association, Inc., known publicly as Cape Royal HOA, is a Florida corporation filed on September 24, 1990 under document number N40113. It is active, and its 2026 annual report was filed on May 8, 2026 (Florida Division of Corporations, Royal-Tee Homeowners Association search, read October 15, 2026).
The 2026 declaration covers all three plats, Plat Book 37, Plat Book 78 and the 2006 replat. No sub-association, community development district, special assessment district or neighborhood MSTU appears on any record we searched, so every owner pays the same association charges (Cape Royal HOA, Second Amended and Restated Declaration).
The declaration is the document that decides what an owner may do. It cites Section 720.302(2) of the Florida Statutes, the homeowners association act (Florida Legislature, section 720.302). It replaced the 2015 declaration and amended the bylaws in the same instrument.
The association posts a public copy on its governing documents page, and the recorded original is in the Lee County Clerk's official records (Cape Royal HOA, public governing documents). The sections that matter most to a buyer are section 3.2.4 on the golf course easement, section 5.5.1 on pets, Article 9 on rentals and section 6.1.4 on the capital contribution. Each has its own heading below.
There are 483 voting interests, one vote per lot, and assessments are shared equally by lot. Class A members are the lot owners. The Class B member is the owner of Tract D, the 2.398-acre "Future Development" parcel (Cape Royal HOA, Second Amended and Restated Declaration).
We say "the owner of Tract D" because that is how the declaration puts it. The Property Appraiser's roll names the current owner of the parcel, and the history section of this page reports that record.
The association describes itself as "a self-managed community with volunteer committees performing most of the same services as a property management company." It lists seven directors and twenty-one committees, and a Block Captain contacts each new resident (Cape Royal HOA, Realtors, Rentals and Builders page, read October 15, 2026).
New residents sign up on the association's website and receive gate credentials through a service request. For a buyer, self-managed means volunteers answer the questions that a management company would otherwise answer, so ask early and ask in writing.
Article 9 of the declaration sets the rental rules. A lease must cover the entire lot and be in writing, the minimum term is 30 days, and no lot may be leased more than four times in a calendar year. Transient tenants are not allowed, subleasing is not allowed, and listing a home on a short-term rental site is evidence of a violation. Every lease and every renewal needs the Board's prior written approval (Cape Royal HOA, Second Amended and Restated Declaration, Article 9).
The association's page adds the paperwork: a rental application, a signed lease, acknowledgement forms and a background check for tenants over 18, with a $250 non-refundable application fee (Cape Royal HOA, Realtors, Rentals and Builders page, read October 15, 2026). An investor should plan around a 30-day minimum, a limit of four leases a year and a Board approval step.
Section 5.5.1 of the declaration allows domesticated animals in reasonable numbers. A number that Lee County Domestic Animal Services or county ordinance considers excessive is unreasonable under the declaration. Pets must be on a leash or in a carrier outdoors, owners pick up waste, and animals kept for commercial purposes are not allowed. The declaration sets no fixed count (Cape Royal HOA, Second Amended and Restated Declaration, section 5.5.1).
Work on a home needs architectural review under the association's Policy 600 before it starts. The association's builder rules list a $500 mailbox perpetual maintenance fee and a $3,500 damage deposit and impact fee for new construction, of which $2,500 is refundable after the final inspection and $1,000 is retained. Contractor hours are 7 AM to 6 PM Monday to Friday and 7 AM to 4 PM on Saturday, with no work on Sundays or national holidays (Cape Royal HOA, Realtors, Rentals and Builders page, read October 15, 2026).
Permits come from Lee County, and the Florida Department of Health handles septic permits (Lee County, Building and Permitting Services). Do not confuse this $3,500 builder deposit with the $3,500 capital contribution that the association collects when a home changes hands. They are two different charges, and the cost section of this page labels each.
The declaration places conditions on every lot because of the course. In section 3.2.4, the golf course easement, owners accept golf ball flight and noise and consent to irrigation of the course with treated effluent (recorded declaration, section 3.2.4). The association's safety page adds that homeowners have no right to go onto the course except with a scheduled tee time (Cape Royal HOA, Golf Course Safety page, read October 21, 2026).
These covenants apply whether or not a lot touches the course, so read them before you buy anywhere in the community.
The Cape Royal Community Foundation, Inc. was filed with the state on May 3, 2002 and is a separate 501(c)(3) charity, "separate and distinct" from the homeowners association in the association's own words. The IRS ruling dates from September 2002 (ProPublica Nonprofit Explorer, Cape Royal Community Foundation filings).
The foundation funds local grants and student scholarships through an annual charity golf outing and is not funded by HOA assessments. The association's page says the foundation has awarded approximately $700,000, and we print that as the association's statement and not as a figure we verified (Cape Royal HOA, Cape Royal Community Foundation page, read October 15, 2026).
Owning in Cape Royal costs $2,936 a year in 2026 HOA charges, a $3,500 capital contribution at each sale, and Lee County tax district 007 property tax at 14.6123 mills, with no City of Cape Coral charges. Water comes from Greater Pine Island Water Association, and septic is the norm on the record.
Data updated: October 2026 (association charges read on its public page October 15, 2026; Property Appraiser's 2026 millage book printed October 9, 2026; Matlacha/Pine Island Fire Control District Resolution 2026-008 adopted September 23, 2026).
The table lists every layer of recurring and one-time cost that the public record shows for a Cape Royal home. Amounts that the record does not publish are marked so.
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
HOA annual dues | $1,570 | Year, billed in January | Association operations, private roads and gates, common tracts | |
HOA directed assessment | $295 | Year | Retiring the debt from the association's 2017 golf course purchase | |
Bulk Xfinity internet and TV | $1,071 | Year | Community-wide service billed with the dues | |
HOA total | $2,936 | Year ($244.67 a month) | The three lines above | Sum of the three lines |
Capital contribution at each transfer | $3,500 | Per sale | Paid to the association at closing, declaration section 6.1.4 | |
HOA estoppel certificate | $250 base, plus $100 expedited, plus $150 if delinquent | Per request | Statement of the account for closing | |
Golf membership or club fee | None required | Not applicable | An optional 12-month pass is sold at prices the club does not publish | |
CDD, MSBU or neighborhood MSTU | None on the record | Not applicable | Not applicable | |
City of Cape Coral charges (fire assessment, stormwater, Utilities Extension Project, city utilities) | None | Not applicable | Cape Royal is outside the city | |
Property tax, district 007 | 14.6123 mills (2026, adopted) | Year, bills go out about November 1 | County, schools, MSTU, library, water management, fire district and others | |
Water | Greater Pine Island Water Association base, ready-to-serve and usage charges | Monthly | Water service | |
Sewer | Septic on the record, owner-maintained | Not applicable | See the water, septic, power and internet heading below | |
Insurance | Not quoted for Cape Royal; Citizens' Lee County homeowners average was $3,039 after the 2026 change | Year | A county average from Citizens' approved rates, not a quote |
HOA lines are the association's 2026 charges, collected annually in January, on its public page read October 15, 2026. 1,570 + 295 + 1,071 = 2,936.
The HOA total is $244.67 a month, which is 0.47 percent of the $620,000 median sale price. Add the $3,500 capital contribution once, at purchase.
Yes. Golf reaches the bill through the $295 directed assessment, which the association describes as for the golf course purchase debt retirement. The homeowners bought the course in 2017, and every lot pays an equal share of that debt (Cape Royal HOA, Realtors, Rentals and Builders page, read October 15, 2026).
Paying the assessment does not make an owner a member of the club. The association says no community membership is required, and the club sells optional memberships and a 12-month pass by inquiry (Cape Royal HOA, Golf and Dining page, read October 15, 2026). In the Southwest Florida MLS (Matrix), pulled October 10, 2026, the Mandatory Club Fee field reads $0.00 on all 26 closings in the last 12 months, all 10 active listings and all 3 pending sales.
When the $295 assessment ends is not on a current public document. The association's public page does not state the retirement date, and we print none. Ask for the loan terms, or the association's most recent financial report, before you rely on any end date.
The association collects a $3,500 capital contribution at each transfer of title. Section 6.1.4 of the declaration allows "any other greater or lesser amount," limits changes to 10 percent in any 365-day period, and excepts transfers between co-owners (Cape Royal HOA, Second Amended and Restated Declaration, section 6.1.4).
Who pays it, buyer or seller, is set by the purchase contract and not by the declaration. Listing brokers entered a transfer fee on 17 of the 26 MLS closings in the last 12 months, and we print the dollar amount only from the association's own page. Plan for it either way, because it is a real cost at closing.
The example below is an illustration at the $620,000 median sale price of the 12 months to September 25, 2026. The Property Appraiser's assessed value for a given home usually differs from its sale price, so this is not a tax bill.
For 2026, the homestead exemption removes the first $25,000 of assessed value from all taxes, and an additional exemption of up to $26,411 applies to non-school taxes (Lee County Property Appraiser, general exemption information, tax year 2026). District 007's school millage is 5.2710 (2.2480 by local board plus 3.0230 by state law), and its non-school millage is 9.3413 (Lee County Property Appraiser, 2026 Taxing District Millage Book).
Step | Arithmetic | Result |
|---|---|---|
Non-school taxable value | $620,000 less $25,000 less $26,411 | $568,589 |
Non-school tax | $568,589 x 9.3413 mills | $5,311.36 |
School taxable value | $620,000 less $25,000 | $595,000 |
School tax | $595,000 x 5.2710 mills | $3,136.25 |
Ad valorem total | $5,311.36 + $3,136.25 | $8,447.61 |
Illustration at the 12-month sale median, 2026 district 007 rates and 2026 exemptions. Not a tax bill.
A home without a homestead exemption pays the full district 007 rate on its assessed value. At $620,000, 14.6123 mills comes to $9,059.63 for 2026, and the 2025 rate of 14.6625 mills would have come to $9,090.75 on the same value. The 2026 rate is adopted, as listed in the Property Appraiser's 2026 millage book, which was printed October 9, 2026.
The Matlacha/Pine Island Fire Control District's share is 3.7500 mills, which is $2,325.00 of the $9,059.63. The district adopted that final 2026 rate by Resolution 2026-008 on September 23, 2026 (Matlacha/Pine Island Fire Control District, Resolution 2026-008).
The 2026 lines in district 007, in mills, are Lee County General Revenue 3.7623, public schools by local board 2.2480, public schools by state law 3.0230, Lee County All Hazards Protection District 0.0693, Lee County Unincorporated MSTU 0.8398, Lee County Library District 0.4218, the South Florida Water Management District 0.0948, Everglades Construction 0.0327 and Okeechobee Basin 0.1026, Hyacinth Control 0.0190, Mosquito Control 0.2096, the fire district 3.7500 and the West Coast Inland Navigation District 0.0394. They sum to 14.6123, and no line belongs to the City of Cape Coral.
A parcel inside the City of Cape Coral sits in tax district 057, and the same millage book lists 15.3250 mills for 2026. At $620,000 without a homestead exemption, that comes to $9,501.50, which is $441.87 more than district 007's $9,059.63. With the same homestead arithmetic, the city parcel's ad valorem tax is $8,852.84 against $8,447.61, a difference of $405.23 (Lee County Property Appraiser, 2026 Taxing District Millage Book).
City parcels also carry city charges for fire service, stormwater and solid waste that a Cape Royal bill does not. This is a comparison of rates and not a statement about which home is a better value, because the homes, lots, amenities and services differ.
Several Florida rules shape the bill, and the Property Appraiser administers them countywide. Homestead applications are due by March 1 of the year an owner qualifies. Save Our Homes limits the yearly rise in a homestead's assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower, and the 2026 cap is 2.7 percent. A homestead owner can carry up to $500,000 of that benefit to a new Florida homestead, and non-homestead property has a 10 percent yearly assessment cap that does not apply to school taxes.
Taxes are for the calendar year and paid in arrears, so a closing prorates the year between seller and buyer. The bill goes out about November 1, and paying early earns a discount of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February (Florida Legislature, section 197.162).
A sale resets the buyer's bill. Florida requires a property tax disclosure summary that warns the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment. The Lee County Tax Collector issues the bills (Lee County Tax Collector).
No community development district, MSBU or neighborhood-specific MSTU appears on the record for Cape Royal. A "Lee County Unincorporated MSTU" line of 0.8398 mills is in the district 007 list, and it carries the name of the unincorporated area and not of Cape Royal.
No City of Cape Coral tax, fire assessment, stormwater fee, utility charge or Utilities Extension Project assessment reaches Cape Royal parcels, because the community is outside the city (Lee County Property Appraiser, 2026 Taxing District Millage Book). One number stays unknown. The Lee County residential solid waste assessment appears on unincorporated tax bills, but we could not read an actual Cape Royal bill, so we print no dollar figure for it. The seller's copy of the current bill shows it.
Water service comes from Greater Pine Island Water Association, which bills a base charge, a ready-to-serve charge and a usage charge. We print no dollar figure because the association's rate sheet is the source (Greater Pine Island Water Association, rates). The county's franchise layer shows the association as the water provider, and its franchise map is public (Greater Pine Island Water Association, franchise map).
Septic is the norm on the record. The association's builder rules refer to septic tanks and drain fields, and the county's wastewater franchise layer returns no franchise for most of the community. Twenty-eight parcels on the east edge fall inside a Cape Coral Utilities wastewater franchise polygon, and whether sewer lines serve them is not established. The Florida Department of Health in Lee County handles septic permits and inspections.
Electric service is provided by Lee County Electric Cooperative, as the association's builder rules name it, and the single source for that is the association's page. Trash is collected under unincorporated Lee County service, and the association names Waste Pro as the hauler. Internet and TV come through the association's bulk Xfinity contract, whose $1,071 is in the HOA total above.
Florida protects an HOA buyer with a disclosure summary under Section 720.401 of the Florida Statutes. The buyer must receive the summary before signing, and without it the buyer may void the contract in writing within 3 days after receiving it or before closing, whichever comes first. That right cannot be waived (Florida Legislature, section 720.401).
Ask for these documents as well:
Cape Royal has three recorded plat areas: Blocks A and B of Royal-Tee Country Club Estates, and the Cape Royal replat with the newer courts. All three sit behind the same gate system under one association and one fee schedule, and the streets are private tracts owned by the association.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026, our analysis; Lee County recorded sales through September 25, 2026; recorded declaration read October 15, 2026).
The table puts the three recorded areas side by side with what the county roll and recorded sales show for each.
Section | Lots | Homes | Built (median) | Median county heated sq ft | 12-month sales |
|---|---|---|---|---|---|
Royal-Tee Block A | 279 | 250 | 1985 to 2025 (2001) | 2,290 | in the 22 below |
Royal-Tee Block B | 124 | 118 | 1991 to 2024 (2005) | 2,620 | in the 22 below |
Royal-Tee Country Club Estates, both blocks | 403 | 368 | not separated | not separated | 22 at $618,250 |
Cape Royal replat | 80 | 71 | 2006 to 2024 (2016) | 2,623 | 3 at $900,000 (36 months: 13 at $900,000) |
Whole community | 483 | 439 | 1985 to 2025 (2004) | 2,415 | 25 at $620,000 |
Source: Lee County Property Appraiser roll dated October 4, 2026, and Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. 279 + 124 = 403; 250 + 118 = 368; 22 + 3 = 25.
Royal-Tee Country Club Estates is the legal name on the plats and the county roll, and the recorded declaration is titled for "Royal-Tee Country Club Estates (A/K/A) Cape Royal." Buyers and the association say Cape Royal, and the county's records say Royal-Tee. They describe one community (Cape Royal HOA, Second Amended and Restated Declaration).
The Royal-Tee plat is the larger and older part of the market. In the 12 months to September 25, 2026 it recorded 22 sales at a median of $618,250, ranging from $525,000 to $1,950,000, at $272.71 per square foot of county heated area. Longer windows give a steadier read: 24 months recorded 33 sales at a median of $625,000, 36 months recorded 44 at $658,500 and 60 months recorded 92 at $682,000. By calendar year, 2019 recorded 31 sales at a median of $410,750, and 2026 through September 25 recorded 17 at a median of $620,000 (Lee County recorded sales, DOR-qualified improved sales, our analysis).
Block A holds 250 homes, built from 1985 to 2025 with a median year built of 2001 and a median of 2,290 county heated square feet. Block B holds 118 homes, built from 1991 to 2024 with a median year built of 2005 and a median of 2,620 square feet. The one home built in 2025 is in Block A.
We print sales for the Royal-Tee plat as a whole and do not split them by block. If you are comparing a specific home with recent sales, ask for sales on its own street and with similar size and year built, which the market section of this page lists by street.
The replat is the 80-lot section on Lady Diana Court, Prince Phillip Court, Princess Margaret Court and part of Royal Tee Circle, created by the Cape Royal plat in Plat Book 78 and the 2006 replat. Its lots sit in a contiguous run in the middle of the Royal Tee Circle loop and on three courts, and it is not a separate enclave behind its own gate.
In the last 12 months the county recorded one sale on Lady Diana Court at $900,000 and one on Prince Phillip Court at $875,000. Princess Margaret Court recorded none in that window, and one Princess Margaret Court home was listed as active in the Southwest Florida MLS (Matrix) on October 10, 2026. The replat's tracts, including its road tract, belong to the homeowners association (Lee County Property Appraiser, parcel layer owner query, read October 15, 2026).
Royal Tee Circle is the loop road that all three plat areas share. In the 12 months to September 25, 2026 the county recorded 7 sales on Royal Tee Circle at a median of $625,000, ranging from $580,000 to $1,050,000. The street's address numbers run through Block A, then Block B, then the replat, and then back into Block A, so two homes with the same street name can sit in different plat areas.
That matters when you compare. Check the plat area, year built and county heated area before you treat two Royal Tee Circle sales as comparable.
Nine residential streets serve the community. The table lists each with its plat area and what the county recorded in the 12 months to September 25, 2026.
Street | Plat area | 12-month sales | Median and range |
|---|---|---|---|
Royal Tee Circle | All three areas | 7 | $625,000 ($580,000 to $1,050,000) |
Lady Anne Circle | Royal-Tee Block B | 7 | $585,000 ($525,000 to $1,050,000) |
Princess Grace Court | Royal-Tee Block A | 4 | $619,250 ($610,000 to $1,950,000) |
Prince Charles Court | Royal-Tee Block A | 3 | $589,000 |
King James Court | Royal-Tee Block A | 1 | $575,000 |
Royal Tee Court | Royal-Tee Block A | 1 | $679,000 |
Prince Phillip Court | Cape Royal replat | 1 | $875,000 |
Lady Diana Court | Cape Royal replat | 1 | $900,000 |
Princess Margaret Court | Cape Royal replat | none recorded | not applicable |
Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis; plat areas from the Property Appraiser roll. 7 + 7 + 4 + 3 + 1 + 1 + 1 + 1 = 25. No house numbers are printed.
Royal Tee Boulevard is the street named in Tract D's address. The recorded legal for the common tracts reads "PRIVATE R/W (GATED) COMMON ELEMENTS," so every street in the community is a private, gated road on association-owned land (Lee County Property Appraiser, parcel layer, read October 15, 2026).
Five common-area tracts, 60.85 acres in total, belong to the association. About 56 of those acres are buffer, conservation and water-retention tracts, and the group includes the road tract of the Cape Royal replat. Two golf course parcels and a maintenance parcel make up the rest of the association's land.
Tract D stands apart. It is a 2.398-acre parcel labelled "Future Development" on the roll, it is not a homesite, and its owner holds the Class B vote under the declaration. A buyer should know the parcel exists, because the declaration gives its owner a role the lot owners do not have, and the Property Appraiser's record shows who that owner is today (Lee County Property Appraiser, parcel page, read October 15, 2026).
Some communities have sections that charge different fees, answer to different associations or sit behind separate gates. Cape Royal does not. One association, one declaration, one fee schedule and one gate system cover all 483 lots, so a buyer who crosses from Block A into the replat changes nothing about dues, rules or access.
The sections differ in what they hold. The replat's homes are newer and larger, and its recorded sales sit higher, and this page shows those differences in the tables above. The labels in the Southwest Florida MLS do not track the plats: of the 26 closings in the last 12 months, 18 carry the subdivision label Cape Royal and 8 carry Royal Tee Country Club Estates, scattered across all three areas. A listing's label does not tell you which plat the home is in.
The one part of Cape Royal that does change the rules at its boundary is the golf course, which is public, owned by the association and run by an operator under lease. It has its own guide, linked in the golf section that follows.
Cape Royal Golf Club is a 27-hole public course in the King, Queen and Prince nines, owned by the Cape Royal homeowners' association since January 20, 2017 and run by Troon under a lease. Cape Royal homeowners are not required to buy a membership, and the golf reaches the HOA bill through a $295 yearly assessment. Our Cape Royal Golf Club guide covers the course, the clubhouse and public play in full.
Data updated: October 2026 (Cape Royal HOA and Cape Royal Golf Club pages, Lee County Property Appraiser owner and sales records, and January 2017 press reports, all read October 15, 2026; MLS club-fee field from the Southwest Florida MLS (Matrix), pulled October 10, 2026).
The association's golf page names three nines, the King, the Queen and the Prince, which together make 27 holes (Cape Royal HOA, Golf and Dining). The club's own course page calls it 27 holes of championship golf with five sets of tees (Cape Royal Golf Club, The Course). The club credits a named golf architect for the layout. This page prints no personal names other than ours, so the credit is on the club's course page, and it is the club's claim rather than something we verified.
The clubhouse is at 11460 Royal Tee Circle, which is also the alternate address on the Property Appraiser's record for the main course parcel. That parcel is Tracts A, B and C of the Royal-Tee plat, 187.289 acres, with 11,340 square feet of gross building area, and the first year a building appears on the roll for it is 1986 (Lee County Property Appraiser, golf course parcel page, read October 15, 2026).
What we cannot give you is the scorecard. Par, yardage, slope and rating are not on any page we read, and the number of lakes on the course is not published either. Both are details to ask the club for.
The association describes Cape Royal Golf Club as a public 27-hole course. Public tee times can be booked up to 14 days ahead, and member times up to 15 days ahead (Cape Royal Golf Club, Book a Tee Time). Anyone can play without owning in Cape Royal.
Owning a home does not oblige a buyer to join. In the association's words, there is no community membership requirement for the club, although there are special resident pricing arrangements for those who choose to purchase memberships (Cape Royal HOA, Golf and Dining). The club sells a 12-month pass by inquiry (Cape Royal Golf Club, Memberships). Resident prices and pass prices are not published, so this page prints none.
The Southwest Florida MLS (Matrix), pulled October 10, 2026, shows a mandatory club fee of $0.00 on the Cape Royal closings in the 12 months to September 25, 2026. That matches the association's statement: golf is available, and it is optional on top of the HOA bill.
The Lee County Property Appraiser lists the homeowners' association as the owner of record for the course land, and the association says the course is owned by the members of the Cape Royal HOA (Cape Royal HOA, Golf and Dining). On the appraiser's record the HOA holds two golf course parcels of 187.289 acres and 47.833 acres, a 0.949-acre maintenance parcel and five common tracts of 60.85 acres. The course land and the maintenance parcel together come to about 236 acres.
The association leased the course to Troon Golf for the golf club and the Caloosa Club restaurant. The HOA's page says all rules, pricing and operations decisions are the responsibility of Troon, and that a Golf Steering Committee oversees the lease. The club's website runs under the Indigo brand, a Troon-owned management brand, on the TeeItUp booking platform, and its privacy policy names Troon Golf, LLC (Cape Royal Golf Club, Privacy Policy). Before Troon, a management company named Green Golf Partners operated the club under a lease signed in 2017, according to the operator's own case study in the association's archive.
The lease term and the rent are not published. The lease sits in the association's board records, which are members-only, so a buyer who wants to read it asks the association during the resale disclosure.
The previous owner closed the Royal Tee golf course in August 2016, as reported by WINK News on January 23, 2017 and the Island Sun on January 27, 2017. The Lee County sales record shows the course parcel had last changed hands on September 1, 1990 for $1,000,000.
On January 20, 2017 the homeowners' association bought the course for $1,400,000 in one deed covering three parcels (Lee County sales file and Property Appraiser sales panel, read October 15, 2026). The Island Sun reported that Florida law required approval by 75 percent of homeowners for the purchase, that 91 percent voted in favor, and that the purchase is paid by $295 per lot per year. As plain arithmetic, $1,400,000 spread across 483 platted lots is about $2,899 a lot. That is a division of the price, not what any owner paid, and the financing terms are not on the public record we read.
The course reopened as Cape Royal Golf Club in January 2018. The operator's January 2018 release describes a season kickoff on January 13, 2018, and the club's case study describes a grand reopening that month.
Yes, golf is inside the Cape Royal HOA bill, though a membership is not. The association's 2026 charges are $2,936 a year: $1,570 in dues, a $295 directed assessment and $1,071 for bulk Xfinity internet and TV (Cape Royal HOA, Realtors, Rentals and Builders, read October 15, 2026). The association describes the $295 as being for the golf course purchase debt retirement.
The $295 is about 10 percent of the $2,936 total, or $24.58 a month ($295 divided by 12). It is billed on every lot, whether or not the owner ever plays. A $3,500 capital contribution is paid to the association at each transfer, and that is a separate charge from the golf assessment.
When the $295 ends is not on a current public document, so this page prints no end date. A buyer who wants it asks the association for the loan balance and payoff schedule in the resale disclosure.
The Caloosa Club is the restaurant at the clubhouse, 11460 Royal Tee Circle, and it is open to the public (Cape Royal Golf Club, The Caloosa Club). The club lists event space of 2,200 square feet that seats up to 150, and golf outings of up to 150 golfers (Cape Royal Golf Club, Golf Outings and Events).
The restaurant and the course are run by the same operator under the HOA's lease, so hours and menus change with the operator's schedule. We print no phone number or hours here for that reason; the club's page holds the current ones.
The practice facility has a driving range, a putting green and a short-game area with bunkers. The club also lists lessons and monthly clinics (Cape Royal Golf Club, Lessons and Monthly Clinics).
The association's site lists eleven golf leagues, spread across men's, women's, mixed and nine-hole groups, and tee times are needed for all of them (Cape Royal HOA, Golf Leagues). Whether a league has an opening in a given season is the league's information, not a public record.
Two sets of rules touch a home near the course. The first is in the recorded declaration. Section 3.2.4, the golf course easement, says owners accept golf ball flight and noise, and consent to irrigation of the course with treated effluent (Cape Royal HOA, 2026 Second Amended and Restated Declaration).
The second is the association's golf course page. Homeowners have no right to go onto the course except with a scheduled tee time, and residents may not walk, bike, jog, walk dogs, fish or ride golf carts on the course except with a scheduled tee time (Cape Royal HOA, Golf Course page). So the course is next to many homes, and it is not a path for residents.
This page makes no claim about which homes face the course, because the records we read do not list that. Ask for the lot's survey and photographs of the actual boundary, and read the declaration section above before you buy.
Troon's own magazine, Troon Prive (April/May 2025), says the layout received a major renovation in 2023, with new bunkers and five sets of tees. It also says the club planted more than 360 trees the year after Hurricane Ian. Both statements are the magazine's, and we print them as attributed to it.
We found no figure for Hurricane Ian damage at the course itself, and we print none.
Selling your Cape Royal home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-cape-royal, or call Jesse direct at (239) 898-6072. Buying a home in Cape Royal? Call Marc at (239) 287-5873, or read how we help Cape Royal buyers and how we represent buyers.
Cape Royal has no marina, no canal frontage and no Gulf access on the public record, no pool or courts on the association's public pages, no walking on the course without a tee time, and no City of Cape Coral services. The records show lakes, preserves and a golf course.
Data updated: October 2026 (City of Cape Coral canal layer, USGS National Hydrography Dataset, Lee County Property Appraiser use codes, and the Cape Royal HOA and golf club pages, all read October 15, 2026; MLS flags from the Southwest Florida MLS (Matrix), pulled October 10, 2026).
We looked for water in four places. The City of Cape Coral canal layer returns no canal within 120 meters of ten points placed inside the community (City of Cape Coral OpenData, Canals layer). The USGS hydrography layer shows internal lakes, ponds and drainage ditches with no named or tidal waterway (USGS National Hydrography Dataset). No parcel on the Property Appraiser's roll carries a marina or dock use. Neither the association's pages nor the club's name a marina.
In plain words, the records show lakes and preserves, not canals. That is different from saying no lot touches water: some homes front lakes, and the lake count is not published, so we print none.
None of the 26 Cape Royal closings in the Southwest Florida MLS (Matrix), pulled October 10, 2026 and covering September 26, 2025 to September 25, 2026, carries a Gulf Access flag of yes. The listing side marked 7 of the 26 as waterfront, as entered in the listings. The flag does not say which water, and the lakes are the water the records show.
A buyer who wants to keep a boat uses the public ramps described later in this guide, or a marina elsewhere. The closest public ramps are about 3.3 and 4.6 miles away by road.
The public pages of the association and the club name the 27-hole course, the Caloosa Club restaurant and event space, the practice facility, the golf leagues and the Community Foundation. They do not list tennis, pickleball, a community pool, a fitness center, a playground or walking paths, and the Property Appraiser's record shows no recreation-center, pool or court parcel. All of that is as of October 15, 2026, and the phrase for it is "not listed on the association's public pages."
Private pools are a separate matter. Listing entries flag a private pool on 25 of the 26 closings, as entered in the listings. That describes individual homes, not a community amenity.
The association's course page bars residents from walking, biking, jogging, walking dogs, fishing or riding golf carts on the course without a scheduled tee time. The 27 holes are a business operated by Troon, and the homeowners own the land, so the course reads as a view and not a trail. The golf section above has the covenant that sits behind the rule.
Cape Royal has a Cape Coral address and sits in unincorporated Lee County, outside the City of Cape Coral. Property tax district 007 carries 14.6123 mills for 2026, adopted, and the Matlacha/Pine Island Fire Control District is part of that rate at 3.7500 mills (Lee County Property Appraiser, 2026 millage book, printed October 9, 2026). Water comes from the Greater Pine Island Water Association, and the record shows septic that the owner maintains. Law enforcement is the Lee County Sheriff's Office.
No City of Cape Coral fire assessment, stormwater charge, utility extension charge or city permit applies to a Cape Royal bill. Our section on whether Cape Royal is in the City of Cape Coral walks through each line.
All 439 homes on the Property Appraiser's roll are single-family homes on their own lots (use code 01), and the declaration says the community consists of single-family residential homes and common areas (Cape Royal HOA, declaration). There is no villa, townhome or condominium product in Cape Royal.
Cape Royal owners reach the nearest public boat ramps by road: Burnt Store Boat Ramp is about 3.3 miles from the golf course and Matlacha Boat Ramp about 4.6 miles. Open water in the Matlacha Pass Aquatic Preserve is reached through those ramps, while the Matlacha Pass National Wildlife Refuge is closed to the public.
Data updated: October 2026 (road distances from an OSRM car route and operator pages for the City of Cape Coral, Lee County, the US Fish and Wildlife Service, Florida Aquatic Preserves and Publix, all run or read October 15, 2026).
Burnt Store Boat Ramp is a City of Cape Coral ramp at 230 Burnt Store Road, with access to Matlacha Pass and the Gulf through the North West Spreader system. Trailer parking costs $15 a day (City of Cape Coral, Burnt Store Boat Ramp). It is about 3.3 miles by road from the golf course.
The city also sells a resident decal for $75 a year, and the decal requires Cape Coral residency (City of Cape Coral, Boat Ramps and Parking). Whether a Cape Royal owner, with a Cape Coral address in unincorporated Lee County, qualifies is not published, so we make no claim either way.
Matlacha Boat Ramp is a Lee County ramp at 4577 Pine Island Road NW, with two launch slips and 30 trailer spaces. It costs $10 a day and is open 5 a.m. to 9 p.m. (Lee County Parks and Recreation, Matlacha Boat Ramp). It is about 4.6 miles by road from the golf course.
The same address holds Matlacha Park and Community Center, a Lee County facility (Lee County Parks and Recreation, Matlacha Park). Measured from the community gate rather than the golf course, the route to Matlacha Park is about 3.0 miles. Two origins are in play in this section, the golf course for the ramps and the gate for the park, and each distance is labeled with its own.
The Matlacha Pass National Wildlife Refuge, established in 1908, is closed to the public and open for wildlife, according to the US Fish and Wildlife Service. A reader who sees the refuge on a map should not plan a visit.
The open water is the Matlacha Pass Aquatic Preserve, a state preserve established in 1972 that covers 14,600 acres (Florida Aquatic Preserves, Matlacha Pass). It is reached through public ramps and launches like the two above.
The Calusa Blueway is a 190-mile marked paddling trail through Lee County waters, established in 2002 (Lee County Parks and Recreation, Calusa Blueway). Sirenia Vista Park, a City of Cape Coral park at 3916 Ceitus Parkway, offers manatee viewing and a kayak launch onto the Blueway (City of Cape Coral, Sirenia Vista Park).
We give no mileage to the park here, because the route distances we measured were for the ramps, Matlacha Park and the destinations in the drive table, not for Sirenia Vista Park.
The Publix at Coral Shores, 3015 SW Pine Island Road, sits across Pine Island Road from Cape Royal's main entrance (Publix, Publix at Coral Shores). The community's main gate faces Pine Island Road, and residents have a west gate on Veterans Parkway, so the two gates face different roads.
Coral Shores is a name to keep separate from Cape Royal: the Publix plaza and the three commercial parcels called Royal Tee at Coral Shores are a different place, which our section on what is being built near Cape Royal covers.
The Northwest Regional Library, a Lee County branch at 519 Chiquita Boulevard North, opened in 2009 (Lee County Library System, Northwest Regional Library). The Pine Island Public Library is in Bokeelia.
Two Lee County Conservation 20/20 preserves, Pine Island Flatwoods Preserve and Galt Preserve, are on Stringfellow Road in St. James City, about 10 to 13 road miles away (Lee County, Pine Island Flatwoods Preserve; Lee County, Galt Preserve).
By car, from the community gate, Fort Myers Beach (Lynn Hall Memorial Park) is about 21.4 miles by way of the Cape Coral Bridge, and Sanibel City Hall is about 27.3 miles by way of the Cape Coral Bridge and the Sanibel Causeway. These are route miles from the gate, run October 15, 2026, and we print no drive times.
Destination | Route miles from the gate | Bridge crossed | Toll posted by the operator |
|---|---|---|---|
Fort Myers Beach (Lynn Hall Memorial Park) | About 21.4 | Cape Coral Bridge | $2.00 transponder, $5.00 pay-by-plate |
Sanibel City Hall | About 27.3 | Cape Coral Bridge and Sanibel Causeway | Bridge as above; causeway $6.00 or $9.00 |
Lee County's toll page says toll trips are only charged for trips from Fort Myers to Cape Coral or Sanibel, and an unlimited program for the Midpoint and Cape Coral bridges costs $330 a year (Lee County, Standard Toll Fares). The routes to Cape Coral Hospital, downtown Fort Myers by US 41, Matlacha and Punta Gorda cross no toll plaza.
In Cape Royal, 334 of 420 tested single-family homes sit in FEMA Zone AE with a base flood elevation of 7 feet, and 86 sit in shaded Zone X, outside the special flood hazard area. Both flood map panels over Cape Royal took effect on November 17, 2022, and every home tested is in Lee County Evacuation Zone A.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 15, 2026; Lee County flood, CRS and evacuation pages read October 15, 2026; USGS one-meter lidar acquired September 1, 2018; FEMA Letter of Final Determination dated September 2, 2026).
We tested 420 home sites against FEMA's flood map and 2018 lidar ground elevations. The 420 are the single-family homes with a usable centroid, out of 439 on the roll, and the test places a point at each home's center against the FEMA layer (FEMA National Flood Hazard Layer). It is a centroid test and not a parcel determination.
FEMA zone | Homes tested | Share of 420 | Base flood elevation | Meaning |
|---|---|---|---|---|
AE | 334 | 79.5 percent | 7 feet, NAVD88 | Special flood hazard area |
Shaded X | 86 | 20.5 percent | None | 0.2 percent annual chance, outside the special flood hazard area |
The shares are 334 divided by 420 and 86 divided by 420. No Coastal A, LiMWA or VE zone is mapped in the community.
Two Flood Insurance Rate Map panels cover Cape Royal: 12071C0243G, which covers 203 of the tested homes, and 12071C0381G, which covers 217. Both are effective November 17, 2022, and no Letter of Map Revision intersects the community (FEMA National Flood Hazard Layer).
The panel number is useful for one thing: it tells you which map a lender or surveyor is reading. The determination for a house is made on its building, not on the community.
The median ground elevation at the 420 home sites is 6.93 feet on the NAVD88 datum, from USGS one-meter lidar acquired September 1, 2018 (USGS Elevation Point Query Service). The base flood elevation in the AE zone is 7 feet.
Ground is not floor. A home's lowest floor height, which is what insurers and the county's rules look at, is on that home's elevation certificate, and no public layer holds it. The lowest floor elevation of any given Cape Royal home is therefore not something this page can give, and we print no count of homes by ground height.
Unincorporated Lee County, NFIP community 125124, has held Community Rating System Class 5 since 2007. That class is worth 25 percent on the full-risk premium, and under FEMA's Risk Rating 2.0 the discount applies to every National Flood Insurance Program policy in the community, including policies on homes in Zone X (Lee County, CRS and FEMA letters; FEMA, Risk Rating 2.0).
The figure for a Cape Royal home is 25 percent. We print no separate figure for Zone X. A discount applies to the premium a policy is rated at, and we do not quote a premium for any Cape Royal home.
On July 19, 2024, FEMA Region 4 warned Lee County that it could be placed on probation in the Community Rating System and dropped to Class 10, effective April 1, 2025, unless violations were corrected (FEMA Region 4 letter, July 19, 2024).
On November 21, 2024, FEMA found the county's documents sufficient and said the county would not be placed on probation (FEMA Region 4 letter, November 21, 2024). The county announced on November 22, 2024 that the discount was maintained.
A new Flood Insurance Study and a new Flood Insurance Rate Map for unincorporated Lee County take effect March 2, 2027, under a FEMA Letter of Final Determination dated September 2, 2026 for community 125124 (FEMA Letter of Final Determination). Lee County lists six changed unincorporated panels: 0576, 0577, 0578, 0579, 0581 and 0583 (Lee County, FEMA map changes 2026/2027).
Lee County's list of changed panels does not include Cape Royal's two panels; confirm on the FEMA Map Service Center before you rely on it. We did not open FEMA's own panel index, so whether the new maps change anything for Cape Royal is not confirmed.
Under Lee County's substantial improvement rule, an improvement or repair that costs 50 percent or more of the structure's market value triggers current flood rules for the whole building (Lee County, 50% Rule). At permit application the county uses the Property Appraiser's assessed value of the structure, with the land excluded, and an owner may submit an appraisal instead.
A building that crosses the line must then meet current flood rules, with the lowest floor at the base flood elevation plus 1 foot. Where the base flood elevation is 7 feet, that is 8 feet NAVD88 (Lee County Ordinance 22-30). We print no look-back or cumulative period, because Florida law since 2025 (section 163.31795, chapter 2025-190) bars a cumulative period for communities in the National Flood Insurance Program.
Elevation certificates are required in the special flood hazard area during and after construction, and Lee County keeps a searchable elevation certificate database and a Forerunner portal (Lee County Floodplain Management). An address-level certificate tells you the lowest floor elevation, which this page cannot.
We state no flood zone for any address, because FEMA's determination belongs to the building. Look the address up on the FEMA Map Service Center, ask the seller for the elevation certificate, and ask the lender for its own flood determination.
Thinking of selling? Cape Royal sellers get Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, and a free valuation at https://mcgreevyandcomisar.com/home-valuation-cape-royal. Call Jesse at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
Hurricanes affect Cape Royal through Lee County Evacuation Zone A, the first area Lee County orders to evacuate. Hurricane Ian's inundation reached 6 to 9 feet above ground in Pine Island, Cape Coral and other communities, but no surge, wind or damage figure exists for Cape Royal itself.
Data updated: October 2026 (Lee County Emergency Management evacuation layer and pages read October 15, 2026; NOAA National Hurricane Center report AL092022 on Hurricane Ian; Florida Building Commission code dates; Lee County Ordinance 12-16).
Every single-family home we tested, and every sample point, falls in Lee County Evacuation Zone A, also called surge zone 1, on the county Emergency Management layer (Lee County Emergency Management, Evacuation Zones layer). The county says Zone A will be the first area ordered to evacuate, and that evacuation is often required for any named storm coming from the Gulf (Lee County, Zone A fact sheet).
Lee County orders evacuations in phases by zone, from A to E (Lee County, Do you know your evacuation zone?). The date of the county's evacuation-zone layer is not stated on the layer, so confirm your address on the county's own lookup before storm season.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 with an intensity of 130 knots, about 150 miles an hour, a Category 4 storm, after peaking at 140 knots that morning (NOAA National Hurricane Center, Hurricane Ian report).
The report says maximum inundation levels of 6 to 9 feet above ground level occurred in Pine Island, Cape Coral and other communities along the mouth of the Caloosahatchee River, and that the sensors in Matlacha and Cape Coral were lost or destroyed. In Lee County at least 52,514 structures were affected, 5,369 were destroyed and 14,245 had major damage. Those are county figures, not Cape Royal figures.
This page does not give a storm surge depth, a wind speed or a damage count for Cape Royal. No record we read, public or members-only, states one for the community, and the figures above are for the area and the county.
The FEMA individual-assistance totals and flood claim counts that exist are for a census tract or a ZIP code, and those include homes outside Cape Royal. We do not present them as Cape Royal numbers. A seller's flood disclosure, covered below, is where an individual home's history appears.
Lee County enforces the Florida Building Code, 8th Edition (2023), effective December 31, 2023, and the 9th Edition (2026) takes effect December 31, 2026 (Florida Building Commission, 2023 code effective dates). The first statewide code took effect March 1, 2002. Before it, Lee County enforced a local Standard Building Code.
Of the 439 Cape Royal homes, 284 were finished in 2002 or later, and the other 155 earlier (439 minus 284). Year built on the roll is the year of finish, and the permit came earlier, so the code a home was built under can be one edition older than its year suggests.
Lee County Ordinance 12-16 maps the whole county as a wind-borne debris region (Lee County Ordinance 12-16).
The design wind speed at Cape Royal is not printed here, because we did not read a site-specific figure. The Florida Building Code's wind map and the county's building guide hold the requirement for a permit, and a builder or engineer fixes it for a given lot (Lee County, Residential Building Guide).
The association keeps a 2026 Emergency and Hurricane Preparedness page for owners (Cape Royal HOA, 2026 Emergency and Hurricane Preparedness), and Lee County's evacuation zone lookup confirms the zone for an address. We add no advice beyond what those two sources say.
The documents that matter to a buyer are a wind mitigation inspection on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), the home's elevation certificate, and the seller's flood disclosure. The next section covers how insurers use them.
Insurance on a Cape Royal single-family home turns on wind coverage, flood coverage, the home's age and its inspections. Citizens' Lee County homeowners book averaged $3,039 after a 2026 rate cut, unincorporated Lee County's Class 5 rating gives a 25 percent discount on every flood policy in the community, and 299 of 439 Cape Royal homes were finished in 2006 or earlier.
Data updated: October 2026 (Citizens Property Insurance 2026 approved rates and its March 4, 2026 release; Lee County CRS pages; Lee County roll dated October 4, 2026; Florida Statutes sections 627.711 and 689.302; all read October 15, 2026).
For 2026, Citizens' approved rates in Lee County show 5,586 homeowners multiperil (HO3) policies with an average premium of $3,322 before and $3,039 after a change of minus 8.5 percent. Wind-only (HW2) coverage has 1,219 policies, with an average moving from $4,550 to $4,279, a change of minus 5.9 percent. Across all personal lines there are 21,124 policies, averaging $2,923 before and $2,797 after.
Statewide, Citizens' March 4, 2026 release says homeowners multiperil rates fall an average of 8.8 percent and wind-only rates 5.5 percent in 2026, with 336,000 policies, down 76 percent from the October 2023 peak (Citizens Property Insurance, March 4, 2026).
These are county averages from the insurer's rate book. They are not a quote for a Cape Royal home, which depends on the home's age, roof, construction and coverage, and we print no premium for one.
Citizens requires a 4-point inspection for homes over 20 years old, and asks for roof documentation of at least five years of remaining useful life once a roof passes 25 years, or 50 years for the roof types Citizens treats as longer-lived. Other insurers set their own rules.
Cape Royal homes run from 1985 to 2025 in year built. Of the 439 homes, 299 were finished in 2006 or earlier, which is 68 percent, and those homes are 20 years old or older in 2026. A buyer of an older home should expect to be asked for a 4-point inspection and roof information by whichever insurer quotes, and a seller can order one before listing.
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 (Florida Statutes section 627.711).
We state no discount for it, because credits differ by insurer and by home. The form belongs in the seller's file and the buyer's request list.
Flood insurance on a Cape Royal home is a separate policy from the homeowners policy. The 25 percent Class 5 discount described in the flood section applies to every National Flood Insurance Program policy in unincorporated Lee County, Zone X included (Lee County, CRS and FEMA letters).
334 of 420 tested homes sit in Zone AE, so for many Cape Royal buyers a lender's flood determination decides whether the policy is required. We print no flood premium. The inputs to a quote are the elevation certificate, the building's lowest floor and the coverage chosen, and the insurer quotes from them.
Florida Statutes section 689.302 requires the seller of residential real property to give the buyer a flood disclosure at or before the time the sales contract is executed (Florida Legislature, section 689.302). 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's text holds no right for the buyer to cancel. The history of the law is chapters 2024-215 and 2025-166. For a Cape Royal seller this means the disclosure goes in the contract package early, and for a buyer it means reading it before signing.
A buyer in Cape Royal can ask for five documents. The first is the home's elevation certificate, from the seller or the Lee County database. The second is the wind mitigation form, OIR-B1-1802. The third is a 4-point inspection for a home over 20 years old. The fourth is the seller's flood disclosure with any claims history it names. The fifth is the association's resale disclosure and estoppel certificate, which holds the HOA charges and the $3,500 capital contribution.
Our Cape Royal seller guide lists what a seller assembles on the other side of the same table.
Cape Royal students are placed through School District of Lee County choice pools, not through one assigned school. The district's 2026 to 2027 enrollment plan puts Cape Royal in Elementary Proximity Zone A, Middle Proximity Zone BB and High School West Zone, sub-zone 3, and the nearest campuses sit about 2.9 to 3.9 route miles from the gate.
Data updated: October 2026. Source: School District of Lee County, Student Enrollment Plan 2026-2027 (approved December 1, 2025) and the district's School Proximity Zones feature service, both read October 15, 2026. Route miles are our OSRM car routes from the gate node on Royal Tee Boulevard, run October 15, 2026.
The table below lists every school in the three pools that serve Cape Royal, with the distance we measured. The pools came back identical at all ten sample points we tested inside the community, so the zone does not change from one Cape Royal street to the next on the district's layer.
School | Level | Pool Cape Royal sits in | Route miles from the gate |
|---|---|---|---|
Trafalgar Elementary | Elementary | Proximity Zone A | about 2.9 |
Hector A. Cafferata Jr. K-8 | Elementary (K-8 campus) | Proximity Zone A | about 3.8 |
Patriot Elementary | Elementary | Proximity Zone A | about 4.6 |
Skyline Elementary | Elementary | Proximity Zone A | about 4.7 |
Trafalgar Middle | Middle | Proximity Zone BB | about 2.9 |
Gulf Middle | Middle | Proximity Zone BB | about 6.2 |
Mariner High | High | West Zone, sub-zone 3 | about 3.9 |
Ida S. Baker High | High | West Zone, sub-zone 3 | about 5.7 |
Cape Coral High | High | West Zone, sub-zone 3 | about 6.1 |
North Fort Myers High | High | West Zone, sub-zone 3 | about 8.5 (street-level geocode) |
Island Coast High | High | West Zone, sub-zone 3 | about 11.5 |
Pine Island Elementary | Elementary | By request, outside the pool | about 6.1 |
This page prints no school grades, ratings or test scores. The district publishes enrollment rules and zone maps, and those are what decide where a Cape Royal student can be placed.
Lee County does not give a Cape Royal address one zoned school. The district sorts every address into proximity zones for each level, and a family ranks the schools in its pool. A lottery then places students, so the zone tells you which schools are in the pool, not which one a child will attend. The Student Enrollment Plan 2026-2027, approved December 1, 2025, is the district's governing document, and it is the first thing to read before relying on any zone statement, including ours.
The district's zone layer is the second check. We queried it at ten sample points spread across Cape Royal on October 15, 2026, and every point returned the same elementary, middle and high school zones. A buyer who wants a zone confirmed for one address can run that address through the district's own lookup, because zone lines can move when the board approves a new plan.
Cape Royal sits in Elementary Proximity Zone A. Four schools are in that pool: Trafalgar Elementary, Hector A. Cafferata Jr. K-8, Patriot Elementary and Skyline Elementary. Trafalgar Elementary is the closest at about 2.9 route miles from the gate, followed by Hector A. Cafferata Jr. K-8 at about 3.8, Patriot Elementary at about 4.6 and Skyline Elementary at about 4.7.
Hector A. Cafferata Jr. K-8 is an established district school that was rebuilt as a K-8 campus. We record the name and the pool, and we print no opening date because we found none on the record.
Cape Royal sits in Middle Proximity Zone BB, which holds two schools: Trafalgar Middle and Gulf Middle. Trafalgar Middle is about 2.9 route miles from the gate, and Gulf Middle is about 6.2. Fifth graders who take up the Pine Island Elementary option described below are pre-placed at Trafalgar Middle.
Cape Royal sits in High School West Zone, sub-zone 3. Five schools are in that pool: Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High and North Fort Myers High. Mariner High is the closest at about 3.9 route miles, then Ida S. Baker High at about 5.7, Cape Coral High at about 6.1, North Fort Myers High at about 8.5 and Island Coast High at about 11.5.
The North Fort Myers High distance comes from a street-level geocode of the school's address rather than the routing run that produced the other figures, which is why the table marks it "about". All five schools are named in the district's plan for this sub-zone.
Any student in the district may request Pine Island Elementary in Bokeelia, according to the Student Enrollment Plan 2026-2027. The district does not provide transportation for that request, so the family handles the drive. The school sits about 6.1 route miles from the gate, and its fifth graders are pre-placed at Trafalgar Middle. The school's own site is at pie.leeschools.net.
Oasis Charter Schools is the City of Cape Coral's municipal charter system, with four campuses. Cape Royal is outside the city, and that does not by itself close the door. The system's published enrollment pages say students who live in any Florida school district may seek a seat under open enrollment, subject to seat availability. Its checklist describes a lottery with preference for military dependents and siblings, and it asks for proof of residency that does not require living inside the city. Seats and lottery outcomes change every year, so a buyer should read the current checklist on the Oasis High prospective students page.
Cape Royal's nearest hospital is Cape Coral Hospital, about 7.2 route miles from the gate with no bridge and no toll. Gulf Coast Medical Center in Fort Myers is about 18.2 route miles away and is the Level II trauma center on the Florida Department of Health's list. We print no bed counts for any hospital.
Data updated: October 2026. Source: Lee Health location pages for Cape Coral Hospital, Gulf Coast Medical Center and Convenient Care on Pine Island Road, and the Florida Department of Health Florida Trauma Centers list (updated July 23, 2026), all read October 15, 2026. Route miles are our OSRM car routes from the gate node on Royal Tee Boulevard, run October 15, 2026.
Facility | What it is | Route miles from the gate | Bridge and toll |
|---|---|---|---|
Cape Coral Hospital, 636 Del Prado Blvd | Lee Health hospital with an emergency department open 24 hours a day, 7 days a week | about 7.2 | No bridge, no toll |
Lee Health Convenient Care, 1682 NE Pine Island Rd | Walk-in care, 7 a.m. to 7 p.m. daily | about 6.8 | Not recorded in our route notes |
Lee Memorial Hospital | Lee Health hospital | about 13.7 | By the US 41 bridge, which carries no toll |
Gulf Coast Medical Center, 13681 Doctors Way, Fort Myers | Level II trauma center on the state list | about 18.2 | Over the Midpoint Bridge |
HealthPark Medical Center and Golisano Children's Hospital | Lee Health campus | about 19.9 | Not recorded in our route notes |
Cape Coral Hospital is a Lee Health hospital at 636 Del Prado Blvd. Its emergency department is open 24 hours a day, 7 days a week, according to Lee Health's page. We measured about 7.2 route miles from the gate, and the route crosses no bridge and no toll plaza. A Cape Royal address is mailed as Cape Coral, but the hospital sits in the city and the community sits in unincorporated Lee County, so the distance is a road distance and nothing more.
The Florida Department of Health list of trauma centers, updated July 23, 2026, names Gulf Coast Medical Center at 13681 Doctors Way in Fort Myers as the only Lee County entry, at Level II. We measured about 18.2 route miles from the gate, over the Midpoint Bridge. Lee Health's own pages describe the center's reach in different words from one page to the next, so we print only the state designation and make no claim about what lies between it and other trauma centers. Lee Memorial Hospital's web page carries trauma wording in its page description, but the state list does not name it, and we follow the state list.
Lee Health Convenient Care at 1682 NE Pine Island Rd is open 7 a.m. to 7 p.m. daily, according to Lee Health's location page, and sits about 6.8 route miles from the gate. It is a walk-in clinic, not an emergency department. The hours come from the operator's page as we read it on October 15, 2026, and Lee Health can change them.
Fire and emergency medical service for Cape Royal come from the Matlacha/Pine Island Fire Control District, not from the City of Cape Coral Fire Department. The district covers about 45 square miles and provides Basic and Advanced Life Support together with Lee County EMS, according to its own About Us page. Its Station 4 is at 3500 SW Pine Island Road, about 1.1 route miles from the gate, per the district's stations page. Police service in unincorporated Lee County comes from the Lee County Sheriff's Office.
The district is also a line on the tax bill. Its adopted 2026 rate is 3.7500 mills, which is $2,325.00 a year on a $620,000 taxable value with no homestead exemption (3.7500 mills x $620,000, see the cost section above).
Two more Lee Health campuses sit within about 20 route miles. Lee Memorial Hospital is about 13.7 route miles away by the US 41 bridge. HealthPark Medical Center and Golisano Children's Hospital are about 19.9 route miles away. We print no bed counts and no trauma claim for either campus. Lee Health's location pages list services for each one.
From the Cape Royal gate, Cape Coral City Hall is about 6.2 route miles, downtown Fort Myers about 13.0 and Southwest Florida International Airport about 27.4. Fort Myers Beach is about 21.4, Sanibel City Hall about 27.3, Punta Gorda about 22.7 and Naples City Hall about 54.5. These are road distances only, with no travel times.
Data updated: October 2026. Source: OSRM car routes from the gate node on Royal Tee Boulevard (26.633952, -82.037278), run October 15, 2026; toll rules from Lee County Standard Toll Fares and Lee County Tolls, read October 15, 2026.
Destination | Anchor point | Route miles | Bridge crossed | Toll |
|---|---|---|---|---|
Cape Coral Hospital | 636 Del Prado Blvd | about 7.2 | None | None |
Cape Coral City Hall | City Hall | about 6.2 | Not recorded in our route notes | Not recorded |
Matlacha Park | Matlacha Park and Community Center | about 3.0 | Not recorded in our route notes | None on this route |
Downtown Fort Myers | Fort Myers City Hall, by the US 41 bridge | about 13.0 | US 41 bridge | None on this route |
Southwest Florida International Airport | Terminal area | about 27.4 | Midpoint Bridge | Charged on the Fort Myers to Cape Coral trip |
Fort Myers Beach | Lynn Hall Memorial Park | about 21.4 | Cape Coral Bridge | Charged on the Fort Myers to Cape Coral trip |
Sanibel | Sanibel City Hall | about 27.3 | Cape Coral Bridge and Sanibel Causeway | Causeway toll on the trip to Sanibel |
Punta Gorda | Laishley Park, by Burnt Store Road | about 22.7 | None | None |
Naples | Naples City Hall | about 54.5 | Not recorded in our route notes | Not recorded |
The Matlacha, Cape Coral Hospital, US 41 and Punta Gorda routes cross no toll plaza. Where the table says a bridge or toll is not recorded, our route notes do not state it, so check that route before you rely on it.
Every figure is a car route in road miles from one fixed point, the gate node on Royal Tee Boulevard, to a named anchor point such as a hospital address or a city hall. "About" means the router's result rounded to a tenth of a mile. We give no times because traffic, bridge openings and the hour of day change them, and we did not measure them. The figures also differ from distances measured from other Cape Coral communities, because the starting point is Cape Royal's own gate and not a city landmark.
Lee County's toll page says: "Toll trips are only charged for trips from Fort Myers to Cape Coral or Sanibel." The Cape Coral Bridge and the Midpoint Bridge cost $2.00 with a transponder and $5.00 pay-by-plate. The Sanibel Causeway costs $6.00 or $9.00. An unlimited program for the Midpoint and Cape Coral bridges costs $330 a year.
A worked example, labelled as an illustration: a driver who pays one $2.00 toll on each of 250 return trips a year pays 250 x $2.00 = $500, against $330 for the unlimited program. The routes to Cape Coral Hospital, to downtown Fort Myers by the US 41 bridge, to Matlacha and to Punta Gorda cross no toll plaza. Check the county's fare page for current rates before you rely on these.
Downtown Fort Myers is about 13.0 route miles from the gate by the US 41 bridge, which carries no toll. The airport is about 27.4 route miles away over the Midpoint Bridge. The toll applies to the trip back from Fort Myers toward Cape Coral, not the trip east, under the county's rule quoted above. A buyer who flies often should run both routes at the hours they would actually travel.
Punta Gorda's Laishley Park is about 22.7 route miles to the north by Burnt Store Road, and the route crosses no toll plaza. To the south, Fort Myers Beach is about 21.4 route miles over the Cape Coral Bridge, Sanibel City Hall is about 27.3 over the Cape Coral Bridge and the Sanibel Causeway, and Naples City Hall is about 54.5. The Sanibel Causeway toll is charged on the trip to Sanibel.
Near Cape Royal, the record shows road and cart-path work inside the community, a small commercial rezoning on Pine Island Road about 1.2 miles away, the Cape Coral Grove mixed-use project to the north, and two state road studies. No residential rezoning case turned up within about 3 miles of Cape Royal on the county's zoning-case layer.
Data updated: October 2026. Source: LeeGIS development orders and zoning cases, City of Cape Coral Coral Grove page, FDOT project pages and the 2023 interlocal agreement, all read October 15, 2026. Listed in the pipeline table below.
Lee County development order LDO2026-00282, issued September 4, 2026, covers repair and replacement of concrete golf cart paths and milling and overlay of the community's roadways. The order records no added impervious area. Earlier county orders covered the replacement of golf cart bridges, with the last one finaled December 9, 2021. These are maintenance projects on the community's own private streets and course paths, per the county's development order records.
The Ted Allen CPD at 3640 SW Pine Island Road, about 1.2 miles from Cape Royal, rezones 1.4 acres from AG-2 to a commercial planned development for contractors and builders, with buildings up to 3,000 square feet. The county hearing examiner recommended approval on December 18, 2025, and the Board of County Commissioners heard the case on February 18, 2026 and approved it with conditions. The county's planned-development map layer may still show the case as pending, but the resolution is signed. We found no residential rezoning case within about 3 miles on the county's zoning-case layer.
The Coral Shores commercial plat sits about 1.0 to 1.3 miles north across Pine Island Road. Royal Tee at Coral Shores is three vacant commercial parcels on that plat, inside the City of Cape Coral and zoned commercial. It is not part of Cape Royal and is a different place with a similar name. The planned use of those parcels is not on any record we could read, so we make no statement about what will be built.
Cape Coral Grove is a City of Cape Coral project on 131 acres on the north side of SW Pine Island Road between Chiquita Boulevard and Burnt Store Road. As the city lists it, the plan includes about 1,200 apartments, a 125-room hotel and more than 350,000 square feet of retail and entertainment. City Council approved it on August 7, 2024 under Ordinance 64-24, and the city's page lists infrastructure work for Summer and Fall 2026. We did not measure the distance from Cape Royal, and we did not confirm which phases are complete. The figures are the city's, printed as the city lists them.
The Florida Department of Transportation is studying State Road 78 (Pine Island Road) from Veterans Parkway to west of US 41, a 9.2-mile corridor, under PD&E study 452680-1. The study looks at widening from 4 to 6 lanes and runs from late 2024 to mid 2027. A separate PD&E study, 436928-1, covers Burnt Store Road from Van Buren Parkway to the Charlotte County line, 5.7 miles, and FDOT accepted the location and design concept on August 5, 2025. Lee County's transportation list for fiscal years 2025/26 to 2029/30 shows no Pine Island Road widening. A study is not a funded construction schedule, and we make no prediction about either road.
In September 2023 the City of Cape Coral and the Matlacha/Pine Island Fire Control District signed an interlocal agreement. It says the city shall not initiate, endorse or approve any annexation of Saddlewood, Cape Royal or Matlacha Isles during its term, which is 10 years with two automatic 5-year renewals. A voluntary annexation requested by an individual owner stays possible after 45 days' notice to the fire district. We make no prediction about whether any owner will ask.
Project | Who decides | Status | Distance from Cape Royal | Source |
|---|---|---|---|---|
Golf cart path repair and road overlay, LDO2026-00282 | Lee County | Development order issued September 4, 2026 | Inside the community | LeeGIS development orders |
Ted Allen CPD, 3640 SW Pine Island Rd | Lee County Board of County Commissioners | Approved with conditions, February 18, 2026 | About 1.2 miles | LeeGIS zoning cases |
Royal Tee at Coral Shores, three commercial parcels | City of Cape Coral (parcels are in the city) | Vacant, planned use not on any record read | About 1.0 to 1.3 miles north | Lee County Property Appraiser |
Cape Coral Grove | City of Cape Coral | Council approval August 7, 2024; infrastructure listed for Summer and Fall 2026 | Not measured | City of Cape Coral Coral Grove page |
SR 78 (Pine Island Road) PD&E study 452680-1 | Florida Department of Transportation | Study, late 2024 to mid 2027 | The road Cape Royal opens onto | FDOT project page |
Burnt Store Road PD&E study 436928-1 | Florida Department of Transportation | Concept accepted August 5, 2025 | Not measured | FDOT project page |
Annexation interlocal agreement | City of Cape Coral and the fire district | Signed 2023, 10 years plus two 5-year renewals | Covers Cape Royal | Signed agreement |
Cape Royal's daily logistics are county ones. Water comes from Greater Pine Island Water Association, septic is the norm on the record, power comes from Lee County Electric Cooperative, and zoning and permits sit under Lee County. The mailing address says Cape Coral, but the community is outside the city and uses no city utility.
Data updated: October 2026. Source: Lee County Property Appraiser district layers, Greater Pine Island Water Association, the Cape Royal HOA builder and resident pages and Lee County zoning layers, all read October 15, 2026.
Greater Pine Island Water Association supplies water to Cape Royal, according to the county's water-franchise layer and the association's franchise map. Its rate sheet lists a base charge, a ready-to-serve charge and a usage charge. We print no dollar figures because the rate sheet is the source and the association can change it. A buyer should request the current sheet and one recent bill.
Septic is the norm on the record. The HOA's builder rules refer to a septic tank and drain field, and the county's wastewater-franchise layer returns no franchise for 435 of the 463 locations we tested. The other 28 parcels sit on the east edge of the community, inside a Cape Coral Utilities wastewater franchise polygon. Whether sewer lines actually serve those 28 parcels is not established on any record we read, so we make no statement about them. Septic permits and inspections in Lee County go through the Florida Department of Health in Lee County. Ask the seller which system a specific home uses and read the permit history.
Electric service is from Lee County Electric Cooperative, as named in the HOA's builder rules; we found that provider on one source only. Trash collection is the county's service for unincorporated Lee County, and the HOA names Waste Pro as the hauler. Internet and TV come through the HOA's bulk Xfinity contract, which costs $1,071 a year in 2026 and is billed with the dues. We print no solid waste assessment in dollars because the two figures we saw for the unincorporated bill did not reconcile and an actual Cape Royal tax bill was not readable.
Lee County's zoning map shows RS-2 at every point we tested, with polygons last edited August 25, 2023. The appraiser's record also lists RS-1 on the Cape Royal replat lots and an R1-G code on some parcels whose meaning is not published. No planned development covers the community. The rules that apply are the Lee County Land Development Code, not the City of Cape Coral's.
Permits for building and renovation come from Lee County, and septic work also goes through the Department of Health. The HOA adds its own step, an architectural review under Policy 600, before work begins. New construction carries a $3,500 damage deposit and impact fee, of which $2,500 is refundable after the final inspection and $1,000 is retained, according to the association. Florida law also lets an owner close an open or expired permit with the original contractor, another licensed contractor or as owner-builder, and it limits penalizing an arm's-length buyer for a previous owner's unclosed permit (section 553.79 of the Florida Statutes).
The plat legal for the common tracts reads "PRIVATE R/W (GATED) COMMON ELEMENTS," so the streets are private and sit on HOA-owned tracts. The county's 2026 development order for road milling and overlay and cart-path repair fits that picture: the community maintains its own roadways. All non-residents enter and leave by the main gate on Pine Island Road, which the HOA describes as directly across from the Publix in the Coral Shores Shopping Center. A West Gate on Veterans Parkway is not for non-residents.
Mail goes to a Cape Coral address in ZIP 33991, and the Southwest Florida MLS lists the city as Cape Coral. That is a postal convention. The Property Appraiser's parcel page for the course prints "Municipality: Lee County Unincorporated," and the school zones follow the district, not the city line. The practical effect is that a Cape Royal owner deals with Lee County for permits, zoning and taxes, and with the HOA for the gate and the streets, not with the City of Cape Coral for government services.
Cape Royal's 25 recorded sales at a $620,000 median sit between Tarpon Point's $720,000 and Cape Harbour's $487,500, and well above Sandoval's $359,500, all measured over the same 12 months. The communities differ in jurisdiction, product type and amenities, so the table lists each one's facts side by side.
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.
Community | Jurisdiction | Parcels or homes on the roll | 12-month recorded sales | Median | MLS days on market | MLS sale-to-list | Months of supply | Page |
|---|---|---|---|---|---|---|---|---|
Cape Royal | Unincorporated Lee County | 485 parcels (439 homes) | 25 | $620,000 | 39.5 | 96.6% | 4.6 | Cape Royal (this guide) |
Sandoval | City of Cape Coral | 1,504 parcels | 92 | $359,500 | 78 | 96.1% | 3.9 | |
Tarpon Point | City of Cape Coral | 402 parcels | 19 | $720,000 | 46.5 | 92.1% | 8.7 | |
Cape Harbour | City of Cape Coral | 476 parcels | 31 | $487,500 | 139 (address-matched) | 94.6% | 7.6 | |
ZIP 33991, single family | Mixed | Not applicable | 638 | $406,470 | 50 | 97.3% | 4.8 | County record and MLS |
Cape Coral, six ZIP codes, single family | Mixed | Not applicable | 5,269 | $380,000 | 50 | 97.6% | 4.9 | County record and MLS |
Cape Royal and Sandoval sell only or mostly single-family homes. Tarpon Point and Cape Harbour are marina communities with many condominiums, so their medians mix product types. MLS figures for Cape Royal, Sandoval and Tarpon Point use the MLS Development field; Cape Harbour's are matched to county addresses. The county's sale counts and the MLS's closing counts come from different lists and are never added together. For the ZIP 33991 and six-ZIP rows, the 12-month sale counts are the county's and the days on market, sale-to-list and months of supply are the MLS's.
Read across one row at a time and keep the source line in mind. The recorded-sales columns are Lee County's qualified improved sales, the 12 months to September 25, 2026. The days-on-market, sale-to-list and months-of-supply columns come from the MLS pull of October 10, 2026. A median of 19 sales (Tarpon Point) and a median of 92 sales (Sandoval) carry very different weight, so the counts matter as much as the medians. Months of supply is active listings divided by monthly closings. For Cape Royal that is 10 active listings divided by 26 closings over 12 months, which is 4.6.
Tarpon Point is a marina community in ZIP 33914, inside the City of Cape Coral. It recorded 19 sales at a $720,000 median over the same 12 months, in a range of $412,310 to $1,220,000, on 402 parcels. Its MLS Development value shows 18 closings at a median $803,750, 46.5 days on market, 92.1 percent of list and 8.7 months of supply. Read our full Tarpon Point guide for the marina, the product mix and the community's own fees. Because the two communities differ on jurisdiction, water access and product type, the two medians are not a like-for-like price comparison.
Cape Harbour is a marina community in ZIP 33914, inside the City of Cape Coral. It recorded 31 sales at a $487,500 median in a range of $330,000 to $3,150,000, on 476 parcels. Its MLS figures, matched to county addresses, show 30 closings, 139 days on market, 94.6 percent of list and 7.6 months of supply. That range spans condominiums and single-family homes together, so the median sits below Cape Royal's even though the top price is higher. Our Cape Harbour guide covers the product mix in full.
Cape Royal's 12-month median of $620,000 is 1.53 times the ZIP 33991 single-family median of $406,470 and 1.63 times the six-ZIP Cape Coral single-family median of $380,000. Its 25 sales are 3.9 percent of the 638 single-family sales recorded in ZIP 33991. Across all of ZIP 33991 the county recorded 659 sales of homes of every type at a $400,000 median, and across the six Cape Coral ZIP codes 5,804 sales at $365,000. Cape Coral's canal-front single-family medians over the same window were $698,000 for saltwater canal-front homes, $440,000 for freshwater canal-front and $337,500 for no canal frontage, a residual group that includes golf and lake frontage, and those figures are comparison only, since Cape Royal has no canal frontage on the record.
Cape Royal and Sandoval are separate gated communities in ZIP 33991, about 1.1 miles apart by straight line. Cape Royal is an unincorporated Lee County golf community with 25 recorded sales at a $620,000 median, and Sandoval is a City of Cape Coral master-planned community with 92 sales at $359,500.
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; each association's public pages and the Lee County Property Appraiser's 2026 millage book (printed October 9, 2026), read October 15, 2026.
Factor | Cape Royal | Sandoval |
|---|---|---|
Where | Off SW Pine Island Road, ZIP 33991; residents' west gate on Veterans Parkway | On Veterans Memorial Parkway west of Surfside Boulevard, ZIP 33991; gates on Veterans and Pine Island Road |
How far apart | About 1.1 miles by straight line, from Cape Royal's main gate to Sandoval's association address; separate gated communities | The same distance, measured the same way |
Jurisdiction | Unincorporated Lee County (tax district 007) | City of Cape Coral (district 057) |
County record, 12 months | 25 sales, median $620,000 | 92 sales, median $359,500 |
Homes | 439 single-family homes on 483 lots; built 1985 to 2025 | 1,406 homes: 1,166 detached, 69 attached villas, 171 condominiums; built 2005 to 2019 |
MLS pace | 39.5 days median, 96.6% of list, 4.6 months of supply | 78 days median, 96.1% of list, 3.9 months of supply |
Association charges | $2,936 a year in 2026 (includes the golf-purchase assessment and bulk Xfinity); $3,500 at each sale | Master dues as the association publishes them: $682.50 a quarter, or $1,063.72 with landscaping (no effective date); $4,000 reserve contribution at resale |
Golf | 27-hole public course owned by the HOA; no membership required | No golf course |
Other amenities on public pages | The Caloosa Club restaurant, practice facility, leagues; no pool or courts listed | Club Sandoval: lagoon pool, fitness center, tennis and pickleball courts |
2026 property tax rate | 14.6123 mills; no city charges | 15.3250 mills plus city fire, stormwater and solid waste charges |
Water and sewer | Greater Pine Island Water Association; septic | City water, sewer and irrigation |
Flood at the homes | AE (base flood elevation 7 ft) and shaded X; panels 0243G and 0381G | AE (base flood elevation 7 ft), shaded X and X; panels 0243G, 0244G, 0381G, 0382G |
Evacuation | Lee County Zone A (county layer) | Level B on the city's layer |
Schools | Zone A, Zone BB, West Zone 3 | The same pools |
Leasing | 30-day minimum, at most four leases a year, Board approval | 30-day minimum through the master association; one-year maximum term (recorded 2008 amendment) |
Cape Royal's 25 recorded sales are all single-family resales at a $620,000 median, in a range of $525,000 to $1,950,000. Sandoval's 92 sales span detached homes, attached villas and condominiums at a $359,500 median, in a range of $212,500 to $780,000. Counting single-family lots only, Sandoval recorded 77 sales at $385,000, and detached homes alone 70 at $392,500. Cape Royal's median is 1.72 times Sandoval's, but part of that gap is product mix, since Sandoval's figure includes attached homes and condominiums.
Cape Royal's HOA owns a 27-hole public course and leases it to Troon, and the $295 directed assessment is how the course purchase debt reaches the HOA bill. No golf membership is required. Sandoval has no golf course; its association's public pages list Club Sandoval, with a lagoon pool, fitness center, tennis and pickleball courts. Cape Royal's public pages list the Caloosa Club restaurant, a practice facility and leagues, and no pool or courts. The two communities answer different questions about what the association provides.
A Cape Royal parcel is in tax district 007 at 14.6123 mills for 2026, with no City of Cape Coral charges. A Sandoval parcel is in district 057 at 15.3250 mills for 2026, and it also carries city non-ad-valorem charges. At a $620,000 taxable value without homestead, district 057 costs $9,501.50 against $9,059.63 in district 007, a $441.87 difference. With the same homestead math, the figures are $8,852.84 against $8,447.61, a $405.23 difference. These are illustrations at the Cape Royal sale median, not tax bills. Utilities differ too: Sandoval has city water, sewer and irrigation, and Cape Royal has Greater Pine Island water and septic.
On the MLS, Cape Royal's median home took 39.5 days to sell at 96.6 percent of list, with 4.6 months of supply on October 10, 2026. Sandoval's median took 78 days at 96.1 percent of list, with 3.9 months of supply and 31 active listings. Both are single MLS Development fields over the same closing window. Cape Royal's pace is quicker on days and Sandoval's supply measure is lower, and neither number says more than that. Cape Royal's 25 sales against Sandoval's 92 also mean the Cape Royal figures rest on a far smaller base.
Match the move to the criteria, not to a type of person. If the criteria are a price band near $620,000 and a single-family home on its own lot, Cape Royal's recorded sales sit there and Sandoval's median does not. If the criteria are a lower entry price, an attached or condominium product or a clubhouse with a pool and courts, Sandoval's record fits those. If golf ownership matters, Cape Royal has an HOA-owned public course and Sandoval has none. If a city tax bill with city services matters, Sandoval is in the city; if a county tax bill and a county permit office matter, Cape Royal is outside it. Utilities (city water and sewer or county-franchise water and septic) and flood zone (both mostly Zone AE) are the other two criteria that change a closing checklist.
Cape Royal and Sandoval are about 1.1 miles apart by straight line, measured from Cape Royal's gate node to the Sandoval association address. Each is a separate gated community with its own gates, its own association and its own rules. The two share a ZIP code and the same school pools and sit on different roads, Pine Island Road for Cape Royal and Veterans Memorial Parkway for Sandoval. Read the Sandoval guide for the rest of its record.
Selling your Cape Royal home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-cape-royal, or call Jesse direct at (239) 898-6072. Buying a home in Cape Royal? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we help Cape Royal buyers and how we represent buyers.
Cape Royal's pros are an HOA-owned public golf course with no membership requirement, a $2,936 all-in HOA bill and a county tax rate below the city's. Its cons are a Zone AE flood setting for most homes, septic, no marina or listed pool, and a 12-month median down 16.8 percent. The lists below state each one with its source.
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; Cape Royal HOA and club pages, the Property Appraiser's 2026 millage book and FEMA's flood map, read October 15, 2026.
Put each item on the list beside a cost or a document. The HOA charges and the $3,500 capital contribution are on the association's public page and in the recorded declaration. The flood zone is a FEMA map reading for a specific home, and the number that matters is the lowest floor on that home's elevation certificate. The insurance inspections depend on the year built. The price decline reflects a different mix of homes sold, not a measurement of any one home's value. A buyer weighing the list should ask for the elevation certificate, the wind mitigation form, the four-point inspection, the HOA estoppel and the septic permit history before signing.
Cape Royal buyers ask where the community sits, what the HOA bill pays for, who owns the golf course, which county rules apply and what homes have sold for. Each answer below is one paragraph drawn from Lee County records, the association's public pages and the October 2026 market record, with unknowns stated plainly.
Data updated: October 2026 (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; the association's public pages, FEMA and Lee County map layers read October 15, 2026; the Property Appraiser's 2026 millage book printed October 9, 2026).
No. Cape Royal has a Cape Coral mailing address in ZIP 33991, but it sits in unincorporated Lee County, outside the City of Cape Coral. We tested 463 parcel centroids against the city's own boundary layer and none fell inside it, the community's parcels are in Lee County taxing district 007, and the Property Appraiser's parcel page for the golf course prints "Municipality: Lee County Unincorporated" (Lee County Property Appraiser parcel page; City of Cape Coral boundary layer). The association says the same on its public pages: "Cape Royal is in Lee County, not the City of Cape Coral" (Cape Royal HOA, read October 15, 2026).
The mailing address and the municipal boundary are two separate records. The mailing city on the county roll and in the MLS is Cape Coral, and the ZIP code is 33991, while the municipality code on the parcel is unincorporated Lee County. The practical effects run one way: your mail, your ZIP code and the way buyers search say Cape Coral, while your property tax district, fire district, sheriff, permits and zoning are all Lee County's. School zones follow the school district's maps, not the city line, and Cape Coral Hospital is the nearest hospital (Lee County Property Appraiser; Student Enrollment Plan 2026-2027).
It means Lee County, not the City of Cape Coral, is the local government for Cape Royal. Property tax is billed in district 007, the fire and EMS provider is the Matlacha/Pine Island Fire Control District, police service is the Lee County Sheriff's Office, zoning is under the Lee County Land Development Code, and building permits come from Lee County. Water is from Greater Pine Island Water Association, trash is county collection with a hauler the association names, and septic is the norm on the record. No City of Cape Coral tax, fire assessment, stormwater fee or utility charge reaches Cape Royal parcels (2026 millage book; Matlacha/Pine Island Fire Control District).
Cape Royal is off SW Pine Island Road (State Road 78) in ZIP 33991. The main entrance is on Pine Island Road, which the association describes as directly across from the Publix in the Coral Shores shopping center, and every non-resident enters and leaves by that main gate. The community runs about 1.2 miles north to south. By road from the gate, Cape Coral City Hall is about 6.2 miles and Matlacha Park is about 3.0 miles (OSRM car route, run October 15, 2026, our analysis). The West Gate on Veterans Parkway may not be used by non-residents (Cape Royal HOA; Publix at Coral Shores).
Cape Royal is a gated, single-family golf community with a Cape Coral address in unincorporated Lee County. It is one community of 483 platted lots on three plats, governed by one association under one recorded declaration, and the association owns the 27-hole public golf course in the middle of it. The county roll shows 439 single-family homes. Its legal name on the plats and the county roll is Royal-Tee Country Club Estates, and the recorded declaration is titled for "Royal-Tee Country Club Estates (A/K/A) Cape Royal" (recorded declaration, instrument 2026000053727; Lee County Property Appraiser parcel fabric).
Yes. Cape Royal is the public name of the community and its homeowners association today, and Royal Tee is the original name. The plats and the county roll still carry Royal-Tee Country Club Estates, the golf course traded as Royal Tee Golf Club before it became Cape Royal Golf Club, and the association's Florida corporate record is Royal-Tee Homeowners' Association, Inc. Do not confuse any of these with Royal Tee at Coral Shores, a separate commercial property across Pine Island Road, which is covered in the name-trap question below (Cape Royal HOA; Florida Division of Corporations).
Royal-Tee Country Club Estates is the legal name of the original two sections of Cape Royal, Block A and Block B, recorded in Plat Book 37, Pages 1 through 19. Block A holds 279 lots and Block B holds 124, which is 403 lots and 368 homes on the roll. In the 12 months to September 25, 2026, this part of the community had 22 recorded sales at a $618,250 median, from $525,000 to $1,950,000 (Lee County recorded sales, our analysis). The later Cape Royal plat and its 2006 replat add 80 lots and 71 homes, all under the same association and the same declaration.
No. Cape Royale Condominium is a different place in ZIP 33904, with its own association (Cape Royale Condominium Association, Florida corporate record 763122), and it has nothing to do with the golf community off Pine Island Road. The second name to keep apart is Royal Tee at Coral Shores: three vacant commercial parcels inside the City of Cape Coral, on the Coral Shores commercial plat across Pine Island Road, recorded April 1, 2026. They are not part of the community, took no land from the club or the association, and their planned use is not on any record we could read (Florida Division of Corporations).
Cape Royal is in ZIP 33991, with a Cape Coral mailing address. For comparison, ZIP 33991 had 638 single-family recorded sales at a $406,470 median in the 12 months to September 25, 2026, and Cape Royal's 25 sales are 3.9 percent of that total (Lee County recorded sales, our analysis). The ZIP code covers city and county land, so the ZIP alone does not tell you whether a parcel is inside the City of Cape Coral; the parcel's municipality field does.
The county roll dated October 4, 2026 shows 439 single-family homes in Cape Royal on 483 platted lots. The lots break down as 279 in Block A, 124 in Block B and 80 on the Cape Royal replat, and they sit on 478 lot parcels because five parcels each hold two lots. The roll also shows 39 vacant lot parcels plus Tract D, five common-area tracts and one golf course parcel (Lee County Property Appraiser roll; recorded declaration).
Cape Royal homes were finished between 1985 and 2025, with a median year built of 2004. By decade the roll counts 14 homes from the 1980s, 119 from the 1990s, 187 from the 2000s, 81 from the 2010s and 38 from the 2020s. By section, Block A has a median year built of 2001, Block B 2005 and the Cape Royal replat 2016. Year built is the year the home was finished, so the permit and the building code date from earlier (Lee County Property Appraiser roll dated October 4, 2026, our analysis).
No. All 439 homes on the county roll are single-family homes on their own lots, and the recorded declaration describes the community as single-family residential homes and common areas. Cape Royal has no villas, townhomes or condominiums. Attached villas and condominiums exist in Sandoval, a separate gated community about 1.1 miles away; see the Sandoval comparison question below (recorded declaration; Lee County Property Appraiser).
On the county roll, Cape Royal homes range from 1,679 to 5,814 square feet of heated area, with a median of 2,415. Block A's median is 2,290, Block B's is 2,620 and the replat's is 2,623. Bedrooms on the roll: 304 homes with 3, 111 with 4, 11 with 5, 7 with 2, and 6 blank. Median lot size is 0.287 acre in Block A, 0.292 in Block B and 0.312 on the replat, and the smallest lot is 0.257 acre (Lee County Property Appraiser roll dated October 4, 2026, our analysis). County heated area is not the same measure as MLS living area.
Yes. The plat legal for the common tracts reads "PRIVATE R/W (GATED) COMMON ELEMENTS," which means the streets are private, gated and owned by the association as common tracts. The main entrance is on Pine Island Road and a West Gate on Veterans Parkway is for residents. Whether the gate is staffed, and what any posted hours govern, is not published on the association's public pages, so we do not describe a guard schedule (Lee County Property Appraiser parcel fabric; Cape Royal HOA).
The association's page prints "5 AM to 7PM Daily in Winter and 8PM in Summer" beside its contractor rules, and it does not say whether that is a guard schedule. All non-residents enter and leave through the main gate on Pine Island Road, and the West Gate is not for them. New residents register on the association's site and receive gate credentials by service request. How a visitor is cleared and whether the gate is staffed are not on the public pages, so ask the association before you plan a delivery or a showing (Cape Royal HOA, read October 15, 2026).
The association's 2026 charges total $2,936 a year, collected annually in January: $1,570 in dues, a $295 directed assessment and $1,071 for bulk Xfinity internet and TV. Check: $1,570 plus $295 plus $1,071 equals $2,936, which is $244.67 a month, or 0.47 percent of the $620,000 median sale price. A $3,500 capital contribution is due at each transfer of title on top of that. Cape Royal is a self-managed association, so the numbers come from the association itself (Cape Royal HOA, read October 15, 2026).
One association governs every lot: Royal-Tee Homeowners' Association, Inc., public name Cape Royal HOA, active on the Florida corporate record since its September 24, 1990 filing. The March 3, 2026 declaration covers all three plats, so Block A, Block B and the replat share one set of rules and one set of charges. The association describes itself as self-managed, with seven directors and twenty-one volunteer committees. There are 483 votes, one per lot, and the Class B member is the owner of Tract D. The separate Cape Royal Community Foundation is a charity, not part of the HOA (Florida Division of Corporations; recorded declaration).
Yes, the golf club is part of the HOA fees, through the $295 directed assessment, which the association says is "for the golf course purchase debt retirement." That assessment is one line of the $2,936 yearly total. No golf membership is required and the MLS mandatory club fee field reads $0.00 on all 26 closings, all 10 active listings and all 3 pending sales. When the debt is fully retired is not stated on any current public document (Cape Royal HOA, golf and dining).
No. The association's page says there is no community membership requirement for the club, although there are special resident pricing arrangements for those who choose to purchase memberships. Resident prices and the price of the club's 12-month pass are not published; the club issues them on inquiry. Buying a home here does not oblige you to join, and the course is open to the public whether or not you own a home (Cape Royal HOA, golf and dining; Cape Royal Golf Club, memberships).
Yes, in the form of a $3,500 capital contribution paid to the association at each transfer of title, except transfers between co-owners. The declaration (section 6.1.4) allows any other amount the association sets, with changes capped at 10 percent in a 365-day period. The contract decides whether the buyer or the seller pays it. It is a different charge from the $3,500 damage deposit on new construction, and from the HOA estoppel fee (Cape Royal HOA; recorded declaration).
The homeowners association owns it. The Lee County Property Appraiser lists the association as the owner of record, and the association calls the course wholly owned by the members of the Cape Royal HOA. The association bought it on January 20, 2017 for $1,400,000 in one deed covering three parcels, after the previous owner closed it in August 2016; Island Sun reported that 91 percent of homeowners voted in favor where Florida law required 75 percent. The club is operated by Troon Golf under a lease from the association. The lease's term and rent are not published (Island Sun, January 27, 2017; Cape Royal HOA, golf and dining).
Yes. The association calls it a public 27-hole course, public tee times can be booked up to 14 days ahead and member times up to 15 days ahead, and the Caloosa Club restaurant at the clubhouse is open to the public. You do not need to live in Cape Royal to play. Greens fees and pass prices are not published here, so check the club's booking page. Our Cape Royal Golf Club guide answers the course, clubhouse and public-play questions in full (Cape Royal Golf Club, book a tee time).
No. The association's golf course safety page says residents may not walk, bike, jog, walk dogs, fish or ride golf carts on the course except with a scheduled tee time. The declaration's section 3.2.4 adds that owners accept golf ball flight and noise and consent to irrigation of the course with treated effluent. A home next to a fairway is not a path to the course (Cape Royal HOA, golf course safety; recorded declaration, section 3.2.4).
Not on the association's public pages. The amenities those pages and the club's pages name are the 27-hole public course, the Caloosa Club restaurant and event space, a practice facility with a driving range and putting green, eleven golf leagues and the Community Foundation. We read no listing of tennis, pickleball, a community pool, a fitness center, a playground or walking paths, and the Property Appraiser's record shows no recreation-center, pool or court parcel. The residents' guide may say more and is members-only (Cape Royal HOA; Cape Royal Golf Club, The Caloosa Club).
The records show lakes and preserves, not canals. The City of Cape Coral's canal layer returns no canal within 120 meters of ten interior points, the federal hydrography layer shows internal lakes, ponds and drainage ditches with no named or tidal waterway, and no parcel carries a marina or dock use. None of the 26 MLS closings is flagged Gulf access by the listing agent, though agents flagged 7 of 26 as waterfront without saying which water. The nearest public ramps by road from the golf course are Burnt Store Boat Ramp, about 3.3 miles, and Matlacha Boat Ramp, about 4.6 miles. Whether a Cape Royal owner qualifies for the city's resident boat-ramp decal is not published (City of Cape Coral, Burnt Store Boat Ramp; Lee County, Matlacha Boat Ramp).
In the 12 months to September 25, 2026, Cape Royal had 25 recorded sales at a $620,000 median, from $525,000 to $1,950,000, all resales of single-family homes (Lee County recorded sales, DOR-qualified improved sales, county roll dated October 4, 2026, our analysis). The Southwest Florida MLS shows 26 closings in the same window at a $622,500 median, from $374,500 to $1,950,000 (pulled October 10, 2026). We do not combine the two counts: they share 24 sales, and the MLS holds two late-September closings the county has not yet qualified. For scale, the single-family median in ZIP 33991 was $406,470.
The county recorded 25 sales in the 12 months to September 25, 2026, which is 5.7 percent of the 439 homes (25 divided by 439). By section, 22 were in Royal-Tee Country Club Estates and 3 were on the Cape Royal replat. The MLS counts 26 closings over the same window; one county sale did not pass through the MLS, and two MLS closings from the last days of September are not yet on the county's qualified list. In the 12 months before that, the county recorded 17 sales and the MLS 15 (Lee County recorded sales and Southwest Florida MLS, our analysis).
The MLS shows a median of 39.5 days on market for the 26 Cape Royal closings in the 12 months to September 25, 2026, selling at a median 96.6 percent of list price, against 104 days for the 15 closings in the 12 months before (Southwest Florida MLS, pulled October 10, 2026). For scale, single-family homes in ZIP 33991 had a median of 50 days and 97.3 percent. On October 10, 2026 there were 10 active listings and 3 pending, which is 4.6 months of supply: 10 divided by 26 closings over 12 months, or 10 divided by 2.17 a month.
Lower over the last 12 months, with a change in what sold. The median was $620,000 on 25 sales against $745,000 on 17 sales in the 12 months before, down 16.8 percent. Resales alone went from $710,000 to $620,000, down 12.7 percent. More of this year's sales were older homes, with a median year built of 2000 against 2007. Calendar-year medians: $771,362 in 2023, $747,500 in 2024, $710,000 in 2025 and $622,500 for 18 sales in 2026 through September 25, against $430,000 in 2019. We make no forecast (Lee County recorded sales, our analysis).
The median was $274.46 per square foot of county heated area across the 25 sales in the 12 months to September 25, 2026, down 8.9 percent from $301.18 in the 12 months before. Royal-Tee Country Club Estates measured $272.71, and the Cape Royal replat measured $347.43 over a longer window, 13 sales in the 36 months to September 25, 2026. County heated area is not the same measure as the living area an MLS listing reports, so the two kinds of per-foot figure are not interchangeable (Lee County recorded sales and roll, our analysis).
Cape Royal is in Lee County taxing district 007. The 2026 total is 14.6123 mills, adopted, as the Property Appraiser's millage book printed October 9, 2026 lists it, with the Matlacha/Pine Island Fire Control District's final 3.7500 mills adopted September 23, 2026 by Resolution 2026-008; the 2025 total was 14.6625. At a $620,000 taxable value with homestead, the ad valorem tax is $8,447.61: $620,000 less $25,000 less $26,411 is $568,589, times 9.3413 mills is $5,311.36, plus $595,000 times 5.2710 mills is $3,136.25. Without homestead it is $9,059.63. These are illustrations at the sale median, not a tax bill; the Property Appraiser's assessed value usually differs. The county's solid waste assessment also appears on unincorporated bills, and we did not find a Cape Royal figure we could confirm, so we print none (2026 millage book; Resolution 2026-008).
Yes, to an owner's permanent residence, as it does anywhere in Lee County. For tax year 2026 the first $25,000 of assessed value is exempt from all property taxes, and an additional exemption of up to $26,411 applies to assessed value over $50,000 and to non-school taxes only. Applications are due by March 1 of the year you qualify. Save Our Homes then limits yearly increases in the assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower, and the cap is 2.7 percent for 2026. The Lee County Property Appraiser administers the exemption (Lee County Property Appraiser, general exemption information).
No. No City of Cape Coral tax, fire service assessment, stormwater fee, utility charge or Utilities Extension Project assessment reaches Cape Royal parcels. For comparison, a parcel inside the city in district 057 carries 15.3250 mills for 2026: at $620,000 without homestead that is $9,501.50, which is $441.87 more than Cape Royal's $9,059.63, and with the same homestead arithmetic $8,852.84 against $8,447.61, a $405.23 difference. City parcels also carry city fire, stormwater and solid waste charges that a Cape Royal bill does not (2026 millage book).
No. The records we searched show no Community Development District, no sub-association, no municipal service benefit unit and no neighborhood MSTU for Cape Royal. The tax bill does carry the Lee County Unincorporated MSTU line at 0.8398 mills, which is a line on every district 007 bill, not a neighborhood levy. The association's own charges are the $2,936 yearly stack and the $3,500 capital contribution at transfer. The annual dues and assessment, not a district, are where Cape Royal's costs sit (2026 millage book; recorded declaration).
Water comes from Greater Pine Island Water Association, whose rate sheet lists a base charge, a ready-to-serve charge and a usage charge (we print no dollar figure; the sheet is the source). Sewer is septic on the record: the association's builder rules reference a septic tank and drain field, and the county wastewater franchise layer returns no franchise for 435 of 463 sample points. Twenty-eight parcels on the east edge fall inside a Cape Coral Utilities wastewater franchise polygon, and whether sewer lines serve them is not established. The Florida Department of Health in Lee County handles septic permits (Greater Pine Island Water Association rates; franchise map).
Trash is county collection for unincorporated Lee County, and the association names Waste Pro as the hauler. Electric service is Lee County Electric Cooperative, named in the association's builder rules, which is the one source we have. Internet and TV come through the association's bulk Xfinity contract, billed in the $2,936 yearly stack at $1,071. Water is covered in the previous question, and the association bills none of it. Confirm each provider with the association before you move in (Cape Royal HOA, realtors, rentals and builders).
Fire and EMS come from the Matlacha/Pine Island Fire Control District, which covers about 45 square miles and provides Basic and Advanced Life Support with Lee County EMS. Its Station 4 at 3500 SW Pine Island Road is about 1.1 route miles from the gate. Police service is the Lee County Sheriff's Office, because Cape Royal is outside the City of Cape Coral. The fire district's share of the 2026 tax rate is 3.7500 of the 14.6123 mills (Matlacha/Pine Island Fire Control District, stations; about us).
Most homes are in Zone AE. We tested 420 single-family home sites against FEMA's flood hazard layer on October 15, 2026: 334 are in Zone AE, a Special Flood Hazard Area with a base flood elevation of 7 feet (NAVD88), and 86 are in shaded Zone X, outside the Special Flood Hazard Area. The test uses a point in each lot, not a parcel determination. The two flood map panels are 12071C0243G (203 homes) and 12071C0381G (217), both effective November 17, 2022. Median ground elevation is 6.93 feet, but ground is not floor: a home's lowest floor is on its elevation certificate. New county maps take effect March 2, 2027; Lee County's list of changed panels does not include Cape Royal's two, so confirm on the FEMA Map Service Center before you rely on that (FEMA flood hazard layer).
Unincorporated Lee County has held Community Rating System Class 5 since 2007, which is worth 25 percent on the full-risk premium, and under FEMA's Risk Rating 2.0 the discount applies to every National Flood Insurance Program policy in unincorporated Lee County, shaded Zone X included. This is the county's class, not the City of Cape Coral's. In July 2024 FEMA warned Lee County it could be placed on probation, and on November 21, 2024 found the county's documents sufficient, with the county announcing on November 22, 2024 that the discount was maintained. We print no premium (Lee County, CRS and FEMA letters).
Lee County Evacuation Zone A, surge zone 1, at every sample point and every single-family home site we tested on the county's Emergency Management layer. The county says Zone A will be the first area ordered to evacuate and that evacuation is often required for any named storm coming from the Gulf. The county's layer carries no date, so check your address on the county's evacuation zone tool each season (Lee County Emergency Management, Zone A fact sheet).
We found no Cape Royal surge depth, wind speed or damage figure on any record we read, so we print none. What the National Hurricane Center reports is area-level: Ian made landfall on Cayo Costa on September 28, 2022 at 130 knots, and "maximum inundation levels of 6 to 9 ft AGL occurred in Pine Island, Cape Coral, and other communities" near the mouth of the Caloosahatchee. In Lee County at least 52,514 structures were affected, 5,369 destroyed and 14,245 with major damage; that is a county figure, not a Cape Royal one. Troon Prive magazine reports the club planted more than 360 trees the year after Ian (NHC Tropical Cyclone Report AL092022).
Lee County assigns by zones and school pools rather than one zoned school. Cape Royal is in Elementary Proximity Zone A (Hector A. Cafferata Jr. K-8, Patriot, Skyline and Trafalgar), Middle Proximity Zone BB (Gulf Middle and Trafalgar Middle) and High School West Zone, sub-zone 3 (Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High and North Fort Myers High). Families rank the schools in the pool and a lottery places students. Route miles from the gate: Trafalgar Elementary and Trafalgar Middle about 2.9, Cafferata K-8 about 3.8, Mariner High about 3.9. Any student may also request Pine Island Elementary without district transportation. We print no school grades (Student Enrollment Plan 2026-2027).
Possibly, subject to seats. The City of Cape Coral runs Oasis Charter Schools, a municipal system with four campuses, and 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. Cape Royal students are in the Lee County school district's zones as well, so a charter is an application rather than an assignment, and the system describes a lottery. Check the current application checklist with the school (Oasis High School, prospective students; Oasis Elementary North).
Cape Coral Hospital (636 Del Prado Blvd, Lee Health) is about 7.2 route miles from the gate with no bridge or toll, and its emergency department is open around the clock. Gulf Coast Medical Center in Fort Myers, the Level II trauma center on the Florida Department of Health's list updated July 23, 2026, is about 18.2 miles over the Midpoint Bridge. Lee Health Convenient Care on Pine Island Road is about 6.8 miles. Lee Memorial Hospital is about 13.7 miles by the US 41 bridge. We print no bed counts (OSRM car route, run October 15, 2026, our analysis; Lee Health, Cape Coral Hospital).
Not on the way out of Cape Coral toward Fort Myers: Lee County's fare page says toll trips are only charged for trips from Fort Myers to Cape Coral or Sanibel. Cape Coral Bridge and Midpoint Memorial Bridge tolls are $2.00 with a transponder and $5.00 pay-by-plate, and the unlimited Midpoint and Cape Coral program is $330 a year. One tolled return trip each working day for 250 days at $2.00 is $500 a year against $330. The routes to Cape Coral Hospital, downtown Fort Myers by US 41, Matlacha and Punta Gorda cross no toll plaza (Lee County standard toll fares).
Yes, within the declaration's limits. Leases must cover the entire lot in writing, with a minimum term of 30 days, no lot leased more than four times in a calendar year, no transient tenants and no subleasing. Listing on a short-term rental site is treated as evidence of a violation. Every lease and renewal needs prior written Board approval. The association's page adds a rental application, a signed lease, acknowledgement forms and a background check for tenants over 18, with a $250 non-refundable application fee (recorded declaration, Article 9; Cape Royal HOA).
Yes. Declaration section 5.5.1 allows domesticated animals in reasonable numbers, treats as unreasonable any number that Lee County Domestic Animal Services or ordinance deems excessive, and requires a leash or carrier outdoors and owners to pick up waste. Commercial animals are not allowed. The declaration sets no fixed count, so ask the association if you have more than a few (recorded declaration, section 5.5.1).
The record shows 39 vacant lot parcels plus Tract D, and three lot sales in the 12 months to September 25, 2026, between $120,000 and $173,000; over the last 60 months there were 15 lot sales at a $173,000 median (Lee County recorded sales, our analysis). Building needs architectural review under the association's Policy 600 before work, a $3,500 damage deposit and impact fee (of which $2,500 is refundable after final inspection and $1,000 is retained), a $500 mailbox fee, and a Lee County permit, plus a Health Department permit for septic. Contractor hours are 7 AM to 6 PM Monday to Friday, 7 AM to 4 PM Saturday, none Sundays or national holidays. Lee County impact fees are not priced on this page (Cape Royal HOA, builders).
Permits come from Lee County Community Development, not the City of Cape Coral. Lee County's zoning map shows RS-2 at every point we tested, governed by the Lee County Land Development Code; the appraiser record also lists RS-1 on replat lots and an R1-G code on some parcels whose meaning is not published. Lee County enforces the Florida Building Code, 8th Edition (2023), effective December 31, 2023, and the 9th Edition takes effect December 31, 2026. The whole county is mapped as a wind-borne debris region, and Lee County's own 50 percent rule governs large repairs (Lee County Building and Permitting Services; Lee County Residential Building Guide).
The 2023 agreement says the city will not initiate or approve it. A September 2023 interlocal agreement between the City of Cape Coral and the Matlacha/Pine Island Fire Control District says the city shall not initiate, endorse or approve any annexation of Saddlewood, Cape Royal or Matlacha Isles during its term, which is 10 years with two automatic 5-year renewals. Voluntary annexation by an individual owner stays possible after 45 days' notice to the fire district. We make no prediction (Interlocal agreement, 2023).
On criteria only: both are gated communities in ZIP 33991, about 1.1 miles apart by straight line, with separate gates and separate associations. Sandoval is inside the City of Cape Coral (district 057, 15.3250 mills) and Cape Royal is in unincorporated Lee County (district 007, 14.6123 mills). Sandoval had 92 recorded sales at a $359,500 median and Cape Royal 25 at $620,000 in the same 12-month window; Sandoval has 1,406 homes including attached villas and condominiums, Cape Royal 439 single-family homes. Cape Royal's association owns a 27-hole public course; Sandoval's Club Sandoval has a lagoon pool, fitness center and courts. Cape Royal's 2026 HOA total is $2,936; Sandoval publishes master dues of $2,730.00 or $4,254.88 a year (Lee County recorded sales, our analysis).
Start by calling Marc Comisar at (239) 287-5873, or read how we help Cape Royal buyers and how we represent buyers in Southwest Florida. We walk you through the jurisdiction and tax line, the HOA charges and the $3,500 contribution, the declaration's rental rule, the flood zone and elevation certificate, septic and water, and insurance age rules, before you make an offer. Since August 17, 2024, a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring a home, stating the agent's compensation. Selling instead? Call Jesse direct at (239) 898-6072.
Selling a Cape Royal home well means pricing it on Lee County's recorded sales, explaining the county address and the golf assessment before a buyer asks, and competing honestly with the listings already on the market. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Cape Royal listing around those three.
Data updated: October 2026 (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; the association's public pages read October 15, 2026).
If you're searching for the best Cape Royal listing agent, or thinking, "I need to sell my house in Cape Royal," 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 Royal homes against the county's recorded sales in the same section, set them beside what is on the market today, and put the county tax line, the association's charges and the flood map in front of a buyer before the buyer has to ask. For the wider picture, see our Cape Royal seller guide and our page on selling a home in Cape Coral.
Selling your Cape Royal home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-cape-royal, or call Jesse direct at (239) 898-6072. Buying in Cape Royal? Call Marc at (239) 287-5873, or read how we represent buyers.
In the last 12 months we tracked every recorded sale on the Cape Royal and Royal Tee legal descriptions: 25 home sales at a $620,000 median, from $525,000 to $1,950,000, all resales and all single-family homes, in the 12 months to September 25, 2026 (Lee County recorded sales, DOR-qualified improved sales, county roll dated October 4, 2026, our analysis). We matched them to 26 MLS closings and placed every sale in its section: 22 in Royal-Tee Country Club Estates at a $618,250 median and 3 on the Cape Royal replat at $900,000. The highest was $1,950,000 on Princess Grace Ct in August 2026, and the lowest was $525,000 on Lady Anne Cir in January 2026. The county found no estimated builder-direct sale in the window.
Street (25 recorded sales, 12 months to September 25, 2026) | Sales | Median | Range |
|---|---|---|---|
Royal Tee Cir | 7 | $625,000 | $580,000 to $1,050,000 |
Lady Anne Cir | 7 | $585,000 | $525,000 to $1,050,000 |
Princess Grace Ct | 4 | $619,250 | $610,000 to $1,950,000 |
Prince Charles Ct | 3 | $589,000 | Not shown |
Prince Phillip Ct | 1 | $875,000 | One sale |
Lady Diana Ct | 1 | $900,000 | One sale |
King James Ct | 1 | $575,000 | One sale |
Royal Tee Ct | 1 | $679,000 | One sale |
Because the county recorded more than 10 sales in the 12-month window, the longer windows are context, not a replacement, and the counts overlap and are never added together.
Window ending September 25, 2026 | Recorded sales | Median |
|---|---|---|
12 months | 25 | $620,000 |
24 months | 42 | $665,000 |
36 months | 57 | $705,000 |
60 months | 115 | $720,000 |
All recorded history since 1988 | 673 | $400,000 |
Start with our free home valuation for Cape Royal and we will follow up with a Cape Royal number built on recorded sales in your section, adjusted for year built, size and lot. For the wider picture, our home valuation page explains how we value homes across Southwest Florida, and what a Cape Coral home is worth covers the city market. (239) 898-6072, text or call. Confidential conversations welcome.
We start with the county's recorded sales and work outward in three steps. First, we pull the recorded sales in your section, Block A, Block B or the replat, and sort them by year built and size, because the homes were finished between 1985 and 2025 and a buyer compares like with like. Second, we adjust for what differs: the lot, the finishes, the flood zone, any pool, and where the home sits on its street. Third, we set the result beside the 10 active listings and 3 pending sales, labelled as list prices, so you can see the choice a buyer is weighing. We do not borrow a price per square foot from another community, and we do not quote a community-wide median as your price.
On October 10, 2026, the Southwest Florida MLS showed 10 active Cape Royal listings at list prices from $625,000 to $1,125,000, a median list price of $749,500 and a median of 51.5 days on market, with 3 pending sales listed from $684,500 to $897,000. The active listings are on Princess Grace Ct (3), Prince Phillip Ct (2), King James Ct (2), Lady Diana Ct (1), Prince Charles Ct (1) and Princess Margaret Ct (1). With 26 closings over 12 months, 10 actives is 4.6 months of supply: 10 divided by 26 closings over 12 months. List prices are asking prices; the recorded 12-month median is $620,000.
The association's page sets the for-sale rules a listing must follow: no sign riders; signs no larger than 12 by 12 inches, one in front and one in back; and at most three open houses a week, between 10 AM and 6 PM, with signs removed daily. We build the marketing plan inside those rules, which means more weight on photography, video and direct outreach than on yard signs (Cape Royal HOA, read October 15, 2026).
In Lee County the seller customarily pays the deed stamps and the owner's title insurance policy, and the contract controls. On a $620,000 sale, the state-set costs are below.
Cost on a $620,000 sale | How it is computed | Amount |
|---|---|---|
Deed documentary stamps | $620,000 at $0.70 per $100 | $4,340.00 |
Owner's title premium (estimate, before any credit) | $5.75 per $1,000 on the first $100,000 is $575.00, plus $5.00 per $1,000 on the next $520,000 is $2,600.00 | $3,175.00 |
HOA estoppel certificate (base fee) | The association's request page | $250.00 |
Total before commission and prorations | $4,340.00 plus $3,175.00 plus $250.00 | $7,765.00 |
An expedited estoppel adds $100, which makes it $350. Commission is negotiated and is not in this total, and who pays the $3,500 capital contribution is set by the contract. This is an illustration at the 12-month median, not a quote (Florida deed stamp statute, s. 201.02).
A buyer is entitled to the homeowners association disclosure summary before signing, and without it may void the contract in writing within 3 days of receiving it or before closing, whichever comes first (s. 720.401). The seller gives the statutory flood disclosure at or before the time the contract is signed (s. 689.302). The title company requests the estoppel certificate from the association at least 14 days before closing; the base fee is $250, plus $100 if expedited and $150 if the account is delinquent, below the state caps of $299, $119 and $179. Florida law gives the association 10 business days to deliver it, good for 30 days by hand or electronic delivery and 35 days by mail. The association's recorded declaration is public; its budget, reserves and minutes are members-only (Florida Statutes, s. 720.30851; estoppel request page).
Buyers searching for Cape Coral homes will see Cape Royal under a Cape Coral address, so we say so on the first line of the listing and then say what is different: Lee County taxing district 007 at 14.6123 mills, no city fire, stormwater or utility charges, county permits and zoning, Greater Pine Island water and septic. At a $620,000 value without homestead the district 007 bill is $9,059.63 against $9,501.50 inside the city, which is $441.87 less, and city parcels also carry city charges that Cape Royal bills do not. We confirm each line from the Property Appraiser's 2026 millage book before we print it.
Sellers in Cape Royal ask about comparable sales, the golf assessment, flood zones, selling remotely and where the governing documents live. The five answers below come from the county record and the association's public pages.
The ones in your section, matched by size and year built. In the 12 months to September 25, 2026, 22 of the 25 recorded sales were in Royal-Tee Country Club Estates at a $618,250 median and 3 were on the Cape Royal replat at $900,000 (Lee County recorded sales, our analysis). Buyers also look at the 10 active listings, so we choose your comparables from recorded sales and show active list prices separately, never as sold prices.
As one line in the cost of ownership. The association's $295 directed assessment is part of the $2,936 yearly total and pays the debt from the association's 2017 purchase of the golf course, so the golf course is paid for through the HOA bill rather than a separate membership. No membership is required, and the club's MLS fee field reads $0.00. The end date of the assessment is not on a current public document, and we say so rather than guess (Cape Royal HOA).
Not by itself. In our test of 420 home sites, 334 are in Zone AE (base flood elevation 7 feet) and 86 in shaded Zone X, and a lender's flood determination for each address decides whether a mortgage requires flood insurance. Flood insurance is available whatever the zone, and unincorporated Lee County's Class 5 earns a 25 percent discount on every National Flood Insurance Program policy in the community. We bring the elevation certificate, if one exists, to the listing so the answer is ready (FEMA flood hazard layer; Lee County CRS).
Yes. We manage showings, vendor access, inspections, association paperwork and the closing remotely, with closing documents handled by mail and e-signature through the title company. Because the title company requests the association's estoppel certificate, most steps run by email, and we arrange a local contact for the house while it is listed. If you are a foreign seller, ask about withholding early; the rules are in the seller questions below (IRS, FIRPTA withholding).
The association posts its public governing documents, including the Second Amended and Restated Declaration recorded March 3, 2026 (Lee County instrument 2026000053727, 75 pages), on its own site (Cape Royal HOA, governing documents; recorded declaration). Florida's corporate record shows Royal-Tee Homeowners' Association, Inc. active since 1990. The budget, reserves and minutes are members-only, so we request the resale documents at the start of every listing.
Cape Royal sellers and buyers call McGreevy and Comisar when a home has to be priced on the record. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar.
#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).
You can also read more about McGreevy and Comisar or reach the team through our contact page. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation.
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 across more than 4,000 transactions, and McGreevy and Comisar alone have over $900 million in Sales.
To see Cape Coral homes for sale, including any Cape Royal listings, browse Domain Realty Group's Cape Coral listings. For the Cape Coral market around Cape Royal, read our guides to buying a home in Cape Coral, Cape Coral home values and new construction in Cape Coral.
Selling your Cape Royal home? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying in Cape Royal? Call Marc at (239) 287-5873, or read how we help Cape Royal buyers.
Jesse McGreevy is a top-reviewed Cape Royal realtor, and the reviews on the team's Google Business Profile describe what a Cape Royal seller or buyer needs most: honest advice, clear communication, and a team that keeps following through after the contract.
★★★★★ "Jesse was accommodating and very informative … we can always depend on him if ever we have questions at any time, even Sundays. He is the best realtor we ever dealt with." Verified Google review
Cape Royal sellers ask about price, speed, the golf assessment, the association's paperwork, flood and insurance, the county address, and what a sale costs. Each answer draws on the county record 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 (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; the association's public pages read October 15, 2026; Florida Statutes, 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 personal sales. The team is the #5 real estate team in Florida (RealTrends 2026), and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across more than 4,000 transactions. For Cape Royal we price on the record: in the last 12 months we tracked 25 recorded sales at a $620,000 median and read the 75-page declaration the association recorded on March 3, 2026. Call Jesse direct at (239) 898-6072.
It depends on your section, size, year built, lot, flood zone and condition, not on a community-wide median. In the 12 months to September 25, 2026, the 22 recorded sales in Royal-Tee Country Club Estates had a $618,250 median and the 3 on the Cape Royal replat had a $900,000 median (Lee County recorded sales, our analysis). Start with the Cape Royal home valuation, or our general home valuation, and we will follow up with a number built on recorded sales in your section.
The county recorded 25 sales from $525,000 to $1,950,000, with a median of $620,000, in the 12 months to September 25, 2026 (Lee County recorded sales, our analysis). By price band, none sold under $500,000, 18 sold from $500,000 to $750,000, 4 from $750,000 to $1,000,000 and 3 at $1,000,000 or more. By street, Royal Tee Cir and Lady Anne Cir had 7 sales each, Princess Grace Ct 4, Prince Charles Ct 3, and Prince Phillip Ct, Lady Diana Ct, King James Ct and Royal Tee Ct 1 each. The highest was on Princess Grace Ct in August 2026 and the lowest on Lady Anne Cir in January 2026.
The MLS median is 39.5 days on market for the 26 closings in the 12 months to September 25, 2026, against 104 days for the 15 closings in the 12 months before and 50 days for single-family homes in ZIP 33991 (Southwest Florida MLS, pulled October 10, 2026). Cumulative days on market across relistings: Information not available at time of publishing (checked 2026-10-07). Your time on market depends on price, condition and the 10 active listings you compete with.
On October 10, 2026, the MLS showed 10 active Cape Royal listings, list prices $625,000 to $1,125,000 with a median list price of $749,500, and 3 pending sales listed from $684,500 to $897,000. The active listings were on Princess Grace Ct (3), Prince Phillip Ct (2), King James Ct (2), Lady Diana Ct (1), Prince Charles Ct (1) and Princess Margaret Ct (1). That is 4.6 months of supply, from 10 active listings divided by 26 closings over 12 months (Southwest Florida MLS, our analysis).
The median sale-to-list ratio was 96.6 percent for the 26 closings in the 12 months to September 25, 2026, against 96.5 percent in the 12 months before, 97.3 percent for single-family homes in ZIP 33991 and 97.6 percent for single-family homes in the six Cape Coral ZIP codes (Southwest Florida MLS, pulled October 10, 2026). The MLS field compares the sale price with the list price. The ratio to the original list price: Information not available at time of publishing (checked 2026-10-07).
Below the high calendar-year median, yes, with a change in what sold. The highest calendar-year median since 2019 was $771,362 in 2023, and the 12-month median of $620,000 is 19.6 percent below it; it is also 16.8 percent below the $745,000 of the 12 months before, and 44.2 percent above the $430,000 of 2019. More of this year's sales were older homes, with a median year built of 2000 against 2007, so part of the change is mix. Calendar years and 12-month windows are different measures (Lee County recorded sales, our analysis).
On the record, yes, but we make no claim about why. In the 12 months to September 25, 2026, 3 replat sales had a $900,000 median ($875,000 to $1,050,000) against $618,250 for 22 sales in Royal-Tee Country Club Estates. Over 36 months, 13 replat sales had a $900,000 median. The replat homes are newer (median year built 2016, against 2001 in Block A and 2005 in Block B) and have a median county heated area of 2,623 square feet against 2,290 in Block A and 2,620 in Block B. Size, age, lot and condition move the price together (Lee County recorded sales and roll, our analysis).
We cannot put a number on it, because the record does not split sales by golf frontage. The MLS waterfront flag was entered on 7 of the 26 closings and does not say which water, so it is not a golf measure either. A fairway lot comes with the declaration's golf covenants: ball flight and noise, and irrigation of the course with treated effluent. We value a course-side lot on its specific position, size and condition and say what the record does and does not show (recorded declaration, section 3.2.4).
Against recorded sales of homes of similar age and size, then adjust for condition. The roll counts 14 homes from the 1980s, 119 from the 1990s, 187 from the 2000s, 81 from the 2010s and 38 from the 2020s, and 299 of 439 homes were finished in 2006 or earlier. Royal-Tee Country Club Estates measured $272.71 per square foot of county heated area over the 12 months, and the Cape Royal replat measured $347.43 over 36 months. The newer homes also meet a newer building code (Lee County recorded sales and roll, our analysis).
Three lot sales were recorded in the 12 months to September 25, 2026: $173,000 on Royal Tee Cir in October 2025, $120,000 on Royal Tee Cir in April 2026 and $155,500 on Princess Grace Ct in July 2026. With fewer than 10 in the window, the longer view is 60 months: 15 sales at a $173,000 median, from $120,000 to $250,000. The roll counts 39 vacant lot parcels plus Tract D (Lee County recorded sales, our analysis).
We do not give a month, because the county record holds no month-by-month cut we trust and a figure we cannot support would only be a guess. What works is to build your calendar backward from the date you need to close: leave room for buyer inspections, the estoppel certificate (the title company requests it at least 14 days before closing), the buyer's lender and a flood determination. Our Cape Royal seller guide walks through the timeline.
On a $620,000 sale, the state-set and association costs we can compute are $7,765.00 before commission and prorations: deed stamps of $4,340.00 ($620,000 at $0.70 per $100), an owner's title premium estimate of $3,175.00 ($575.00 on the first $100,000 plus $2,600.00 on the next $520,000) and the $250 HOA estoppel certificate. Commission is negotiated. Property taxes are prorated at closing because Florida taxes are paid in arrears. Who pays the association's $3,500 capital contribution is set by the contract. This is an illustration at the 12-month median, not a quote.
By Lee County custom the seller pays the deed stamps and the owner's title insurance policy and chooses the closing agent, and the buyer pays to record the deed and all costs of a new mortgage. These are customs, not law: the contract controls. The stamp tax is 70 cents for each $100 of the price (s. 201.02), and the owner's title premium is set by state rule (Rule 69O-186.003) at $5.75 per $1,000 up to $100,000 of coverage and $5.00 per $1,000 from $100,000 to $1,000,000 (Florida Statutes, s. 201.02).
The contract decides. The association collects a $3,500 capital contribution at each transfer of title, except transfers between co-owners, and the declaration (section 6.1.4) allows other amounts, with changes capped at 10 percent in a 365-day period. Because it is paid to the association at closing, we put the line in the contract and the estoppel request so neither side is surprised (Cape Royal HOA).
The association's request page lists a base fee of $250, plus $150 if the account is delinquent and $100 if expedited, which makes $350 for an expedited request on a current account. Florida's caps, adjusted in 2022, are $299, $119 and $179, so the association's fees are below them. The next scheduled state adjustment is July 1, 2027. The fee is refunded if the closing does not happen (Cape Royal HOA, estoppel request; Florida Statutes, s. 720.30851).
At least 14 days before closing, which is the association's requirement for the title company's request. Florida law gives the association 10 business days to deliver the certificate, which is good for 30 days if delivered by hand or electronically and 35 days if mailed. We ask for the request at contract, so the certificate arrives inside the closing window and does not expire before it. A delinquent account or an expedited request changes the fee, not the lead time (Cape Royal HOA).
The homeowners association disclosure summary, before the buyer signs. Under s. 720.401, a buyer who does not receive it 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. The summary tells the buyer about assessments, the association's rules and the governing documents. We assemble it with the declaration and the association's current charges at the start of the listing (Florida Statutes, s. 720.401).
The seller of residential real property gives the buyer the flood disclosure at or before the time the sales contract is signed (s. 689.302). 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. We have the seller complete it with the listing so the contract goes out with it attached (Florida Statutes, s. 689.302).
If it falls within the statute, yes. Section 689.302 requires the flood disclosure to cover known flooding and flood insurance claims, including National Flood Insurance Program claims, during your ownership. Separately, a Florida seller must disclose known facts that materially affect a home's value and are not readily observable (Johnson v. Davis, 1985), and an "as is" clause does not remove that duty. This is general information, not legal advice; your contract and attorney control (Johnson v. Davis, 480 So. 2d 625).
We did not find a buyer application for purchases on the association's public pages; what the pages do require is prior written Board approval of every lease and renewal. The declaration governs what the association can require of a transfer, and the estoppel certificate states the account. Read the recorded declaration for any approval or transfer terms, and ask the association in writing before listing if the home is subject to a lease or a pending violation (recorded declaration).
You can sell a home that is leased, but the lease rules stay in force. Declaration Article 9 requires written leases of the entire lot, a minimum term of 30 days, no more than four leases in a calendar year, no transient tenants and prior written Board approval of every lease and renewal. A buyer who plans to keep the tenant should read Article 9 and the lease before closing. Whether the lease continues under a new owner depends on the lease and the declaration, so we review both before we list (recorded declaration, Article 9).
No sign riders, signs no larger than 12 by 12 inches (one in front and one in back), and at most three open houses a week, between 10 AM and 6 PM, with signs removed daily. Because the streets are private and gated, buyers' agents and visitors also enter through the main gate on Pine Island Road. We plan showings and open houses inside those rules (Cape Royal HOA, read October 15, 2026).
It is part of the yearly HOA bill, not a purchase price. The $295 directed assessment is one line of the $2,936 total ($1,570 in dues plus $295 plus $1,071 for bulk Xfinity), which is $244.67 a month, and the golf line alone is $24.58 a month ($295 divided by 12). We show the whole stack on day one. We have no recorded-sales evidence that separates the assessment's effect on price, and we make no claim about it.
Yes, and we answer it first. Cape Royal has a Cape Coral address and sits in unincorporated Lee County: taxing district 007 at 14.6123 mills for 2026, the Matlacha/Pine Island Fire Control District, the Lee County Sheriff, Lee County permits and zoning, Greater Pine Island water and septic. At a $620,000 value without homestead the county bill is $9,059.63 against $9,501.50 inside the city, and city parcels carry city fire, stormwater and solid waste charges Cape Royal bills do not. A 2023 agreement bars the city from initiating or approving annexation (2026 millage book).
Through insurance and the lender, not through a rule that limits who can buy. Of 420 home sites we tested, 334 are in Zone AE (base flood elevation 7 feet) and 86 in shaded Zone X, and median ground elevation is 6.93 feet, though ground is not floor. The lender's flood determination decides whether a mortgage requires flood insurance, and unincorporated Lee County's Class 5 gives a 25 percent discount on every National Flood Insurance Program policy in the community. New county flood maps take effect March 2, 2027, and whether they touch Cape Royal's two panels is not confirmed (FEMA flood hazard layer).
Insurers set inspection and roof rules by age. Citizens requires a 4-point inspection for homes over 20 years old and roof documentation once a roof passes 25 years, and other insurers set their own rules. Of Cape Royal's 439 homes, 299 (68 percent) were finished in 2006 or earlier. Citizens' Lee County average homeowners premium is $3,039 after the 2026 rate change, a county book average, not a quote for any Cape Royal home (Citizens Property Insurance, inspections; Citizens, 2026 approved rate changes by county).
We found no requirement in the sources we read that a seller provide either; the buyer's insurer decides what it needs, and a buyer may ask for them. A wind mitigation inspection is recorded on Florida's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector. For a home finished in 2006 or earlier, we ask for the documents early so they are ready (Florida Statutes, s. 627.711).
Close it before you list if you can. Florida law lets an owner close an open 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; and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed (s. 553.79). Permits for Cape Royal are issued by Lee County, so the county's permit records are where we look (Florida Statutes, s. 553.79).
They reset. A change of ownership triggers reassessment, so your tax bill is not a guide to the buyer's, and Florida requires the buyer to be given the ad valorem tax disclosure summary. Taxes are paid in arrears and prorated at closing. For scale, at a $620,000 taxable value with homestead the 2026 district 007 bill is $8,447.61 and without homestead $9,059.63, illustrations at the sale median, not a tax bill. The buyer's homestead exemption starts new on application by March 1 (Florida Statutes, s. 689.261).
Yes, and many owners do. We handle showings, vendor access, inspections, association paperwork and the closing remotely, with documents by mail and e-signature, and we arrange a local contact for the house. The estoppel certificate is requested by the buyer's title company, so most steps run by email. Your declaration and the association's rules decide what upkeep a vacant home still needs.
Generally yes. When a foreign person sells U.S. real property, the buyer generally withholds 15 percent of the amount realized under FIRPTA; the rate is 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000, and nothing where the buyer will live in it and the price is $300,000 or less. Talk to your tax adviser early (IRS, FIRPTA withholding).
Three things. First, the association owns the course land, about 236 acres, and leases it to Troon, so rules and operations decisions on the course are Troon's, overseen by a Golf Steering Committee. Second, the golf-side covenants apply: owners accept ball flight and noise, consent to treated-effluent irrigation, and may not go onto the course except with a scheduled tee time. Third, the $295 assessment pays the purchase debt, and its end date is not on a current public document. The lease terms and rent are not published (Cape Royal HOA, golf and dining; golf course safety).
We make no prediction. The City of Cape Coral lists Cape Coral Grove as 131 acres on the north side of SW Pine Island Road between Chiquita Boulevard and Burnt Store Road, with about 1,200 apartments, a 125-room hotel and more than 350,000 square feet of retail and entertainment, approved August 7, 2024. FDOT's study of SR 78 (Pine Island Road) covers Veterans Parkway to west of US 41, 9.2 miles, with widening from four to six lanes under study from late 2024 to mid 2027. Buyers ask about both, so we give them the documents (City of Cape Coral, Coral Grove; FDOT, SR 78 study).
We do not predict prices, and the right answer starts with your date. The record: 25 recorded sales in the 12 months to September 25, 2026, against 17 in the 12 months before, a $620,000 median against $745,000, and 10 active listings on October 10, 2026, which is 4.6 months of supply. The sooner you want a result, the more the 10 active listings and the 4.6 months matter; the more time you have, the more room you have to improve condition and paperwork. We will run both paths on your numbers.
Either can work, but an "as is" clause does not remove a seller's duty to disclose known material defects. Decide with a pre-listing walk-through and the buyer's likely insurance questions (age, roof, wiring and plumbing). For large work, Lee County's 50 percent rule applies: an improvement or repair costing 50 percent or more of the structure's market value is a substantial improvement, and the building must then meet current flood rules, with the lowest floor at base flood elevation plus 1 foot (8 feet where the base flood elevation is 7). Ask before you start (Lee County, 50% rule).
On criteria only. Sandoval is inside the City of Cape Coral with city services and a $4,000 reserve contribution at resale, and Cape Royal is in unincorporated Lee County with a $3,500 capital contribution at each transfer. Cape Royal had 25 recorded sales at a $620,000 median and Sandoval 92 at $359,500 in the 12 months to September 25, 2026, with different home types and a different amenity set. The two are separate communities about 1.1 miles apart by straight line, so we price each on its own sales (Lee County recorded sales, our analysis).
The county's recorded sales are public. The Lee County Property Appraiser's parcel pages show each recorded sale for a parcel, and our own analysis lists them by street and month without house numbers. For a price opinion that accounts for your section, size, year built and lot, request a Cape Royal home valuation. Sold prices for Cape Royal also appear in the MLS, which includes closings the county has not yet qualified (Lee County Property Appraiser).
Request the free Cape Royal valuation or call Jesse direct at (239) 898-6072, text or call; confidential conversations welcome. We will send a written pricing plan built on recorded sales in your section, list the paperwork to gather (tax bill, closing papers, association statements, any elevation certificate, wind mitigation form and 4-point), and set a calendar backward from your closing date. Prefer to buy? Call Marc at (239) 287-5873 or read how we help Cape Royal buyers.
Cape Royal's page rests on primary records: Lee County and FEMA map layers, the Property Appraiser's roll and millage books, the association's recorded declaration, the club's own pages, state statutes and dated press. Each entry shows its address and the date we read it, and we use no portal listing sites as sources.
Data updated: October 2026 (county recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS pulled October 10, 2026; association, club, FEMA and county pages read October 15, 2026).
Statewide and countywide rules cited above, from the Cape Coral research file read October 7, 2026:
Cape Royal's key public documents come from their issuers, not from us. The table below links the association's recorded declaration, the Property Appraiser's 2026 millage book, the fire district's millage resolution, FEMA's final determination, Lee County's flood ordinance and building guide, the state and federal hurricane, code, school and toll documents, and the 2023 annexation agreement.
Document | Issuer | Link |
|---|---|---|
2026 Second Amended and Restated Declaration and Bylaws (Lee County instrument 2026000053727) | Cape Royal HOA | https://www.caperoyalhoa.com/File/View/a1e7aec2-c733-4dd8-8894-bb851f8aa635 |
2026 Taxing District Millage Book (district 007) | Lee County Property Appraiser | https://ftp.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf |
Resolution 2026-008, final millage 2026-27 | Matlacha/Pine Island Fire Control District | https://mpifcd.specialdistrict.org/files/8e39ded9f/Resolution+2026-008.pdf |
Letter of Final Determination, community 125124 (September 2, 2026) | FEMA, via Lee County | https://www.leegov.com/dcd/Documents/Flood/LFDLetterFMC2026.pdf |
Ordinance 22-30 (flood, freeboard) | Lee County | |
Residential Building Guide | Lee County | https://www.leefl.gov/dcd/PermittingDocs/Residential%20Building%20Guide.pdf |
Evacuation Zone A fact sheet | Lee County Emergency Management | http://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20A.pdf |
Tropical Cyclone Report, Hurricane Ian (AL092022) | NOAA National Hurricane Center | |
2023 Florida Building Code effective dates | Florida Building Commission | https://www.floridabuilding.org/fbc/Publications/2023_Effective_Dates.pdf |
Student Enrollment Plan 2026-2027 | School District of Lee County | https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk |
Standard Toll Fares | Lee County | |
Interlocal agreement on annexation, City of Cape Coral and Matlacha/Pine Island Fire Control District (2023) | City of Cape Coral and Matlacha/Pine Island Fire Control District, as posted by GPICA | https://gpica.org/wp-content/uploads/2023/11/2023-fire-district-Interlocal-agreement-.pdf |
215,536 people live in Cape Royal, where the median age is 48.6 and the average individual income is $40,880. 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 Royal, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Cellar 54, Site Food Mart, and The Last Serve Cafe.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 0.39 miles | 0 reviews | 0/5 stars | |
| Dining | 0.55 miles | 0 reviews | 0/5 stars | |
| Dining | 1.01 miles | 0 reviews | 0/5 stars | |
| Dining | 1.02 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.17 miles | 0 reviews | 0/5 stars | |
| Active | 0.26 miles | 1 review | 5/5 stars | |
| Active | 0.43 miles | 0 reviews | 0/5 stars | |
| Active | 0.81 miles | 0 reviews | 0/5 stars | |
| Active | 1.11 miles | 0 reviews | 0/5 stars | |
| Active | 1.15 miles | 0 reviews | 0/5 stars | |
| Active | 1.21 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.26 miles | 1 review | 5/5 stars | |
| Beauty | 0.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.27 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.27 miles | 4 reviews | 1/5 stars | |
| Beauty | 0.28 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.36 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.55 miles | 9 reviews | 3.2/5 stars | |
| Beauty | 0.68 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.77 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.01 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.17 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.21 miles | 0 reviews | 0/5 stars | |
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Cape Royal has 82,914 households, with an average household size of 2.59. Data provided by the U.S. Census Bureau. Here’s what the people living in Cape Royal do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 215,536 people call Cape Royal home. The population density is 2,031 and the largest age group is 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
Households with Children
With Children:
Without Children:
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.
