Coral Lakes is a gated lake community of 710 homesites off Del Prado Boulevard in northeast Cape Coral. See 67 recorded sales, the Sawgrass at Coral Lakes townhomes, the clubhouse, flood zone and schools. Call McGreevy and Comisar, Domain Realty.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Jesse McGreevy and Marc Comisar of Domain Realty help Coral Lakes sellers price a home against both the resale record and the builder's current townhome prices, and they help buyers tell a 2006 resale from a new townhome before an offer is written. They are among the Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and the #5 real estate team in Florida (RealTrends 2026), with over $900 million in Sales between the two of them.
Coral Lakes is a gated lake community in Cape Coral, Florida, off Del Prado Boulevard North in ZIP 33909, with 2006 to 2015 single-family homes around a clubhouse and lakes and a newer townhome section, Sawgrass at Coral Lakes, built from 2022. Three facts decide value here. First, there are two markets inside one gate: resales of the older homes, and the builder's own sales of new townhomes. Second, the master association bills dues every quarter but does not publish the amount. Third, FEMA maps every Coral Lakes address point we checked in flood zone X.
This guide is built from the Lee County Property Appraiser's roll (dated October 4, 2026) and recorded sales through September 25, 2026, a Southwest Florida MLS pull dated October 10, 2026, Florida Division of Corporations filings, FEMA's flood layer, City of Cape Coral and Lee County map layers, and the association's own Declaration, Rules and Welcome packet. Every figure carries its source and date, and where a record is not public we say so in plain words. To go further, read our Coral Lakes seller guide, check what a Coral Lakes home is worth, or see how we help Coral Lakes buyers.
McGreevy and Comisar price Coral Lakes in Cape Coral on the records that move its homes: 67 recorded sales in the last 12 months, the builder's current townhome prices, the section and street a home sits on, and the association's own documents. The team is among the Top 1% Real Estate Agents Nationally Since 2008.
Data updated: October 2026. Sources: Lee County recorded sales (DOR-qualified) through September 25, 2026 and the county roll dated October 4, 2026, from the Lee County Property Appraiser, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026.
If you are searching for the best realtor for Coral Lakes, whether you are ready to sell your Coral Lakes 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 Coral Lakes resale against the builder's current townhome prices and who has read the association's Declaration. Those two questions separate a listing that sits from a listing that sells, because a Coral Lakes buyer can choose between a 2006 resale and a brand new townhome inside the same gate.
In the last 12 months we tracked 67 recorded sales on the Coral Lakes legal descriptions, at a median of $247,990, and the 53 MLS closings recorded on its two MLS names: median 48 days on market, 97.17 percent of the final list price, 18 homes active on October 10, 2026, and 4.1 months of supply. The highest recorded sale in the window was $605,000 on Amber Lake Drive in August 2026.
We tracked every recorded sale on the Coral Lakes legal descriptions for the 12 months to September 25, 2026 (67 sales) and matched the 53 MLS closings on its two MLS names. We read the association's Declaration, Rules and Welcome packet, queried FEMA's flood layer at all 746 Coral Lakes address points, and checked the school district's zone layer at every address. Lee County recorded sales (DOR-qualified), 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.
#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 discretion with off-market capability when a seller needs it. On a Coral Lakes home that marketing starts with what the record shows: the section and street, the size, the year built, the lake position where the county roll codes it, and the builder's current townhome pricing next door. Our clients write their reviews in their own words, each quote below names the review site it was posted on, and every review we quote is a five-star review.
★★★★★ "We listed our home and went under contract in less than seven days! There has not been a home in our neighborhood that has sold for more money in the past year. We interviewed many agents, Once Marc and Jesse showed us their professional marketing strategy and how they find buyers locally and globally we were convinced they the agents for us. Throughout the process they clearly communicated. They also have a full support staff that is wonderful. I would highly recommend Marc and Jesse to anyone looking to sell and or buy in Southwest FL." Verified Zillow review
★★★★★ "We worked with Marc Comisar to find a home in Southwest Florida area. Marc was very knowledgable of the real estate market and helped us narrow the search to specific developments and homes that would meet our needs and have long term value. Marc was very friendly and patient throughout the process. Would highly recommend Marc to anyone looking to buy a home in the Southwest Florida area." Verified Zillow review
Selling your Coral Lakes home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-coral-lakes, or call Jesse direct at (239) 898-6072 (confidential conversations welcome).
Buying a home in Coral Lakes? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers in Southwest Florida, or see how we help Coral Lakes buyers.
Coral Lakes in Cape Coral is a gated lake community of about 370 acres with two markets inside one gate: resales of homes built from 2006 to 2015, and new Sawgrass at Coral Lakes townhomes. These eight points carry the rest of this page, and each one comes with its source and date.
Data updated: October 2026. Sources: Lee County recorded sales through September 25, 2026 and the county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; Coral Lakes Community Association documents; FEMA National Flood Hazard Layer and City of Cape Coral records read October 15, 2026; the builder's community page, read October 15, 2026.
This guide to Coral Lakes in Cape Coral is organized so a buyer or a seller can jump straight to the record that answers the question: sales, governance, fees, amenities, flood, schools, drive times, what is being built nearby, and the buyer and seller questions answered one by one.
Living in Coral Lakes in Cape Coral means one gate off Del Prado Boulevard North, lakes behind most of the older homes, a clubhouse with two pools, quarterly dues that cover lawn care and internet, and a newer townhome section where the builder is still selling. This section covers the day-to-day facts.
Data updated: October 2026. Sources: Lee County Property Appraiser roll dated October 4, 2026; Coral Lakes Community Association documents (Welcome packet April 2026, Rules and Regulations approved November 7, 2024, consolidated Declaration as of October 2023); City of Cape Coral address layer and OpenStreetMap route miles, read October 15, 2026.
Coral Lakes in Cape Coral is a gated lake community in the northeast part of the city, in Lee County, Florida, ZIP 33909, entered from Del Prado Boulevard North by Coral Lakes Boulevard. It covers about 370 acres (369.59 acres summed on the county roll dated October 4, 2026). The roll carries 766 parcels whose legal description begins CORAL LAKES. Of those, 710 are residential lots: 484 residential lots in the older sections, 483 with homes built from 2006 to 2015 and one vacant, and 226 lots on the 2021 replat that became Sawgrass at Coral Lakes. The other 56 parcels are common and lake tracts, commercial and industrial tracts, and other land.
More than half of the land is not house lots. The roll shows 205.32 acres (55.6 percent) in common, lake, buffer and amenity tracts, and 102.40 acres in the 710 residential lots. It is a lake community, not a canal community: no city canal record lies within 100 meters of any of the nine sample points we checked, and the eight city canals around the community are all freshwater.
Coral Lakes sits in northeast Cape Coral, off Del Prado Boulevard North, and every trip out of the community leaves through the single Coral Lakes Boulevard entrance onto Del Prado. Distances in this guide are OpenStreetMap route miles from the clubhouse, free-flow, read October 15, 2026, and we print miles only. Del Prado Boulevard North meets Pine Island Road 3.4 route miles away, Cape Coral City Hall is 6.5 route miles away and downtown Fort Myers is 8.7.
Two other Cape Coral communities sit 2.5 route miles from the clubhouse. Entrada has 769 parcels and recorded 26 sales at a $347,500 median in the 12 months to September 25, 2026. Bella Vida has 467 parcels and recorded 26 sales at a $300,595 median in the same window. Both figures are Lee County recorded sales (DOR-qualified), our analysis.
No. Coral Lakes in Cape Coral is a different place from the Coral Lakes in Boynton Beach, which is in Palm Beach County, and from the Coral Lakes in Punta Gorda, which is in Charlotte County and has its own Coral Lakes Community Development District, created October 26, 2022 under Charlotte County Ordinance 2022-040 and listed on the Florida Department of Commerce Official List of Special Districts. Coral Lakes in Cape Coral has no community development district, so a district name that appears in a search for "Coral Lakes" does not belong to this community.
Three other names cause confusion. Sawgrass Lake Court is a street inside Coral Lakes with 52 single-family homes of 2006 to 2015 in Unit Two and Phase D, and it is not Sawgrass at Coral Lakes, the townhome section built from 2022. "Sunset Lakes" is the name of the planned development in the city's ordinance, also known as the Coral Lakes Subdivision. Coral Oaks is the City of Cape Coral's municipal golf course, not this community. We write the name as Coral Lakes in Cape Coral for that reason.
Coral Lakes has five kinds of homes, and the county roll separates them by section. The table of sections later in this guide gives the full counts; this is the preview, with heated area from the county roll.
Heated area from the county roll and living area from the builder's marketing are different measures, and this guide never compares them.
The lakes are for viewing. The roll lists 17 numbered lake tracts and five preserve tracts of about 62.5 acres in all, and among the association's largest tracts are an 18.46-acre lake and an 18.31-acre preserve. The Declaration and the Rules bar swimming and boating on the lakes: the Rules say "No watercraft of any kind" except for lake maintenance, and they permit catch-and-release fishing only from your own backyard.
Lake position varies by section. The county roll codes a home as lake-front with its land-use code 130, and on that coding 166 of the 223 original plat homes (74 percent) are lake-coded, 21 of the 39 Unit Two homes, 119 of the 160 Phase D homes (74 percent) and all 61 of the 2007 Weeping Willow Court homes. The roll's coding for the newer townhomes lags construction, so no lake-front share is printed for Sawgrass at Coral Lakes, and the share that sit on a lake is not on the public record we could read.
Residents use the right lane with an RFID sticker; guests use the left lane with a call box or a MyQ app guest pass, one vehicle per entry. According to the Welcome packet (April 2026), new owners receive 2 RFID stickers, 2 amenity cards and 1 MyQ license. Replacements cost $50 for a gate remote, $25 for an RFID sticker or amenity card, and $15 a year for each extra MyQ app license.
No document we read describes a guard at the gate. Whether anyone staffs it is not published by the association.
The Coral Lakes Community Association bills dues quarterly, on January 1, April 1, July 1 and October 1, and the amount is not published. The annual budget sits behind the member portal, so the budget and an estoppel certificate are where a buyer finds the number. We print no dues figure for that reason, and the MLS fee fields do not fill the gap, because those fields are entered by listing agents.
The Welcome packet says dues cover the security gates, lawn care (mowing, edging and pruning), lawn irrigation, exterior weed and pest control, street and sidewalk repairs, community internet through a bulk Xfinity package, and the community amenities. Dues do not cover utilities, house painting, roof repairs or interior pest control. The packet names FirstService Residential as the manager. The Sawgrass at Coral Lakes townhomes sit under a second association whose dues and scope are also not published, which the fee section of this guide takes up.
The documents set clear limits, and a buyer who plans to rent the home should read them first. Under the Declaration (section 7.17, as amended in 2007) and the 2024 Rules, a lease needs board approval, a term of 6 to 12 months and 45 days' notice. The lease application fee is up to $100, the security deposit is refundable and equals one month's rent, and occupancy is limited to two overnight occupants per bedroom. Rentals of under 6 months are barred without board consent.
Pets: the Declaration (section 7.24) allows two pets if both weigh under 50 pounds and otherwise one, and the Welcome packet says two pets under 50 pounds each, leashed. Vehicles: the documents bar overnight street parking, and no RV, boat, trailer or commercial vehicle may stay outside overnight without consent. A figure of two vehicles appears in both documents, and section 7.2 of the Declaration has the exact wording. The Rules also set hurricane shutter timing, fines and late fees, which the logistics section covers.
Two Publix stores sit within a few route miles: Publix at Shoppes at North Cape, 2481 Del Prado Boulevard North, is 1.7 miles from the clubhouse and lists hours of 7 AM to 10 PM, and Publix at Del Prado Crossings, 1735 NE Pine Island Road, is 3.4 miles away. The NE Pine Island Road retail corridor runs 3.4 to 4.2 route miles from the clubhouse. We name only those two stores.
We start with the sequence that decides price and cost, because the answer differs by section and by street.
This is a checklist drawn from the records above, not a client story.
Coral Lakes in Cape Coral recorded 67 sales in the 12 months to September 25, 2026, at a median of $247,990, and an estimated 45 of them were the builder's first sales of new townhomes. The 22 resales had a median of $307,500. County records lead; the MLS adds pace and supply.
Data updated: October 2026. Sources: Lee County recorded sales (DOR-qualified) through September 25, 2026 and the county roll dated October 4, 2026, from the Lee County Property Appraiser, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026.
Segment | Sales | Median | Range |
|---|---|---|---|
All Coral Lakes | 67 | $247,990 | $195,000 to $605,000 |
Estimated builder-direct (new homes, first sale) | 45 | $245,990 | $235,000 to $287,990 |
Resale | 22 | $307,500 | $195,000 to $605,000 |
Price per square foot of county heated area | n = 28 | $144.68 | |
Prior 12 months (September 26, 2024 to September 25, 2025) | 109 | $265,000 | $215,000 to $574,900 |
Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis. Builder-direct is an estimate: the first recorded sale of a new home. The price per square foot covers the 28 sales that have a heated area on the roll; the other 39 sales are new homes the roll has not yet measured, and the figure is per square foot of county heated area, never an MLS living-area figure.
Turnover was 9.4 percent: 67 sales against 710 residential lots.
Sixty-seven sales do not describe one market. An estimated 45 were the builder's first sales of Sawgrass at Coral Lakes townhomes, at a median of $245,990 and a range of $235,000 to $287,990. The other 22 were resales, at a median of $307,500 and a range of $195,000 to $605,000. Nineteen of the resales were homes in the older sections (16 in the three single-family sections and 3 on Weeping Willow Court), and 3 were resales of Sawgrass at Coral Lakes townhomes at a median of $247,500, from $244,900 to $259,000.
A resale median that sits $61,510 above the builder median ($307,500 less $245,990) reflects what is being sold: mostly larger single-family homes from 2006 and 2007 against three-bedroom attached townhomes. It is not a premium for one over the other, and a seller should price against the right set.
Window | Sales | Median | Range |
|---|---|---|---|
12 months (September 26, 2025 to September 25, 2026) | 67 | $247,990 | $195,000 to $605,000 |
24 months | 176 | $262,104 | $195,000 to $605,000 |
36 months | 258 | $275,000 | $195,000 to $605,000 |
60 months | 335 | $292,000 | $130,000 to $625,000 |
All recorded history since January 30, 2006 | 1,249 | $245,000 | $60,000 to $625,000 |
Lee County recorded sales (DOR-qualified) through September 25, 2026; county roll dated October 4, 2026; our analysis. Each window ends September 25, 2026.
The median drifts down as the window shortens because the builder's early townhome sales closed at higher prices: Sawgrass at Coral Lakes had a $314,235 median in 2023 and $304,859 in 2024, against $245,990 in 2026. The longer windows are context, not the current market.
Year | Sales | Median | Estimated builder-direct |
|---|---|---|---|
2019 | 52 | $233,500 | 0 |
2020 | 43 | $239,000 | 0 |
2021 | 44 | $297,000 | 0 |
2022 | 39 | $390,000 | 4 |
2023 | 40 | $343,985 | 22 |
2024 | 91 | $302,728 | 73 |
2025 | 97 | $259,990 | 73 |
2026 (through September 25) | 57 | $254,990 | 39 |
Lee County recorded sales (DOR-qualified); county roll dated October 4, 2026; our analysis. Calendar-year windows overlap the 12-month window, so they are never added to it.
The pattern is the builder's. From 2019 to 2021 every recorded sale was a resale; from 2023 the townhome sales dominate the count, and the yearly median moves with the mix. The fall in the count is the builder selling through, not a resale collapse.
The 12 months to September 25, 2026 recorded 67 sales, against 109 in the 12 months before (September 26, 2024 to September 25, 2025). That is 42 fewer sales, a fall of 38.5 percent ((109 less 67) divided by 109). The median fell from $265,000 to $247,990, down 6.4 percent.
The split explains it. Estimated builder-direct sales fell from 86 to 45, and resales were nearly level at 23 then and 22 now. In the prior window the builder-direct median was $260,000 and the resale median was $380,000 across 23 sales. A count that falls because a builder has sold most of its inventory says little about the resale market, and a resale seller should read the resale rows rather than the total.
Band | Sales, 12 months |
|---|---|
Under $200,000 | 1 |
$200,000 to $300,000 | 55 |
$300,000 to $400,000 | 9 |
$400,000 to $500,000 | 1 |
$500,000 to $750,000 | 1 |
Above $750,000 | 0 |
Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis.
Fifty-five of the 67 sales, 82 percent, fell between $200,000 and $300,000, which is where the townhome sales and the smaller older homes meet. Only two sales in the window were above $400,000.
Section | Homes | Built | County heated sq ft | 12-month sales | Longer window |
|---|---|---|---|---|---|
Original plat (Blue Cypress Lake Ct, Sunset Lake Dr, Lake Butler Ct, Lake Manatee Ct) | 223 | 2006 to 2007 | 1,544 to 4,398 (median 2,471) | 6, listed under Street by street | 24 months: 13 sales, median $350,000 |
Unit Two (Sawgrass Lake Ct) | 39 | 2006 to 2007 | 2,558 to 4,179 | 1, listed under Street by street | 60 months: 7 sales, median $446,000 |
Phase D (Keystone Lake Dr, Deerfield Lake Ct, Amber Lake Ct and Dr, Golden Pond Ct, part of Sawgrass Lake Ct) | 160 | 2006 to 2008 and 2015 | 1,556 to 3,600 | 9, listed under Street by street | 24 months: 20 sales, median $347,450 |
The three single-family sections together | 422 | 2006 to 2015 | 16 sales, median $342,000 | 24 months: 36 sales, median $350,000 | |
Weeping Willow Ct 2007 homes (house numbers 1300 to 1406) | 61 | 2007 | 1,169 to 1,458 | 3, listed under Street by street | 36 months: 12 sales, median $237,500 |
Sawgrass at Coral Lakes (Lake Jessup Cir, Fells Cove Ln, Weeping Willow Ct 1412 and up) | 181 built, 45 lots coded vacant | 2022 to 2026 | 1,636 to 2,093 (median 1,831) | 48 sales, median $245,990 (an estimated 45 builder-direct) | 36 months: 198 sales, median $269,995 |
Coral Lakes West (two tracts, no street, no home) | 0 | 0 |
Sections are the county's legal descriptions. Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis. Where a section has under 10 sales in the window, we list the sales rather than print a median. Sales: 6 + 1 + 9 + 3 + 48 = 67. Parcels: 260 + 39 + 166 + 67 + 232 + 2 = 766.
The three older single-family sections trade as one market of 422 homes: 16 resales in the last 12 months at a $342,000 median, 36 in 24 months at $350,000, and 98 in 60 months at $385,000. Their price per square foot of county heated area was $158.58 in the last 12 months, against $133.80 for the Sawgrass at Coral Lakes sales that have a heated area (nine sales). The Weeping Willow Court homes of 2007 are a smaller, lower-priced product on the same street where the newer townhomes are being built.
Eleven streets recorded sales in the 12 months. Lake Jessup Circle had 45, at a $245,990 median and a range of $235,000 to $287,990; the sale list shows 44 as estimated builder-direct and one as a resale. Every other street had fewer than 10 sales, so we list the sales and print no median. House numbers are left out.
Date | Street | Price | Type | Built | County heated sq ft | Beds | Baths |
|---|---|---|---|---|---|---|---|
2025-09-30 | Fells Cove Ln | $249,990 | Builder-direct (estimate) | 2024 | 1,831 | 3 | 2.0 |
2026-03-13 | Fells Cove Ln | $244,900 | Resale | 2024 | 1,831 | 3 | 2.0 |
2025-10-07 | Keystone Lake Dr | $325,000 | Resale | 2007 | 1,838 | 3 | 2.0 |
2025-10-10 | Keystone Lake Dr | $280,000 | Resale | 2007 | 2,471 | 4 | 3.0 |
2026-09-11 | Keystone Lake Dr | $344,000 | Resale | 2007 | 1,838 | 4 | 3.0 |
2025-10-20 | Sunset Lake Dr | $350,000 | Resale | 2006 | 2,471 | 5 | 3.0 |
2026-02-24 | Sunset Lake Dr | $235,000 | Resale | 2006 | 1,553 | 2 | 2.0 |
2026-06-01 | Sunset Lake Dr | $340,000 | Resale | 2006 | 2,603 | 4 | 2.0 |
2025-10-30 | Weeping Willow Ct | $210,000 | Resale | 2007 | 1,171 | 2 | 2.0 |
2026-02-04 | Weeping Willow Ct | $217,000 | Resale | 2007 | 1,170 | 2 | 2.0 |
2026-05-21 | Weeping Willow Ct | $259,000 | Resale | 2024 | 1,636 | 3 | 2.0 |
2026-07-31 | Weeping Willow Ct | $195,000 | Resale | 2007 | 1,313 | 2 | 2.0 |
2026-01-22 | Blue Cypress Lake Ct | $350,000 | Resale | 2006 | 1,838 | 3 | 2.0 |
2026-03-26 | Blue Cypress Lake Ct | $345,000 | Resale | 2006 | 2,603 | 4 | 2.0 |
2026-04-06 | Blue Cypress Lake Ct | $270,000 | Resale | 2006 | 1,628 | 3 | 2.0 |
2026-03-12 | Deerfield Lake Ct | $365,000 | Resale | 2007 | 2,471 | 4 | 3.0 |
2026-08-03 | Deerfield Lake Ct | $290,000 | Resale | 2007 | 1,630 | 3 | 2.0 |
2026-08-03 | Deerfield Lake Ct | $287,500 | Resale | 2007 | 1,630 | 3 | 2.0 |
2026-04-13 | Sawgrass Lake Ct | $453,505 | Resale | 2006 | 2,712 | 4 | 3.0 |
2026-06-08 | Golden Pond Ct | $330,000 | Resale | 2007 | 2,603 | 3 | 2.0 |
2026-06-22 | Amber Lake Ct | $349,900 | Resale | 2007 | 2,547 | 4 | 3.0 |
2026-08-17 | Amber Lake Dr | $605,000 | Resale | 2007 | 3,501 | 5 | 5.0 |
Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis. Heated area is the county roll's figure.
Read the table by size, not only by street. On Keystone Lake Drive, for example, the three sales ranged from $280,000 to $344,000, and the lowest was a 2,471 square foot home while a 1,838 square foot home sold for $325,000 and another for $344,000. Size, bedroom count, condition and lake position all move a price inside one street, and a median of three sales would hide that.
The highest recorded sale in the 12 months was $605,000 on Amber Lake Drive on August 17, 2026: a home built in 2007 with 3,501 square feet heated, five bedrooms and five baths. The lowest was $195,000 on Weeping Willow Court on July 31, 2026: a home built in 2007 with 1,313 square feet heated and two bedrooms. The $410,000 spread between them tracks size and bedroom count on the county record, 3,501 square feet heated against 1,313, and it is one more reason to read the sale list by section.
Segment | MLS closings | Median sold | Median days on market | Sale-to-list | Active, October 10 | Pending | Months of supply |
|---|---|---|---|---|---|---|---|
Coral Lakes, both MLS values | 53 | $247,000 | 48 | 97.17% | 18 | 14 | 4.1 |
Development CORAL LAKES (2006 to 2015 homes and 2007 Weeping Willow Ct homes) | 19 | $330,000 | 49 | 96.93% | 10 | 6 | 6.3 |
of which single family | 16 | $342,000 | 53.5 | 96.96% | 8 | 3 | 6.0 |
Development SAWGRASS AT CORAL LAKES | 34 | $245,990 | 47 | 98.15% | 8 | 8 | 2.8 |
Cape Coral, six ZIP codes | 6,026 | $369,999.50 | 52 | 97.34% | 2,499 | 607 | 5.0 |
Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026; active and pending as of October 10, 2026. Sale-to-list is the sold price over the final list price. Months of supply is active listings divided by a month of closings.
The arithmetic is shown so a reader can check it: 18 active listings divided by (53 closings divided by 12) is 4.1 months. For the townhome section it is 8 divided by (34 divided by 12), or 2.8 months. For the older sections it is 10 divided by (19 divided by 12), or 6.3 months, and for their single-family rows alone it is 8 divided by (16 divided by 12), or 6.0. The MLS shows the townhome section with a median of 47 days on market against 49 for the older sections, and a sale-to-list ratio of 98.15 percent against 96.93 percent. The MLS lists no mandatory club fee and no recreation lease fee on the 150 Coral Lakes and Sawgrass at Coral Lakes rows we read.
Two figures the MLS exports do not carry are the sale-to-original-list ratio and cumulative days on market. Information not available at time of publishing (checked 2026-10-07). The medians above use the final list price and the days on market the MLS records for the listing.
Across the six Cape Coral ZIP codes, the county recorded 5,804 sales of single-family homes and condominiums in the 12 months to September 25, 2026, at a median of $365,000. The MLS shows 6,026 MLS-marketed closings at a median of 52 days on market and 97.34 percent of list, with 5.0 months of supply across 2,499 active listings. Townhouse and villa designs citywide recorded 106 MLS closings at a median of $240,495 and 53.5 days on market, which is the nearest city comparison for the Sawgrass at Coral Lakes townhomes. Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026; our analysis. Southwest Florida MLS (Matrix), pulled October 10, 2026.
Inside ZIP 33909, single-family sales by the water behind the lot give more context. No single-family parcel in the ZIP touches a saltwater canal polygon. Freshwater canal-front single-family homes recorded 187 sales at a $376,000 median, and single-family homes with no canal frontage recorded 689 sales at a $310,000 median. The method: the City of Cape Coral Public Works canal layer (960 canal polygons, each typed fresh or salt) was joined to the Lee County Property Appraiser parcel map with a 3 meter tolerance, and a single-family parcel touching only freshwater polygons is "freshwater canal-front," touching neither is "no canal frontage." These are ZIP-wide figures for context, not Coral Lakes figures. Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026; our analysis.
The county records 67 qualified sales and the MLS records 53 closings, and both are right. The older sections match: 19 county sales (16 plus 3) against 19 MLS closings. Sawgrass at Coral Lakes does not: the county recorded 48 sales and the MLS 34, which means about 14 builder closings did not pass through the MLS. For that reason the county count leads every figure on this page, and the MLS supplies days on market, sale-to-list, active listings, pending sales and months of supply.
One narrower county cut exists and we name it once so no reader meets it unlabeled. The 35 sales of homes the roll codes single family have a median of $275,000 (13 builder-direct at $249,990 and 22 resales at $307,500). That cut drops 32 builder sales on lots the roll still codes vacant because it had not yet caught up with construction, so it is not the Coral Lakes market and this page does not use it. Counts also differ by definition: 746 city address points, 766 parcels and 710 residential lots each measure something different, and none is subtracted from another.
Coral Lakes in Cape Coral began as a planned development the city approved in 2003 under the name Sunset Lakes. Transeastern entities built its first homes from 2006 (inferred from state filings), building stalled after 2008, and PulteGroup bought the townhome land in 2021. Centex, a PulteGroup brand, has sold the Sawgrass at Coral Lakes townhomes since 2022.
Data updated: October 2026 (Florida Division of Corporations and Lee County Property Appraiser roll read October 15, 2026; City of Cape Coral Council agendas; press as dated in each line).
The City of Cape Coral approved the planned development by Ordinance 71-03, which names the project "Sunset Lakes", also known as the Coral Lakes Subdivision, in Section 30, Township 43 South, Range 24 East. Five later ordinances amended it: 141-04, 6-15, 45-23, 3-24 and 4-24 (City Council agenda, January 24, 2024; City Council agenda, January 10, 2024).
The ordinance number places the approval in 2003. We could not find the day it was adopted, the ordinance text, or what Ordinances 141-04 and 6-15 changed, and we print none of them.
The Cape Coral Breeze reported that the planned development allows up to 275,000 square feet of commercial development (Cape Coral Breeze, January 2024). That figure is a planning allowance, not a count of buildings. The planning name survives on one street, Sunset Lake Drive. The association, the county roll and buyers all use the name Coral Lakes.
Coral Lakes was planned in 2003 and built out from 2006 by Transeastern, a South Florida homebuilder, and its affiliated entities. That is our inference from state corporate filings and the county roll. No news report or county document we read names the builder in words.
The filings we relied on:
We write the entity names exactly as the state lists them. Who built the individual homes of 2006 to 2008, and the 30 homes of 2015, is not on a public record we could read. City building permits and the Clerk's recorded lot deeds would hold it.
The master association filed with the state on November 22, 2005, and the original Declaration was recorded on December 12, 2005 (Coral Lakes Community Association, document library). The first homes and the clubhouse building follow on the county roll in 2006, and the county's earliest qualified recorded sale on a Coral Lakes parcel is dated January 30, 2006 (Lee County Property Appraiser public roll and sales files, our analysis).
The roll's year built shows how the first phase filled in:
Adding the 2006 and 2007 groups gives 222 + 1 + 39 + 12 + 114 + 61 = 449 homes, the same 449 single-family parcels that carry a roll year built of 2006 or 2007. Across all recorded history since January 30, 2006, the county file holds 1,249 qualified sales on Coral Lakes parcels at a median of $245,000, with new-home sales and resales together (Lee County recorded sales, DOR-qualified, through September 25, 2026; county roll dated October 4, 2026; our analysis).
The roll shows the stop. Of the 664 single-family parcels, 449 carry a year built of 2006 or 2007 and 4 carry 2008. The next year on the roll is 2015, with 30 homes, and then 2022 to 2026, with 181. The groups add up: 449 + 4 + 30 + 181 = 664. No single-family parcel carries a year built from 2009 to 2014.
Building stalled in 2008. No document we read says why, and we do not guess.
In late 2010, AQ Coral Lakes LLC, an Asset Quest company, bought 30 developed single-family lots and 242 partially developed townhome lots for $550,000, according to Business Observer (Business Observer, December 10, 2010). The county roll carries a $550,000 recorded sale dated November 5, 2010. We name no earlier lot holder.
Thirty homes carry a 2015 year built, all in Phase D: 19 on Keystone Lake Drive and 11 on Sawgrass Lake Court, each with 1,677 to 2,032 square feet of county heated area. The count of 30 matches the 30 developed lots in the 2010 sale. No record we read ties the two, so we state the match in numbers only.
Gulfshore Business reported that PulteGroup bought the Tract 3 land in October for $3.5 million (Gulfshore Business, Construction begins on Sawgrass at Coral Lakes townhomes). The county roll matches it: a $3,500,000 recorded sale dated October 20, 2021 on the 226 replat parcels.
The replat is recorded as instrument 2021000420375 and covers 24.99 acres on the appraiser's subdivision layer, with a start date of December 15, 2021 (Lee County Property Appraiser subdivisions layer). The townhome association had registered with the state before the land sale, on September 14, 2021 (Florida Division of Corporations, Sawgrass Village of Coral Lakes Homeowners Association, Inc.).
Florida YIMBY reported on March 23, 2022 that Centex Homes and PulteGroup were the owner and general contractor, with over 220 residences and three plans of 1,636 to 1,816 square feet (Florida YIMBY, March 23, 2022). Gulfshore Business described a planned gated community of 230 townhomes. We print both as 2022 press, not as the current plans.
The first recorded sale is dated December 2, 2022. Recorded sales then ran 4 in 2022, 22 in 2023, 74 in 2024, 73 in 2025 and 42 in 2026 through September 25, which is 215 in all (Lee County recorded sales, DOR-qualified, through September 25, 2026; county roll dated October 4, 2026; our analysis). The roll's year built counts 6 homes from 2022, 34 from 2023, 134 from 2024, 6 from 2025 and 1 from 2026, which is 181. Year built is the construction year and the sale year is when the deed recorded, so the two series do not line up year by year.
The builder's page, read October 15, 2026, carries the status "Limited Opportunities Remaining". The sections on Sawgrass at Coral Lakes below give the prices, the lots and the association.
Date | What happened | Source |
|---|---|---|
2003 | City Ordinance 71-03 approves the "Sunset Lakes" planned development; land deeds follow in May 2003 | |
June 2, 2003 | Developer-era association files with the state; dissolved September 14, 2007 | |
December 29, 2003 | TRANSEASTERN CORAL LAKES, LLC files; renamed TEP CORAL LAKES, LLC on August 3, 2005 | |
November 22, 2005 | Coral Lakes Community Association, Inc. files with the state | |
December 12, 2005 | Original Declaration recorded | |
2006 | First homes and the clubhouse building | |
2007 | Most of Phase D and the Weeping Willow Court homes | |
2008 | Building stalls; 4 homes carry a 2008 year built | |
November 5, 2010 | $550,000 recorded sale of 30 developed lots and 242 partially developed townhome lots | |
2015 | 30 Phase D homes built | |
September 14, 2021 | Sawgrass Village of Coral Lakes Homeowners Association, Inc. files with the state | |
October 20, 2021 | $3,500,000 recorded sale of the Tract 3 land; replat start date December 15, 2021 | |
December 2, 2022 | First recorded Sawgrass at Coral Lakes sale | |
April 18 and July 26, 2023 | Hearing Examiner and Council hearings on Ordinance 45-23 | |
January 24, 2024 | Council public hearing on Ordinances 3-24 and 4-24 | |
October 15, 2026 | Builder's page reads "Limited Opportunities Remaining" | Builder marketing page, read October 15, 2026 |
Everything in the table is a dated record. The gaps in it, the adoption day of Ordinance 71-03 and the builder of the 2006 to 2015 homes, are gaps in the public record we could read.
Coral Lakes in Cape Coral covers about 370 acres, and 55.6 percent of that land is lakes, preserves, buffers and amenity tracts. The plan sets 710 residential lots beside a commercial tract and an industrial tract on Del Prado Boulevard North, and the city has amended the planned development five times, most recently in 2024.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; City of Cape Coral zoning layers and Council agendas read October 15, 2026).
The Lee County roll's mapped acres, summed over the 766 parcels whose legal description begins CORAL LAKES, come to 369.59 acres. The recorded Declaration states 369.83 acres more or less, and Business Observer wrote in 2010 of "a 370-acre gated community" (Business Observer, December 10, 2010). We print "about 370 acres".
Use of the land | Acres on the roll |
|---|---|
Common, lake, buffer and amenity tracts | 205.32 |
The 710 residential lots | 102.40 |
Commercial tract C-1 | 33.16 |
City-owned tract (Coral Lakes West F-5A) | 15.24 |
Industrial tract C-2 | 11.32 |
Right of way | 2.05 |
Source: Lee County Property Appraiser roll dated October 4, 2026, our analysis. The listed pieces add to 369.49 acres; the other 0.10 acre of the 369.59 sits in small parcels this table does not itemize.
Lake tracts are numbered L-1 to L-17, with one lettered L-15A, and five preserve tracts, P-1 to P-5, cover about 62.5 acres. The largest association-owned tracts are L-3 at 18.46 acres, P-1 at 18.31, P-5 at 17.10, L-13 at 16.29, R-2 at 15.30 and P-3 at 14.87. Tract R-2 is the one reached by Coral Fields Way, where the ball fields sit.
No city canal lies inside Coral Lakes. We found no canal record within 100 meters of any of nine sample points, and the eight city canals around the community are all freshwater (Lee County Property Appraiser GIS and City of Cape Coral layers, read October 15, 2026). Coral Lakes is a lake community, not a canal community.
The roll counts 710 residential lots: 484 residential lots in the older sections and 226 on the 2021 replat that is Sawgrass at Coral Lakes. The older sections carry 483 homes on the roll (223 + 39 + 160 + 61) plus one vacant residential lot, which makes the 484. The six legal descriptions add up to the full footprint: 260 + 39 + 166 + 67 + 232 + 2 = 766 parcels.
The section-by-section table, with each section's homes, build years and recent sales, is in the section on the sections and streets inside Coral Lakes.
The City of Cape Coral's zoning layer reads Residential Planned Unit Development (RPUD) at Sawgrass at Coral Lakes, on Weeping Willow Court, on Sawgrass Lake Court, on the clubhouse tract and on the 3100 Del Prado Boulevard North tract. At the original plat and Phase D sample points the layer reads R1, and the Coral Fields Way buffer tract reads Industrial. Future land use is Mixed Use across the residential points, Multiple Family at 3100 Del Prado and Light Industrial at Coral Fields Way (City of Cape Coral open data, Development Services layers, read October 15, 2026). The layers show no Coastal High Hazard Area polygon over the sample points.
All 766 parcels sit in tax district 057 (City of Cape Coral) and garbage district 017. Fire service comes from the City of Cape Coral General Fund. The community lies in County Commission district 4, School Board district 4 and City Council district 7 (Lee County Property Appraiser GIS districts layer, read October 15, 2026).
Two large tracts sit on the Del Prado Boulevard frontage inside the plat but outside the residential product: commercial tract C-1, 33.16 acres, and industrial tract C-2, 11.32 acres.
Ordinance 45-23 (case PDP23-000001) amends the planned development for Tracts C-2 and A-7, 13.35 acres in all. It removes the obligation to install a traffic signal at Del Prado Boulevard and the north entrance, removes the traffic monitoring requirement and any roadway connection to the neighborhood, and allows development consistent with the Industrial zoning district. The Hearing Examiner heard it on April 18, 2023 and the Council held its public hearing on July 26, 2023 (Hearing Examiner agenda, April 18, 2023; City Council agenda, July 26, 2023). The vote is not on the record we could read.
Two ordinances changed the other Del Prado tract. Ordinance 3-24 (case PDP22-000002) removes "Tract 4" at 3100 Del Prado Boulevard North from the planned development and removes the signal obligation. Ordinance 4-24 (case PUD22-000013) rezones a portion of Tract C-1 at that address from Commercial to a Residential Planned Unit Development titled "Coral Lakes Multi-Family", with a Master Concept Plan for multi-family development. The Council held the public hearing on both on January 24, 2024 (City Council agenda, January 24, 2024; Hearing Examiner agenda, September 19, 2023).
The city's zoning layer now reads RPUD at that address, with an edit date of February 15, 2024. The county roll still codes the tract as vacant commercial. The number of units, the builder and the schedule are not published on any record we read. The Master Concept Plan and any site development plan filed with the city would hold them.
The ordinances above removed the conditions that required a traffic signal at the north entrance. Removing a requirement does not say what stands on the ground. Whether a signal exists at the Coral Lakes entrance today is not on any record we read, and a city signal inventory or a dated city notice would settle it. We state it as unknown, not as present and not as absent.
We make no forecast from a zoning map. What a buyer can do is ask for the documents that exist: the Master Concept Plan for Coral Lakes Multi-Family, any site development plan, and the planned development ordinances listed above. The unit count and builder for the multi-family tract are the two facts most worth asking about, because neither is published.
Other changes near Coral Lakes, including a rezoning case set for the Hearing Examiner on October 20, 2026, are in the section on what is being built or changed near Coral Lakes.
With 18 homes active in Coral Lakes on October 10, 2026, and the builder still holding 15 of the 226 Sawgrass at Coral Lakes townhome lots on the county roll, a seller or buyer who knows which section and which street to compare has a real advantage. Selling? Call Jesse direct at (239) 898-6072, or get a free home valuation. Buying? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
★★★★★ "Jesse has been terrific in helping us find a new home. We were very impressed with his knowledge, professionalism, responsiveness and honesty. His client's best interest is definitely a priority for him." Verified Zillow review
Coral Lakes in Cape Coral has one master association, Coral Lakes Community Association, Inc., registered with Florida since November 22, 2005 and managed by FirstService Residential. The Sawgrass at Coral Lakes townhomes also have a separate registered association whose dues, duties and turnover status are not published. No community development district applies.
Data updated: October 2026 (Florida Division of Corporations records read October 15, 2026; association Declaration consolidated as of October 2023, Rules approved November 7, 2024, Welcome packet April 2026).
Coral Lakes Community Association, Inc. is a Florida not-for-profit corporation, document N05000011826, status active, filed November 22, 2005. Its principal address is 10600 Chevrolet Way, Suite 202, Estero, changed on April 16, 2026, and its registered agent is HF Registered Agents, LLC of Fort Myers. The last annual report on the state record is dated April 16, 2026 (Florida Division of Corporations, Coral Lakes Community Association, Inc.).
The website ourcorallakes.com is the association's own, titled "Coral Lakes Community Association | Cape Coral, FL". It hosts the Declaration, the Rules and the Welcome packet (Coral Lakes Community Association).
Sawgrass Village of Coral Lakes Homeowners Association, Inc. is a Florida not-for-profit corporation, document N21000010904, status active, filed September 14, 2021. The state record lists Access Management of Celebration as its address and registered agent, changed February 27, 2026, with annual reports for 2022 through 2026 (Florida Division of Corporations, Sawgrass Village of Coral Lakes Homeowners Association, Inc.). The county roll shows it owns the replat's open-space tract.
That is the whole public record. What the association maintains, what it assesses, and how it relates to the master association are not published. The master association's public calendar lists a "Sawgrass Village Turnover Meeting" at the clubhouse on September 29, 2026 (Coral Lakes Community Association, public event calendar). We do not know what was decided there, and we say nothing about it beyond the listing.
A different association, Coral Lakes of Cape Coral Property Association, Inc. (document N03000004612), filed with the state on June 2, 2003 and was administratively dissolved on September 14, 2007. It is history, and it is not the association that governs a home today. Other Florida associations carry similar Coral Lakes names in Miami and in Martin County. They are different places.
The governing documents on the association's site are:
The instrument numbers for Amendments 3 and 4 are not on the record we could read.
The Welcome packet names FirstService Residential as the community's manager. We print the manager's name and no office address, because the Estero address on the state record is the association's, and no document we read says it is the manager's office. For the townhome association, the state record lists Access Management as its address and registered agent. No document we read says who manages it.
The association's public calendar lists board meetings and committee meetings alongside social events. It held 203 items, running from December 2025 to April 2027, when we read it on October 15, 2026 (Coral Lakes Community Association, public event calendar). A buyer who wants to see how the board works can read the calendar's meeting entries. Minutes sit in the member portal, so ask the seller or the manager for the most recent ones.
No Community Development District, municipal service benefit unit or other special district covers Coral Lakes in Cape Coral. The Florida Department of Commerce Official List of Special Districts, a report of October 15, 2026 listing 2,099 districts, has none for this footprint (Florida Department of Commerce, Official List of Special Districts). District 057 on the 2026 millage book carries ad valorem lines only (Lee County Property Appraiser, 2026 Taxing District Millage Book, printed October 9, 2026), and the builder's page markets "No CDD".
There is a "Coral Lakes Community Development District" on the state list. It is in Charlotte County, created October 26, 2022 by Charlotte County Ordinance 2022-040, and it is a different place.
A buyer in an association community can ask for these documents, and in some cases the law gives them to the buyer:
Owning in Coral Lakes in Cape Coral means a quarterly master association assessment whose amount the association does not publish, a $1,000 contribution paid by the buyer on each resale, property tax at 15.3250 mills for 2026 (15.3806 in 2025), and city charges that average $1,062.68 on a single-family bill. No CDD or utility extension assessment applies.
Data updated: October 2026 (Lee County Property Appraiser 2026 millage book printed October 9, 2026; City of Cape Coral assessments, fiscal year 2027 as reported, and utility rates effective October 1, 2026; association Declaration, Rules and Welcome packet; MLS fields from the October 10, 2026 pull).
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
Coral Lakes Community Association (master) | Not published | Quarterly (January 1, April 1, July 1, October 1) | Gates, lawn care and irrigation, exterior pest control, street and sidewalk repairs, a bulk Xfinity internet package, amenities | |
Working capital contribution | Two months of assessments on a home's first transfer; $1,000 on each resale, paid by the buyer | At closing | Association working capital | |
Sawgrass Village of Coral Lakes HOA (townhomes) | Not published | Not published | What it maintains is not published | |
Community development district or MSBU | None | |||
Utilities Extension Project assessment | None at any sample point | |||
County and city property tax | District 057: 15.3806 mills (2025); 15.3250 applied for 2026 | Annual | Taxing districts on the tax bill | |
City charges on the tax bill | Fire, stormwater and solid waste; single-family average $1,062.68 for fiscal 2027 | Annual | City service assessments | |
Lease application | Up to $100 plus a refundable deposit of one month's rent | Per lease | Board approval of a lease | |
Gate devices | $50 remote; $25 RFID sticker or amenity card; $15 a year for an extra app license | As needed | Replacement access devices | |
Estoppel certificate at a sale | Up to $299, plus $119 for 3-day delivery, plus $179 if delinquent (state caps) | Per request | Account statement for a buyer | |
Club or recreation lease fee | The MLS listing fields show none | Southwest Florida MLS (Matrix), pulled October 10, 2026 | ||
Flood and wind insurance | Not quoted; see the insurance section | Annual |
Sources are linked in the last column. The MLS listing fields show no mandatory club fee and no recreation lease fee on all 150 Coral Lakes and Sawgrass at Coral Lakes rows in the October 10, 2026 pull (53 closed, 65 prior-year closed, 18 active, 14 pending). Agent-entered HOA fields in listings are not printed here.
Three kinds of cells appear in the table. A dollar figure is a number a first-party document states and we have dated. "Not published" means no public document we could read states it. "None" means we checked and found nothing.
The two unpublished dues are the ones that matter most. The master dues amount is behind the member portal, and the estoppel certificate and the association's budget state it at a sale. The Sawgrass Village assessment, what it maintains and how it sits beside the master assessment are held by that association's own declaration and budget. We print no dues amount for either, and a figure in a listing is not a substitute for the budget. If a number reaches you, ask the manager for the document that states it.
This is an illustration, not a bill. It uses a Sawgrass at Coral Lakes sale price of $245,990, the 12-month median on the county record, as the assessed value, with the 2026 rates of 10.0540 mills for non-school lines and 5.271 mills for school (Lee County Property Appraiser, 2026 millage book printed October 9, 2026). The Property Appraiser's assessment governs. A home finished after January 1 is first taxed on its land only, because real property is assessed as of January 1 (Florida Statutes, s. 192.042).
With a homestead exemption, the first $25,000 of assessed value is exempt from all property 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).
Step | Arithmetic | Result |
|---|---|---|
Non-school taxable value | $245,990 less $25,000 less $26,411 | $194,579 |
Non-school tax | $194,579 x 10.0540 mills | $1,956.30 |
School taxable value | $245,990 less $25,000 | $220,990 |
School tax | $220,990 x 5.271 mills | $1,164.84 |
Ad valorem total, homesteaded | $1,956.30 + $1,164.84 | $3,121.14 |
Plus city charges (fiscal 2027 single-family average) | $3,121.14 + $1,062.68 | about $4,183.82 |
Without a homestead exemption | $245,990 x 15.3250 mills | $3,769.80 |
Florida resets the buyer's assessment on a change of ownership, so a seller's tax bill is not a guide to the buyer's. The buyer receives a property tax disclosure summary that says so (section 689.261, Florida Statutes). The fire figure inside the city charges is a single-family average, so a townhome's actual fire assessment can differ.
The same method applies to the older single-family homes. The 12-month median of the three single-family sections is $342,000 (16 resales; Lee County recorded sales, DOR-qualified, the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis).
Step | Arithmetic | Result |
|---|---|---|
Non-school taxable value | $342,000 less $25,000 less $26,411 | $290,589 |
Non-school tax | $290,589 x 10.0540 mills | $2,921.58 |
School taxable value | $342,000 less $25,000 | $317,000 |
School tax | $317,000 x 5.271 mills | $1,670.91 |
Ad valorem total, homesteaded | $2,921.58 + $1,670.91 | $4,592.49 |
Plus city charges (fiscal 2027 single-family average) | $4,592.49 + $1,062.68 | about $5,655.17 |
Without a homestead exemption | $342,000 x 15.3250 mills | $5,241.15 |
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; the cap for 2026 is 2.7 percent (Lee County Property Appraiser). Non-homestead property has a separate 10 percent yearly cap that does not apply to school taxes.
The City of Cape Coral places three service charges on the tax bill of a single-family home. For fiscal year 2027, as reported in the press, they are:
The three add up to $515.43 + $163 + $384.25 = $1,062.68. The city's own assessments page still showed fiscal year 2026 as its newest column when we read it on October 7, 2026, so the fiscal 2027 figures are press-attributed (City of Cape Coral, assessments; Cape Coral Breeze, August 26, 2026). The fiscal 2026 fire assessment is a $349.32 first tier per parcel plus $3.47 for each $5,000 of structure value.
The Welcome packet says trash collection by Waste Pro, on Fridays, is included in real estate taxes, which is consistent with the solid waste line.
Electricity comes from Lee County Electric Cooperative, and water and sewer come from the City of Cape Coral. The Welcome packet names Waste Pro for trash on Fridays (Welcome packet), and the city's solid-waste layer shows route 689, Friday, at all six points we tested.
City rates effective October 1, 2026 for a 5/8 inch meter are:
At 5,000 gallons of water and 5,000 gallons of wastewater a month, water is $25.36 + 5 x $5.44 = $52.56 and wastewater is $32.83 + 5 x $12.85 = $97.08. Together that is $149.64 a month, or $1,795.68 a year. Adding the city's irrigation charge brings it to $163.04 a month, or $1,956.48 a year. The irrigation source for Coral Lakes homes is not published, and the Welcome packet says association dues cover lawn irrigation, so the irrigation line may not apply. This is a stated-usage example, not a bill.
Coral Lakes carries no CDD assessment. It also carries no Utilities Extension Project assessment: no assessment polygon in the city's capital-projects layer contains any Coral Lakes sample point, and Coral Lakes is not named on the city's UEP North 1 page (City of Cape Coral, Utilities Extension Project North 1). The Charlotte County district with a similar name is a different place, as the governance section explains.
We print no homeowners or flood premium for Coral Lakes. The premium depends on coverage amounts, roof age, wind mitigation features and the insurer, and no source we use gives a figure that fits a Coral Lakes home. The insurance section lays out what the record does show, including the roof-age rules that matter for homes built in 2006 and 2007 (how insurance works for a Coral Lakes home).
The consolidated Declaration, section 8.4 as amended in 2009, sets a working capital contribution. On the first transfer or occupancy of a home the buyer pays two months of assessments. After that the purchaser pays $1,000 at closing on each resale (Consolidated Declaration). Because the assessment amount is not published, we do not state the first-transfer dollar figure.
Buyer's state costs on a resale, with an 80 percent loan, plus the $1,000 contribution:
Item | Resale at $245,990 | Resale at $342,000 |
|---|---|---|
Loan (80 percent) | $196,792 | $273,600 |
Mortgage documentary stamps (35 cents per $100) | $688.80 | $957.60 |
Intangible tax (2 mills) | $393.58 | $547.20 |
Recording a two-page deed ($10.00 plus $8.50) | $18.50 | $18.50 |
Association working capital contribution | $1,000.00 | $1,000.00 |
Total | $2,100.88 | $2,523.30 |
Sources: Florida Statutes s. 201.08, s. 199.133 and s. 28.24. In Lee County the buyer customarily pays to record the deed and the costs of a new mortgage; these are customs, and the contract controls. Lender and title fees are not included.
Coral Lakes in Cape Coral has six legal descriptions on the county roll: the original plat, Unit Two, Phase D, the 2007 Weeping Willow Court homes, the Sawgrass at Coral Lakes replat and Coral Lakes West. Together they hold 766 parcels and 710 residential lots, and they produced 67 recorded sales in the 12 months to September 25, 2026.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis).
Section | Homes | Built | County heated sq ft | 12-month sales | Longer window |
|---|---|---|---|---|---|
Original plat (Blue Cypress Lake Ct, Sunset Lake Dr, Lake Butler Ct, Lake Manatee Ct) | 223 | 2006 to 2007 | 1,544 to 4,398 (median 2,471) | 6 (listed below) | 24 months: 13 at $350,000 |
Unit Two (Sawgrass Lake Ct) | 39 | 2006 to 2007 | 2,558 to 4,179 | 1 ($453,505) | 60 months: 7 at $446,000 |
Phase D (Keystone Lake Dr, Deerfield Lake Ct, Amber Lake Ct and Dr, Golden Pond Ct, part of Sawgrass Lake Ct) | 160 | 2006 to 2008 and 2015 | 1,556 to 3,600 | 9 (listed below) | 24 months: 20 at $347,450 |
The three single-family sections together | 422 | 2006 to 2015 | 16 at $342,000 | 24 months: 36 at $350,000 | |
Weeping Willow Ct, 2007 homes (house numbers 1300 to 1406) | 61 | 2007 | 1,169 to 1,458 | 3 (listed below) | 36 months: 12 at $237,500 |
Sawgrass at Coral Lakes (Lake Jessup Cir, Fells Cove Ln, Weeping Willow Ct 1412 and up) | 181 built, 45 lots coded vacant | 2022 to 2026 | 1,636 to 2,093 (median 1,831) | 48 at $245,990 (an estimated 45 builder-direct) | 36 months: 198 at $269,995 |
Coral Lakes West | 0 | 0 |
Sections are the county's legal descriptions. 6 + 1 + 9 + 3 + 48 = 67 sales; 260 + 39 + 166 + 67 + 232 + 2 = 766 parcels. Source: Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis. Builder-direct is an estimate. Windows with fewer than 10 sales are small samples, so read them as a range of prices, not a trend.
The roll's county heated area is the figure in the table. It is not an MLS living-area figure, and we never set the two side by side.
The original plat, Plat Book 80, Pages 12 to 28, holds 260 parcels. Of those, 223 are homes: 98 on Blue Cypress Lake Court, 47 on Sunset Lake Drive, 39 on Lake Butler Court and 39 on Lake Manatee Court (98 + 47 + 39 + 39 = 223). Homes were built in 2006 (222) and 2007 (1), with 1,544 to 4,398 square feet of county heated area and a median of 2,471.
The streets split into two tiers. Lake Butler Court and Lake Manatee Court homes run 2,547 to 4,398 square feet, mostly with 4 and 5 bedrooms. Blue Cypress Lake Court and Sunset Lake Drive homes run 1,544 to 2,816 square feet, mostly with 2 to 4 bedrooms. The roll codes 166 of the 223 homes (74 percent) as lake position.
The six recorded sales of the last 12 months:
Date | Street | Price | Built | Heated sq ft | Beds |
|---|---|---|---|---|---|
October 20, 2025 | Sunset Lake Dr | $350,000 | 2006 | 2,471 | 5 |
January 22, 2026 | Blue Cypress Lake Ct | $350,000 | 2006 | 1,838 | 3 |
February 24, 2026 | Sunset Lake Dr | $235,000 | 2006 | 1,553 | 2 |
March 26, 2026 | Blue Cypress Lake Ct | $345,000 | 2006 | 2,603 | 4 |
April 6, 2026 | Blue Cypress Lake Ct | $270,000 | 2006 | 1,628 | 3 |
June 1, 2026 | Sunset Lake Dr | $340,000 | 2006 | 2,603 | 4 |
All six were resales. Over 24 months the section had 13 sales at a median of $350,000, ranging from $235,000 to $570,000, at $147.49 per square foot of county heated area (n = 13).
Unit Two is 39 homes, all on Sawgrass Lake Court, built in 2006 and 2007, with 2,558 to 4,179 square feet of county heated area and 4 or 5 bedrooms. The roll codes 21 of the 39 as lake position.
One Unit Two home sold in the last 12 months: $453,505 on April 13, 2026, with 2,712 square feet of county heated area. Over 60 months the section had 7 recorded sales at a median of $446,000. With so few sales, treat it as a price range for large homes, not a trend.
Phase D has 166 parcels, of which 160 are homes: Keystone Lake Drive, Deerfield Lake Court, Amber Lake Court, Golden Pond Court, Amber Lake Drive and part of Sawgrass Lake Court. By year built, 12 homes date from 2006, 114 from 2007, 4 from 2008 and 30 from 2015 (12 + 114 + 4 + 30 = 160). The 30 homes of 2015 sit on Keystone Lake Drive (19) and Sawgrass Lake Court (11), at 1,677 to 2,032 square feet. The Amber Lake Court and Amber Lake Drive homes run 2,547 to 3,600 square feet. The roll codes 119 of the 160 homes (74 percent) as lake position.
The nine recorded sales of the last 12 months:
Date | Street | Price | Built | Heated sq ft | Beds |
|---|---|---|---|---|---|
October 7, 2025 | Keystone Lake Dr | $325,000 | 2007 | 1,838 | 3 |
October 10, 2025 | Keystone Lake Dr | $280,000 | 2007 | 2,471 | 4 |
March 12, 2026 | Deerfield Lake Ct | $365,000 | 2007 | 2,471 | 4 |
June 8, 2026 | Golden Pond Ct | $330,000 | 2007 | 2,603 | 3 |
June 22, 2026 | Amber Lake Ct | $349,900 | 2007 | 2,547 | 4 |
August 3, 2026 | Deerfield Lake Ct | $290,000 | 2007 | 1,630 | 3 |
August 3, 2026 | Deerfield Lake Ct | $287,500 | 2007 | 1,630 | 3 |
August 17, 2026 | Amber Lake Dr | $605,000 | 2007 | 3,501 | 5 |
September 11, 2026 | Keystone Lake Dr | $344,000 | 2007 | 1,838 | 4 |
All nine were resales. The $605,000 sale is the highest recorded sale anywhere in Coral Lakes in the 12 months. Over 24 months Phase D had 20 sales at a median of $347,450, ranging from $280,000 to $605,000, at $167.32 per square foot of county heated area (n = 20).
Original plat, Unit Two and Phase D together hold 422 homes (223 + 39 + 160). In the last 12 months they produced 16 recorded sales (6 + 1 + 9), all resales, at a median of $342,000, ranging from $235,000 to $605,000, at $158.58 per square foot of county heated area. Over 24 months the figure is 36 sales at $350,000, and over 60 months 98 sales at $385,000.
Calendar year | Sales | Median |
|---|---|---|
2019 | 45 | $237,000 |
2020 | 36 | $259,450 |
2021 | 31 | $325,000 |
2022 | 30 | $402,828 |
2023 | 13 | $430,000 |
2024 | 13 | $350,000 |
2025 | 21 | $375,000 |
2026 through September 25 | 13 | $344,000 |
Source: Lee County recorded sales (DOR-qualified), through September 25, 2026; county roll dated October 4, 2026; our analysis. The three sections together, resales only.
The median peaked in 2023 on 13 sales and has run $344,000 to $375,000 in 2024 through 2026.
Weeping Willow Court holds two different sets of homes. House numbers 1300 to 1406 are the 2007 homes of the Tract 3 description: 61 homes, all built in 2007, with 1,169 to 1,458 square feet of county heated area, 47 with two bedrooms and 14 with three, and all coded as lake position. The MLS lists them as townhouses. House numbers 1412 and up belong to Sawgrass at Coral Lakes, built from 2022.
The county recorded 4 sales on Weeping Willow Court in the 12 months: 3 of the 2007 homes at $210,000, $217,000 and $195,000, and 1 Sawgrass at Coral Lakes resale at $259,000. Over 36 months the 2007 homes recorded 12 sales, all resales, at a median of $237,500, ranging from $195,000 to $280,000, at $182.40 per square foot of county heated area (n = 12).
The twelve sales, street only:
Date | Price | Built | Heated sq ft | Beds |
|---|---|---|---|---|
September 28, 2023 | $270,000 | 2007 | 1,433 | 2 |
October 16, 2023 | $263,000 | 2007 | 1,169 | 2 |
November 22, 2023 | $280,000 | 2007 | 1,458 | 3 |
March 5, 2024 | $250,000 | 2007 | 1,433 | 2 |
May 3, 2024 | $275,000 | 2007 | 1,433 | 3 |
May 17, 2024 | $258,000 | 2007 | 1,313 | 2 |
December 18, 2024 | $225,000 | 2007 | 1,313 | 2 |
April 17, 2025 | $215,000 | 2007 | 1,433 | 2 |
July 16, 2025 | $215,000 | 2007 | 1,433 | 2 |
October 30, 2025 | $210,000 | 2007 | 1,171 | 2 |
February 4, 2026 | $217,000 | 2007 | 1,170 | 2 |
July 31, 2026 | $195,000 | 2007 | 1,313 | 2 |
The three sales of late 2023 ran from $263,000 to $280,000, and the latest, on July 31, 2026, was $195,000. The Southwest Florida MLS (Matrix), pulled October 10, 2026, also shows one closing on September 25, 2026 at $190,000 that was not yet in the county file. The MLS reports living area, not county heated area, so we do not set its square footage beside the table's.
The names collide, but the places do not. Sawgrass Lake Court is a street of 52 single-family homes of 2006 to 2015, split between Unit Two and Phase D. They sit under the master association's documents like the rest of the older sections. Sawgrass at Coral Lakes is the 2021 townhome replat on Lake Jessup Circle, Fells Cove Lane and the upper end of Weeping Willow Court, with its own builder and its own registered association. We found no state record, roll designator or MLS value that ties the street to the townhome section.
The replat holds 232 parcels: 226 fee-simple lots and 6 tracts. As of the October 4, 2026 roll, 181 homes were built and 45 lots were coded vacant. In the 12 months to September 25, 2026 it recorded 48 sales at a median of $245,990, an estimated 45 of them sold by the builder. A dedicated Sawgrass at Coral Lakes sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
The county roll codes some homes with land-use code 130, which we call lake position. By section: 166 of 223 homes on the original plat (74 percent), 21 of 39 in Unit Two, 119 of 160 in Phase D (74 percent), and all 61 of the 2007 Weeping Willow Court homes. That is 166 + 21 + 119 + 61 = 367 of 483 older homes, or 76 percent.
We print no share for Sawgrass at Coral Lakes, because the roll's coding lags construction on new homes. We make no claim that a lake position raises or lowers a price. Within a street the sales above show what each home brought, and a sale on a lake-coded home and a sale on an interior home can be set side by side in a valuation. The lakes themselves allow viewing and catch-and-release fishing from your own backyard, and nothing else (see the amenities section).
Coral Lakes West is two tracts with no street, no home and no sale, and one of them is the 15.24-acre city-owned tract. Counting it matters only for the arithmetic. The roll's 766 parcels less the 710 residential lots leaves 56 parcels that are not residential lots: 51 common, lake, right-of-way and buffer tracts, plus one parcel each in five other classes (multifamily, commercial, industrial, a city-owned tract and a right of way). The two Del Prado tracts are in that count too, and neither holds a home.
Sawgrass at Coral Lakes is the 2021 replat of 24.99 acres inside Coral Lakes in Cape Coral, where Centex, a PulteGroup brand, has built three-bedroom townhomes since 2022. The county roll shows 232 parcels and 181 homes built, and the county recorded 48 sales in the 12 months to September 25, 2026 at a median of $245,990.
Data updated: October 2026 (builder's page read October 15, 2026; Lee County recorded sales, DOR-qualified, the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026).
Sawgrass at Coral Lakes is the Tract 3 Replat, recorded as instrument 2021000420375. Its streets are Lake Jessup Circle, Fells Cove Lane and Weeping Willow Court from house number 1412 up. The roll lists 232 parcels: 226 fee-simple lots and 6 tracts. By year built, 181 homes date from 2022 (6), 2023 (34), 2024 (134), 2025 (6) and 2026 (1), and 45 lots are coded vacant.
Counts differ by source, and each is correct for its source. The appraiser's parcel map shows 236 replat parcels against 232 on the October 4 roll file, because four lots are newer than that file. The builder says "230 future front doors". We use the roll's 232.
Lots are 20 feet wide in the interior and about 30 feet at building ends, and about 107.6 feet deep. Homes on the roll have 3 bedrooms and 1,636 to 2,093 square feet of county heated area, with a median of 1,831.
Centex builds Sawgrass at Coral Lakes. The builder's page names PulteGroup in its consent text, and the roll lists Pulte Home Company LLC as the owner of 15 lots. PulteGroup bought the land in 2021, as the history section describes. The builder calls the community a "Gated townhome community with 230 future front doors", markets it as "No CDD", and shows six-unit and eight-unit buildings. We print no building count (builder's page, read October 15, 2026).
As of the builder's page, read October 15, 2026:
The builder's size is marketing living area. The county's heated area for the same homes runs 1,636 to 2,093 square feet, and we do not set one beside the other. In 2022 the press described three plans, including one-car homes of 1,636 and 1,816 square feet and a two-car home of 1,657. The builder's current page shows two plans.
Recorded builder sales in the last 12 months ran from $235,000 to $287,990, so individual sale prices fall both below and above the advertised starting prices. Read the builder's figure as a starting price and the recorded sale as what a lot, plan and options actually brought.
In the 12 months to September 25, 2026, the county recorded 48 sales in Sawgrass at Coral Lakes at a median of $245,990, ranging from $235,000 to $287,990. An estimated 45 were builder-direct sales at a median of $245,990, and 3 were resales ranging from $244,900 to $259,000. The median price per square foot of county heated area is $133.80 (n = 9), because the roll has not yet measured most new homes. No vacant-lot sale has ever been recorded on the replat.
Calendar year | Recorded sales | Median |
|---|---|---|
2022 | 4 | $335,482 |
2023 | 22 | $314,235 |
2024 | 74 | $304,859 |
2025 | 73 | $255,000 |
2026 through September 25 | 42 | $245,990 |
Source: Lee County recorded sales (DOR-qualified), through September 25, 2026; county roll dated October 4, 2026; our analysis. The first recorded sale is dated December 2, 2022.
Windows give the same story. Over 24 months there were 134 sales at $258,490, over 36 months 198 at $269,995, and across all recorded history 215 at $273,900. The builder median fell from $335,482 in 2022 to $245,990 in 2026, which is $89,492 or 26.7 percent ($335,482 less $245,990 is $89,492, and $89,492 divided by $335,482 is 26.7 percent).
The roll's 45 vacant-coded lots are not 45 unsold homes. Thirty-two of those lots carry a qualified recorded sale in the last 12 months, homes sold while under construction before the roll caught up. Of the 226 replat lots, 211 have a recorded sale, and Pulte Home Company LLC still owns 15 on the roll (read October 15, 2026). The builder's own status is "Limited Opportunities Remaining". The roll is a snapshot, and the builder's inventory is the builder's to state.
Sawgrass Village of Coral Lakes Homeowners Association, Inc. (N21000010904) is registered and active, and the roll shows it owns the replat's open-space tract. Its assessment, what it maintains and how it relates to the master association are not published. Who maintains townhome exteriors and roofs, and the townhome insurance form, are not published either; the declarations decide. The association's calendar lists a turnover meeting for September 29, 2026, and we do not know the outcome. The governance section above has the entity record and the documents to request.
The builder says residents use the Coral Lakes amenities and lists "2 neighborhood pools, a fitness center, playground". We could not open the recorded document that grants townhome owners amenity rights, because the Lee County Clerk's images were blocked to us on October 15, 2026. The master association owns the replat's road, lake and buffer tracts on the roll. A buyer should ask for the recorded supplemental declaration for instrument 2021000420375 and confirm in writing what the townhome lot includes.
The two routes behave differently. On the county record, Sawgrass at Coral Lakes had an estimated 45 builder-direct sales and 3 resales in the 12 months, so almost every sale was the builder's. In the MLS (Southwest Florida MLS, Matrix, pulled October 10, 2026, closings September 26, 2025 to September 25, 2026), the Sawgrass at Coral Lakes development had 34 closings at a median of $245,990, ranging from $239,000 to $275,000, with a median of 47 days on market and 98.15 percent of list. On October 10, 2026 it had 8 active listings, priced from $249,990 to $289,900 with a median list price of $274,950, plus 8 pending, which is 2.8 months of supply.
The county counts 48 sales and the MLS 34, a difference of 14, because about 14 builder closings did not pass through the MLS. A builder sale comes with the builder's contract, plans and options. A resale comes with a recorded sale history. The county's 12-month resale range, $244,900 to $259,000, sits inside the builder's recorded range.
Florida has a statute for deposits on new residences. Under section 501.1375, a builder or developer that sells residential dwelling units must place buyer deposits, up to 10 percent of the price, in a labeled escrow account unless the buyer waives that in writing. The contract carries a conspicuous legend on the right. Withdrawals generally need the signatures of builder and buyer. The builder may use escrowed funds for construction only with notice to the buyer and, generally, a surety bond, or a master surety bond with a pro rata premium paid by the buyer at closing. Deposits required by FHA or VA and deposits held by licensed brokers under chapter 475 are exempt (Florida Statutes, s. 501.1375, 2026 edition, read October 10, 2026).
Before signing with any builder, ask where the deposit will be held, whether the contract asks you to waive escrow, and whether a surety bond applies. We print no incentive or monthly payment figure.
A dedicated Sawgrass at Coral Lakes sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
In Coral Lakes in Cape Coral, the Coral Lakes Community Association owns a 3,544 square foot heated clubhouse on a 4.603 acre tract, with a main hall, a kitchen for catered functions and meeting rooms. Residents also have two pools, a fitness center, tennis and basketball courts, baseball fields and a playground, all taken from the association's public amenity feed.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Coral Lakes Community Association public amenity feed and Rules and Regulations approved November 7, 2024, read October 15, 2026).
The clubhouse sits on tract R-1, a 4.603 acre parcel owned by Coral Lakes Community Association, Inc. The county roll lists the building at 3,544 square feet heated and first assessed in 2006, so it is as old as the first homes in the community (Lee County Property Appraiser, clubhouse tract parcel record). The association's public feed describes a main hall, a kitchen set up for catered functions and meeting rooms (Coral Lakes Community Association, amenity feed).
The association gives its address as 1500 Coral Lakes Boulevard. The county roll lists the amenity tract at 1281 Coral Lakes Boulevard, which is the address you will see on a county record. They describe the same tract.
The association's feed lists a resort-style pool and a smaller neighborhood pool, so Coral Lakes has two pools. The Rules and Regulations set pool hours from dawn to dusk and state that there is no lifeguard at the pools (Coral Lakes Community Association, Rules and Regulations, November 7, 2024).
The county roll lists a second, 400 square foot recreation building, built in 2011, on tract R-3 off Weeping Willow Court, owned by the association. We infer that the neighborhood pool sits on that tract, but no record we read says so. Pool dimensions, depth and capacity are not published.
The fitness center is on the association's amenity list. The Rules and Regulations and the April 2026 Welcome packet put the fitness center and clubhouse hours at 4:30 AM to midnight daily (Coral Lakes Community Association, Welcome packet, April 2026). The board sets the hours and may change them.
The size of the fitness room and its equipment list are not published, so we print neither. If equipment matters to your decision, ask the association's manager for a current equipment list before you rely on it.
Tennis courts and basketball courts appear on the association's amenity feed. The Rules and Regulations set court hours from dawn to dusk. The feed describes the courts as lit for evening play, but the Rules do not give a night-play hour, so we make no promise of play after dark.
The number of tennis courts and basketball courts is not published by the association and does not appear on the county roll. A reader who plays regularly should count the courts on a visit and ask about reservation rules, because the documents we read do not describe any.
The ball-field area is reached by Coral Fields Way and sits on tract R-2, a 15.30 acre tract owned by the association. The association's feed lists baseball fields and a playground, and its event calendar places the July 4 parade and the 5K run at the ball fields and clubhouse. The Rules and Regulations set playground and field hours from dawn to dusk.
The count of fields and the dimensions of the playground are not published. R-2 is one of the six largest association-owned tracts on the roll, alongside the lake tracts and the preserve tracts, so the field area is a large part of the amenity land.
The documents set two sets of hours. The fitness center and clubhouse run 4:30 AM to midnight daily. The pools, courts, playground, parks and field area run dawn to dusk. The board can change either set.
Guests in the clubhouse must be with a resident. The Rules allow up to four guests outside the immediate family at the amenities at one time. Late fees are the greater of 10 percent or $25, and fines run up to $50 per violation (Coral Lakes Community Association, Rules and Regulations). Read the current Rules before a visit, because the board can amend them.
The Rules extend amenity use to "all owners of record legal title, their residing spouses, tenants, and their residing children". Tenants therefore use the amenities during a lease, and the association's lease application is described in the fee section of this page.
Sawgrass at Coral Lakes is the newer townhome section. The builder's marketing says its residents use the Coral Lakes amenities, "2 neighborhood pools, a fitness center, playground". We did not read the recorded document that grants townhome owners amenity rights, because the Clerk's records were blocked to us. A buyer of a Sawgrass at Coral Lakes townhome should ask for that document and for the townhome association's rules before closing.
The Rules provide for clubhouse rental by application. The rental fee is not published, and the documents we read give no deposit amount or booking window. A resident planning an event should ask the association for the current application and fee schedule.
No. The Lee County Property Appraiser labels the clubhouse tract "COUNTRY CLUBS", which is the appraiser's land-use code for a clubhouse tract and not a membership club. Use comes with ownership and tenancy under the Rules, and there is no separate club membership to buy.
The Southwest Florida MLS listing fields for Coral Lakes show no mandatory club fee and no recreation lease fee: both read $0.00 on all 150 Coral Lakes and Sawgrass at Coral Lakes rows we reviewed in the October 10, 2026 pull. The association's quarterly dues are separate and are not published.
No. Coral Lakes in Cape Coral has no golf course, marina, boat ramp, dock or boat access, and the lakes are for viewing and catch-and-release fishing from your own backyard only. The nearest golf is Del Tura Golf Club, 4.7 route miles from the clubhouse, and the nearest public boat ramp is Rosen Park, 7.6 miles away.
Data updated: October 2026 (driving routes from the Coral Lakes clubhouse computed October 15, 2026 with OSRM; City of Cape Coral park and boat-ramp pages and the Coral Lakes Declaration and Rules, read October 15, 2026).
The Declaration, the Rules, the Welcome packet and the county roll describe no golf course in Coral Lakes. The appraiser's coding of the community's 766 parcels has no golf class. The community's open space is lake tracts, preserve tracts and the amenity tracts described above (Coral Lakes Declaration of Covenants, Lee County Property Appraiser parcel layer).
Measured as driving routes from the clubhouse, the nearest courses are these.
Course | Route miles | What the course's own page or the city says |
|---|---|---|
Del Tura Golf Club | 4.7 | Listed by Troon as daily fee or resort, 27 holes |
El Rio Golf Club | 6.5 | Course website |
Coral Oaks Golf Course | 7.7 | The City of Cape Coral's municipal 18-hole course, par 72 |
Sources: Troon, Del Tura Golf Club; El Rio Golf Club; Coral Oaks Golf Course; City Auditor, Coral Oaks follow-up audit, April 20, 2023.
Coral Oaks is the city's course and is not part of Coral Lakes, despite the similar name. We did not confirm tee times, rates or membership terms at any of the three courses.
Coral Lakes has 17 numbered lake tracts, L-1 to L-17 plus L-15A, owned and maintained by the association. The Declaration and the Rules prohibit swimming and prohibit boating: "No watercraft of any kind" except lake maintenance. Catch-and-release fishing is allowed only from your own backyard.
In the older sections, 74 percent of the original plat homes (166 of 223) and 74 percent of the Phase D homes (119 of 160) carry the appraiser's lake land-use code, and all 61 of the 2007 Weeping Willow Court homes do. Coral Lakes is a lake community and not a canal community. No city canal lies inside Coral Lakes, and the eight city canals around it are all freshwater.
There is no marina, dock or boat storage in Coral Lakes. The Declaration and the Welcome packet also limit what you can park at home: no overnight street parking, and no RV, boat, trailer or commercial vehicle left outside overnight without the association's consent. Anyone who owns a boat should plan on storage away from the community and should read the vehicle rules before buying.
The City of Cape Coral lists five public boat ramps, open 24 hours unless closed for repairs, with trailer parking at $15 a day by app. By driving route from the Coral Lakes clubhouse:
Ramp | Route miles | Water |
|---|---|---|
Rosen Park | 7.6 | Saltwater, Caloosahatchee River, two ramps |
BMX Boat Ramp | 8.5 | Freshwater |
Horton Park | 9.3 | City ramp |
Burnt Store | 10.8 | City ramp |
Crystal Lake Park | 13.2 | A 45 acre lake |
Sources: City of Cape Coral, Boat Ramps and Parking; Rosen Park; Strausser BMX Sports Complex; Horton Park; Burnt Store Boat Ramp; Crystal Lake Park. The city page describes each ramp's water; we state the water type only where the city does.
The Cape Coral Yacht Club marina and ramp are closed, 14.6 route miles from the clubhouse. The city's newest project entry, dated May 2026, says City Council directed Phase 2 of the project and "has not yet determined a source of funding" (City of Cape Coral, Yacht Club Community Park, Committee of the Whole phasing plan, May 27, 2026). We print no cost or reopening date because the city has stated neither.
Coral Lakes has no beach, and no restaurant or dining outlet on the property appears in any record we read. The clubhouse has a kitchen for catered functions, which is a different thing from a restaurant. The nearest beaches are by road and are listed in the parks and beaches section below. Shopping and groceries are on Del Prado Boulevard North and Pine Island Road, also covered below.
Day to day in Coral Lakes, Cape Coral, the association's calendar fills with bingo, Bunco, a book club, aqua fitness classes, pool-deck movie and food-truck nights, holiday events, a 5K and a July 4 parade. Beyond the gate, Gator Trails Park is 2.6 route miles away and two Publix stores are 1.7 and 3.4 miles away.
Data updated: October 2026 (Coral Lakes Community Association public event feed, 203 items from December 2025 to April 2027, read October 15, 2026; driving routes computed October 15, 2026 with OSRM).
The association publishes a public calendar of 203 items running from December 2025 to April 2027 (Coral Lakes Community Association, event feed). It includes monthly Community Bingo, Bunco nights and a book club. The calendar is the association's, and it changes, so check it before planning around a given date.
Aqua Fit classes appear on the calendar alongside the fitness center's daily hours. The feed does not say who teaches the classes, what they cost or how many people attend, and we print none of that.
The calendar lists food-truck and movie nights on the pool deck, holiday events, a 5K run and a July 4 community parade at the ball fields and clubhouse. We describe the events and not who attends them. Because food trucks are listed as event guests, they are a calendar item and not a dining venue on the property.
Gator Trails Park, 2.6 route miles from the clubhouse, is a 16.8 acre city park with a half-mile wooded trail (City of Cape Coral, Gator Trails Park). Del Prado Linear Park, 2.9 route miles away, is a lighted path along Del Prado Boulevard from Pine Island Road to Kismet Parkway (City of Cape Coral, Del Prado Linear Park).
The city's Kismet Parkway SUN Trail Phase II construction is anticipated to start in fall 2026 (City of Cape Coral, SUN Trail Program). We make no claim that a path reaches the Coral Lakes gate.
The nearest grocery is the Publix at Shoppes at North Cape on Del Prado Boulevard North, 1.7 route miles from the clubhouse, listed as open 7 AM to 10 PM. A second Publix, at Del Prado Crossings on Northeast Pine Island Road, is 3.4 miles away. The Northeast Pine Island Road retail corridor runs 3.4 to 4.2 route miles from the clubhouse. We name no other store or restaurant, because we did not verify any.
The association's dues include a bulk Xfinity internet package, according to the Welcome packet (Coral Lakes Community Association, Welcome packet, April 2026). The dues amount is not published, so the portion that pays for internet is not known. A buyer should ask for the current association budget to see how the internet package is charged.
Gator Trails Park is the nearest open city park we measured from Coral Lakes in Cape Coral, 2.6 route miles away, with Del Prado Linear Park at 2.9. The nearest library is North Fort Myers Public Library at 5.3 miles. The nearest Gulf beach park, Lynn Hall Memorial Park, is 21.1 miles away and temporarily closed for post-Ian improvements.
Data updated: October 2026 (driving routes from the Coral Lakes clubhouse computed October 15, 2026 with OSRM; City of Cape Coral, Lee County Parks and Lee County Library System pages read October 15, 2026).
By driving route from the clubhouse, the nearest city parks we measured are Gator Trails Park at 2.6 miles, Del Prado Linear Park at 2.9, Burton Memorial Park at 4.1 and Giuffrida Park at 4.4 (City of Cape Coral, Burton Memorial Park; Giuffrida Park). The city's pages give each park's current hours and facilities, and they change, so check the page before a visit.
Yellow Fever Creek Preserve, at 3115 Del Prado Boulevard North, is 1.7 route miles from the clubhouse. The city's Parks GO Bond page, in its July 2026 update, says construction is 99 percent complete and behind schedule, and that the park will open after remaining work and inspections. We do not describe it as open (City of Cape Coral, Yellow Fever Creek Preserve).
Lake Meade Park, at 1120 Kismet Parkway East, is no longer funded by the Parks GO Bond, and the city expects full design in early 2027 (City of Cape Coral, Lake Meade Community Park). Neither park is an amenity of Coral Lakes.
Two of the city's nature parks are farther out. Sirenia Vista Park is 11.4 route miles from the clubhouse and Rotary Park Environmental Center is 13.4 (City of Cape Coral, Eco-tourism recreation; Rotary Park Environmental Center). They are listed here as distances only.
Beach parks are a long drive from Coral Lakes, and the status of the nearest two is affected by repairs after Hurricane Ian.
Lee County sells an annual parking pass for $60, and it has been digital since May 1, 2025 (Lee County Parks, parking). Because closures change, check the county page the day you plan to go.
The Lee County Library System lists these branches nearest the clubhouse: North Fort Myers Public Library at 5.3 route miles, Northwest Regional Library at 7.8 and Cape Coral-Lee County Public Library at 12.0 (Lee County Library System, branch locations). The room called the library in the Coral Lakes clubhouse is a clubhouse room and not a branch.
Destination | Type | Route miles from the clubhouse |
|---|---|---|
Yellow Fever Creek Preserve (not yet open) | City park | 1.7 |
Gator Trails Park | City park | 2.6 |
Del Prado Linear Park | City park | 2.9 |
Burton Memorial Park | City park | 4.1 |
Giuffrida Park | City park | 4.4 |
North Fort Myers Public Library | Library | 5.3 |
Northwest Regional Library | Library | 7.8 |
Sirenia Vista Park | City park | 11.4 |
Cape Coral-Lee County Public Library | Library | 12.0 |
Rotary Park Environmental Center | City park | 13.4 |
Lynn Hall Memorial Park (temporarily closed) | Beach | 21.1 |
Bowditch Point Park (parking and amenities closed) | Beach | 21.9 |
Bowman's Beach Park, Sanibel | Beach | 33.0 |
Distances are driving routes at free flow, computed October 15, 2026, and every trip leaves through the single Coral Lakes Boulevard entrance onto Del Prado Boulevard North. We state miles only and make no claim about travel time.
Coral Lakes in Cape Coral sits in Lee County evacuation zone D, not named in the orders for Ian, Helene or Milton. The 2006 and 2007 homes were most likely permitted under the 2004 Florida Building Code, and the Sawgrass at Coral Lakes townhomes under the 2020 or 2023 edition. The records we read give no Coral Lakes damage figure.
Data updated: October 2026 (Lee County evacuation-zone and hazard layers read October 15, 2026; Lee County Public Safety orders; National Hurricane Center reports; Florida Building Commission; Florida Statutes 2025 and 2026; county roll dated October 4, 2026).
Lee County places every Coral Lakes sample point in evacuation zone D and storm-surge zone 4, and two county layers agree. Lee County names zones A to E by storm surge and not by storm category, and the City of Cape Coral notes that evacuation zones differ from flood zones (Lee County Emergency Management, know your zone; Lee County evacuation zones layer). The flood zone is a separate question and is answered in the next section.
Zone D is a planning label that the county can include in an order for a given storm. Confirm your address on the county's lookup in any storm season, and follow the order of the day and not a past order.
The orders actually issued are on public record.
Zone D was not named in any of the three. That is a record of orders and says nothing about what a future storm will require.
The National Hurricane Center's report places Hurricane Ian's landfall on Cayo Costa on September 28, 2022, as a Category 4 hurricane, and reports storm surge of 6 to 9 feet above ground at the mouth of the Caloosahatchee River, which includes Cape Coral (National Hurricane Center, Tropical Cyclone Report, Hurricane Ian).
Those are city and river-mouth figures. No source we read states a water depth, a damage figure or an outage at Coral Lakes itself, so we print none, and we do not describe the community as spared or dry.
The nearest county rain gauge we found, at Lake Fairways about 2.4 miles north, recorded 9.85 inches in Hurricane Ian from September 26 to 30, 2022, and 3.80 inches in Hurricane Milton (National Hurricane Center, Ian supplemental observations; Tropical Cyclone Report, Hurricane Milton). It is a gauge near Coral Lakes and not a Coral Lakes measurement, and rainfall is not the same as flooding.
The county's hazard layer assigns Coral Lakes a design wind speed of 160 mph for Risk Category II buildings, and places it in the wind-borne debris region at every sample point (Lee County Property Appraiser, Hazards and Flood Zones layer). A design wind speed is an engineering standard for new construction and is not a forecast.
We did not read the rule text that sets window or shutter requirements, and the county and city layers do not state one. The Coral Lakes rules on storm protection are narrower: hurricane shutters are allowed from 48 hours before landfall to 7 days after (Coral Lakes Community Association, Rules and Regulations).
The Florida Building Code's 8th Edition (2023) is in force today, and the 9th Edition takes effect December 31, 2026 (Florida Building Commission). The homes of 2006 and 2007 were most likely permitted under the 2004 edition, which was implemented October 1, 2005. The Sawgrass at Coral Lakes homes were permitted under the 7th (2020) or 8th (2023) edition, depending on each permit's application date (Florida Building Commission, 2023 effective dates). Both are our inference from the year built, because we did not read the permits.
Home group | Roll year built | Parcels | Most likely code edition | Original roof age in 2026 |
|---|---|---|---|---|
Original plat, Unit Two, Phase D and Weeping Willow Court homes | 2006 or 2007 | 449 | 2004 edition (inferred) | 19 to 20 years |
Single-family homes | 2008 | 4 | Not inferred here | 18 years |
Single-family homes | 2015 | 30 | Not inferred here | 11 years |
Sawgrass at Coral Lakes | 2022 to 2026 | 181 | 7th (2020) or 8th (2023), by permit date (inferred) | Under 5 years |
The roof ages are arithmetic on the county roll's year built (2026 minus 2006 is 20, 2026 minus 2007 is 19), not a roof record. A roof may have been replaced, and a seller's permit history shows it.
Florida Statutes section 627.7011(5) says an insurer may not refuse to issue or renew a policy solely because a roof is under 15 years old. For an older roof, the insurer must allow an inspection, and may not refuse on roof age alone if the roof has 5 or more years of useful life remaining (Florida Statutes 2025, chapter 627).
An original roof on a 2006 or 2007 home is 19 to 20 years old in 2026, so an inspection is the relevant step for those homes. We quote no premium for Coral Lakes, because we did not generate a quote and the public record gives none for the community.
Under Florida Statutes section 215.5586 (2026), the My Safe Florida Home program requires that the home was built before January 1, 2008 as the property appraiser's site reflects, that it is homesteaded and that its insured value is $700,000 or less, among other tests (Florida Senate, s. 215.5586; Florida Department of Financial Services, My Safe Florida Home).
On the county roll, only the 449 homes built in 2006 or 2007 can meet the year test. Whether a given home qualifies depends on the program's rules and funding. We could not confirm the program's current funding or application window, so check the state program page before planning around it.
Coral Lakes in Cape Coral sits in FEMA flood zone X, the area of minimal flood hazard, at all 746 address points we tested, on flood map panel 12071C0254G effective November 17, 2022. Zone X describes ground on a federal map, not any one house, and the nearest mapped coastal hazard edge is 87 meters from an address point.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 15, 2026; Lee County hazard and evacuation layers, USGS 3DEP elevation service and City of Cape Coral flood pages read October 15, 2026; OpenFEMA National Flood Insurance Program records as of September 8, 2026).
We queried FEMA's National Flood Hazard Layer at nine sample points, at least one in every section of Coral Lakes, and then at all 746 address points that the City of Cape Coral codes as Coral Lakes (City of Cape Coral address layer). Every point returned zone X, "area of minimal flood hazard," which is not a Special Flood Hazard Area. No base flood elevation applies to a zone X point, and the layer shows no Letter of Map Amendment or Letter of Map Revision inside the community.
Sample point | Section and street | FEMA zone | Flood map panel | Panel effective | Lee County evacuation zone |
|---|---|---|---|---|---|
P1 | Sawgrass at Coral Lakes, Lake Jessup Cir | X | 12071C0254G | November 17, 2022 | D |
P2 | Sawgrass at Coral Lakes, Fells Cove Ln | X | 12071C0254G | November 17, 2022 | D |
P3 | Weeping Willow Ct | X | 12071C0254G | November 17, 2022 | D |
P4 | Original plat, Blue Cypress Lake Ct | X | 12071C0254G | November 17, 2022 | D |
P5 | Unit Two, Sawgrass Lake Ct | X | 12071C0254G | November 17, 2022 | D |
P6 | Phase D, Keystone Lake Dr | X | 12071C0254G | November 17, 2022 | D |
P7 | Phase D, Deerfield Lake Ct | X | 12071C0254G | November 17, 2022 | D |
P8 | Clubhouse tract, Coral Lakes Blvd | X | 12071C0254G | November 17, 2022 | D |
P9 | Tract R-2, Coral Fields Way | X | 12071C0254G | November 17, 2022 | D |
Source: FEMA National Flood Hazard Layer, queried October 15, 2026; Lee County Property Appraiser hazard layers (Lee County Property Appraiser GIS). The evacuation column is a different map from the flood column, and the next sections explain why that matters.
All 746 address points fall inside the unshaded zone X polygon, which is a count of address points on fifteen streets, not a count of parcels. The community has 766 parcels on the county roll, and the two numbers are never subtracted from each other.
Zone X does not mean the map stops at the gate. The nearest edge of a shaded X area, which FEMA labels a 0.2 percent annual chance flood hazard in a coastal zone, is 87 meters (285 feet) from a Coral Lakes address point. The nearest Zone AE, the mapped coastal floodplain and a Special Flood Hazard Area, is 366 meters (1,202 feet) away (FEMA National Flood Hazard Layer, queried October 15, 2026).
We read that as context, not as a prediction. A buyer who sees "X" on a listing should know the designation is a line on a map, that the line was drawn in 2022, and that the nearest mapped hazard is a short distance beyond the community. The base flood elevations that appear on the FEMA layer near Coral Lakes belong to those neighboring AE areas, not to Coral Lakes, so we print none of them here.
The U.S. Geological Survey's 3D Elevation Program gives ground heights of about 17 to 19 feet (NAVD88) at the nine sample points (USGS 3DEP point query service, queried October 15, 2026). The clubhouse tract reads highest in that set and a retention buffer along Coral Fields Way reads lowest.
Three cautions apply. The survey was flown in 2018, before the Sawgrass at Coral Lakes townhomes were built, so it describes bare earth rather than a finished lot. A ground elevation is not a floor elevation. Finished floor elevations for Coral Lakes homes are not in any public record we could read, and an elevation certificate address by address is the document that holds them.
The FEMA layer shows no Letter of Map Amendment or Letter of Map Revision inside Coral Lakes. The current maps for Cape Coral became effective November 17, 2022 (City of Cape Coral, Flood Protection).
A federal notice published May 18, 2026 lists a map revision case for the City of Cape Coral, case 25-04-1807P, with a modification date of April 21, 2026 (Federal Register notice 2026-09850). The notice does not describe the change, and FEMA's layer places that case elsewhere in the city, away from Coral Lakes. A letter of map change issued after FEMA's last refresh of its layer would not appear in our query, so a lender's flood determination for the specific address remains the check that governs.
OpenFEMA, the federal open data service for the National Flood Insurance Program, lists no NFIP claim, for any date, in the census block group around Coral Lakes, and 20 NFIP policies in force there as of September 8, 2026 (OpenFEMA NFIP claims; OpenFEMA NFIP policies). The block group is a census area that contains Coral Lakes, so we call it "the block group around Coral Lakes" and nothing more precise.
A record of no claims is not a statement about damage, and an NFIP record covers only homes insured under the federal program. For wider context, FEMA's individual assistance data for ZIP 33909 after Hurricane Ian shows 6,709 owner registrations, 1,187 inspected and 34 with FEMA-verified loss above $20,000 (OpenFEMA housing assistance for owners). ZIP 33909 is far larger than Coral Lakes, and we have no figure for the community itself.
Cape Coral holds a Community Rating System Class 5 rating, reached in 2010 (City of Cape Coral, Flood Protection). Under FEMA's current Risk Rating 2.0 method, the Community Rating System discount applies to the full-risk premium of every National Flood Insurance Program policy in a participating community, including policies outside the Special Flood Hazard Area. For Coral Lakes in zone X, that is 25 percent off an NFIP policy, the same discount as a home in a high-risk zone (FEMA CRS Discount Guide, July 2023, published on FEMA's FloodSmart agents site).
On November 22, 2024 the city announced that it retained the 25 percent discount and avoided FEMA probation (City of Cape Coral, FEMA). The discount is on NFIP policies. What a private flood policy or a homeowners wind policy costs is set by that carrier's quote, and what a given home would pay is a quote, not a map.
An elevation certificate records a building's lowest floor against the flood elevation. The City of Cape Coral keeps many of them on its Forerunner portal, searchable by address. The city notes that buildings from before 1993 may not have one on file, and Coral Lakes homes date from 2006 and later.
We did not read the certificate for any Coral Lakes address. If you are buying, ask the seller or the city for the certificate on the specific home, and ask your insurance agent whether the lowest floor reading changes a flood quote.
Start with the FEMA Map Service Center (FEMA Flood Map Service Center), which returns the flood zone and panel for an address. Add Lee County's Know Your Zone page for the evacuation zone, then ask a lender for a flood zone determination, which is the document that actually governs a federally backed loan.
Keep the two maps apart. The City of Cape Coral says plainly that hurricane surge evacuation zones are different from flood zones, so a Coral Lakes address can be flood zone X and evacuation zone D at the same time. We state the zone for sample points, never for a specific house; the maps and your lender do that.
Selling your Coral Lakes home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-coral-lakes, or call Jesse direct at (239) 898-6072 (confidential conversations welcome).
Buying a home in Coral Lakes? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers in Southwest Florida, or see how we help Coral Lakes buyers.
Insurance for a home in Coral Lakes in Cape Coral splits into wind coverage on a homeowners policy and a flood policy. FEMA's federal purchase requirement does not attach to zone X on the map alone, though a lender or the contract can still require flood coverage, and roof age matters most for the homes built in 2006 and 2007.
Data updated: October 2026 (Citizens Property Insurance Corporation 2026 approved rate changes and August 31, 2026 policies in force; FEMA FloodSmart pages; Florida Statutes 2025 and 2026; Florida Building Commission; read in October 2026).
FEMA says a federal flood insurance purchase requirement applies to properties in high-risk zones that carry a government-backed mortgage. For moderate and minimal hazard zones, which include zone X, FEMA recommends coverage but the federal purchase requirement does not apply (FEMA FloodSmart, what is my flood risk; FEMA FloodSmart, what is my flood zone).
Two further points matter. FEMA reports that nearly one-third of National Flood Insurance Program claims from 2014 to 2024 came from outside high-risk areas (FEMA FloodSmart, what is my flood risk). And a lender, an association document or a purchase contract can still require coverage even where federal law does not. We never say a Coral Lakes buyer does not need flood insurance; we say the map alone does not require it.
We obtained no insurance quote for any Coral Lakes address, and no public record gives a premium for the community. A premium depends on the home, the roof, the carrier, the coverage amounts, the deductible and the year, so a number tied to a community name would not be a fact. We print no homeowners or flood premium range for Coral Lakes or for Cape Coral.
What the public record does show is the structure of the decision, and the next sections set it out.
Citizens Property Insurance Corporation is Florida's state-created insurer, and it publishes rate filings by county. These are Lee County figures for the whole county's Citizens book, not quotes for Coral Lakes homes, and the coverage amounts behind them differ from a Coral Lakes townhome or a Coral Lakes single-family home (Citizens, 2026 approved rate changes by county).
Citizens book, Lee County, 2026 approved rates | Policies | Average premium before | Average premium after | Approved change |
|---|---|---|---|---|
All personal lines | 21,124 | $2,923 | $2,797 | 4.3 percent decrease |
Homeowners multiperil (HO3) | 5,586 | $3,322 | $3,039 | 8.5 percent decrease |
Homeowners wind-only (HW2) | 1,219 | $4,550 | $4,279 | 5.9 percent decrease |
Condominium unit owners multiperil (HO6) | 801 | $1,459 | $1,356 | 7.0 percent decrease |
Of the 21,124 personal lines policies, 15,145 received a decrease. On August 31, 2026 Citizens had 5,845 personal residential multiperil policies and 1,981 personal residential wind-only policies in force in Lee County (Citizens, policies in force, August 31, 2026). We print those counts only and compute no average from them.
Citizens requires a four-point inspection for homes over 20 years old, and its roof rule asks for documentation of at least five years of remaining useful life once a roof passes 25 years, or 50 years for the roof types Citizens treats as longer-lived (Citizens, inspections). Other insurers set their own rules.
The arithmetic for Coral Lakes is simple. An original roof on a 2006 home is 20 years old in 2026, and one on a 2007 home is 19. The community has 449 single-family parcels with a roll year built of 2006 or 2007, so many original roofs sit at or near the age where an insurer may start asking questions. The roll's year built is the appraiser's field, not a roof record, so the real roof age comes from permits and inspections.
Florida law also limits what an insurer can do with an older roof. Under s. 627.7011(5), an insurer may not refuse to issue or renew solely because a roof is under 15 years old, and for an older roof it must allow an inspection and may not refuse on roof age alone if the roof has five or more years of useful life (Florida Statutes, chapter 627). The 2015 homes are 11 years old in 2026 and the Sawgrass at Coral Lakes townhomes, built 2022 to 2026, are under five.
A wind mitigation inspection documents a home's roof covering, roof deck attachment, roof to wall connection, opening protection and other features on the state's Uniform Mitigation Verification Inspection Form, OIR-B1-1802, and insurers must accept the form from an authorized inspector (Citizens, your wind mitigation inspection; Florida Statutes, s. 627.711).
The Lee County layer lists Coral Lakes in the wind-borne debris region with a design wind speed of 160 mph for Risk Category II buildings (Lee County Property Appraiser GIS). The inspection form records what a specific home has, so two houses on one street can differ. We print no discount percentage, because carriers set their own.
The Sawgrass at Coral Lakes townhomes sit under two layers of association governance, and the builder shows six-unit and eight-unit buildings on its community page, read October 15, 2026. Which insurance form a townhome owner carries, and who insures and maintains the building exterior, depend on the recorded declarations. Those documents for the townhome association are not published, so we state the question and the answer's location instead of guessing.
Ask the seller or the association's manager for the townhome declaration, the master association's insurance article, the association's insurance certificate and any special assessment history, then ask your agent to confirm which policy form the lender will require.
A Florida seller of residential real property must give the buyer a flood disclosure at or before the time the sales contract is executed. It covers known flooding during the seller's ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's (Florida Statutes, s. 689.302). The statute text holds no right for the buyer to cancel the contract over the disclosure.
For a Coral Lakes resale, that means known flooding and prior claims are items the seller states in writing.
Ask in writing for the association's insurance certificate, the wind mitigation form if one exists, the four-point inspection if the home is over 20 years old, the roof permit date, the elevation certificate, the lender's flood zone determination, and written wind and flood quotes from at least two sources. Premiums come from quotes, and quotes depend on documents a buyer can request.
Lee County assigns addresses in Coral Lakes in Cape Coral through choice zones. On the district's published layer every Coral Lakes address is in Elementary Proximity Zone B and Middle Proximity Zone CC, and 715 of 746 address points are in West Zone 1 for high school, with 31 in West Zone 2. The district's lookup decides for an address.
Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026 to 2027 and School Proximity Zones layer, read October 15, 2026; OSRM route miles from the Coral Lakes clubhouse, October 15, 2026).
The School District of Lee County assigns students through residential and choice zones and sub-zones under its Student Enrollment Plan for 2026 to 2027, which the School Board approved on December 1, 2025 (School District of Lee County, Student Enrollment Plan 2026-2027). Open enrollment for that year began online on January 20, 2026 (School District of Lee County, open enrollment).
A zone is a pool of schools in the district's plan, and the lookup returns the assignment for one address. We ran all 746 Coral Lakes address points against the district's published School Proximity Zones layer, and what follows is per that layer and the 2026 to 2027 plan, read October 2026. The district's school zone lookup returns the answer for one address, and that answer controls.
Every Coral Lakes address point returned Elementary Proximity Zone B. The schools in that pool are Caloosa Elementary, Diplomat Elementary, Hancock Creek Elementary, Littleton Elementary and Tropic Isles Elementary (Caloosa Elementary; Diplomat Elementary; Hancock Creek Elementary; Littleton Elementary; Tropic Isles Elementary).
By route from the clubhouse, Diplomat Elementary is 3.1 miles, Littleton Elementary 3.3, Caloosa Elementary 5.4, Tropic Isles Elementary 6.1 and Hancock Creek Elementary 7.0. A pool listing is not an assignment, so the lookup tells you which school a particular address is placed in.
Every Coral Lakes address point returned Middle Proximity Zone CC. The pool holds Bayshore School (a K-8 school), Caloosa Middle, Diplomat Middle and North Fort Myers Academy for the Arts (also K-8) (Bayshore School; Caloosa Middle; Diplomat Middle; North Fort Myers Academy for the Arts).
Route miles from the clubhouse are 3.0 to Diplomat Middle, 5.1 to Caloosa Middle, 6.0 to North Fort Myers Academy for the Arts and 9.4 to Bayshore.
High school assignment splits by street. Of the 746 address points, 715 are in West Zone 1 and 31 are in West Zone 2. The 31 are on Golden Pond Ct, Coral Fields Way and part of Deerfield Lake Ct; Golden Pond Ct has 14 address points, Coral Fields Way 3 and Deerfield Lake Ct 34.
The West Zone 1 pool is Island Coast High, Mariner High and North Fort Myers High. West Zone 2 adds Cape Coral High and Ida S. Baker High (Island Coast High; Mariner High; North Fort Myers High; Cape Coral High; Ida S. Baker High). Because the split runs through the middle of one street, an address on Deerfield Lake Ct needs the district's lookup before anyone assumes a pool.
School | Level | Zone pool | Route miles from the clubhouse |
|---|---|---|---|
Island Coast High | High | West Zone 1 | 2.6 |
Diplomat Middle | Middle | Zone CC | 3.0 |
Diplomat Elementary | Elementary | Zone B | 3.1 |
Littleton Elementary | Elementary | Zone B | 3.3 |
Caloosa Middle | Middle | Zone CC | 5.1 |
Caloosa Elementary | Elementary | Zone B | 5.4 |
North Fort Myers High | High | West Zone 1 | 5.6 |
North Fort Myers Academy for the Arts (K-8) | Middle | Zone CC | 6.0 |
Tropic Isles Elementary | Elementary | Zone B | 6.1 |
Hancock Creek Elementary | Elementary | Zone B | 7.0 |
Mariner High | High | West Zone 1 | 7.8 |
Cape Coral High | High | West Zone 2 only | 8.6 |
Bayshore (K-8) | Middle | Zone CC | 9.4 |
Ida S. Baker High | High | West Zone 2 only | 12.5 |
Source: School District of Lee County zone layer and school pages; OSRM route miles on OpenStreetMap data, free-flow, October 15, 2026. A school's place in a pool is not an assignment for any address.
The City of Cape Coral runs its own municipal charter school system, Oasis Charter Schools, with four campuses: Oasis Elementary North, Oasis Elementary South, Oasis Middle and Oasis High (Oasis Charter Schools). The city's fiscal year 2027 budget dedicates $50.4 million to run the system (City of Cape Coral, fiscal year 2027 budget).
Oasis High's own page says students living in any Florida school district may seek enrollment under the state's open enrollment law, subject to seat capacity (Oasis High School, prospective students). We print no distance or admissions rule for Oasis campuses, and enrollment terms come from the school.
We print no school grade or rating, and no school is "the" school for a Coral Lakes address, because the district's lookup returns that answer and the zone layer returns pools. A reader who needs a specific assignment should run the address through the lookup, and a reader comparing schools should use the district's and the state's own published information.
AdventHealth Cape Coral ER, at 2521 Del Prado Boulevard North, is 1.7 route miles from the clubhouse of Coral Lakes in Cape Coral and open around the clock, and Lee Health's Cape Coral Hospital is 5.2 miles away. The Florida Department of Health lists Gulf Coast Medical Center, 16.1 miles away, as the Level II trauma center for Lee County.
Data updated: October 2026 (AdventHealth, Lee Health and HCA Florida location pages read October 15, 2026; Florida Department of Health trauma center list updated July 23, 2026; OSRM route miles from the Coral Lakes clubhouse, October 15, 2026).
AdventHealth Cape Coral ER is at 2521 Del Prado Boulevard North, 1.7 route miles from the clubhouse, and is open 24 hours a day, seven days a week. AdventHealth describes it as a hospital department of AdventHealth Port Charlotte (AdventHealth Cape Coral ER).
HCA Florida Cape Coral Emergency is 6.9 route miles from the clubhouse (HCA Florida Cape Coral Emergency). We state distances only, since drive time depends on the hour and the route, and an emergency call goes to 911, not to a destination chosen from a table.
Cape Coral Hospital, operated by Lee Health at 636 Del Prado Boulevard, is 5.2 route miles from the clubhouse, and its emergency department is open 24 hours a day, seven days a week (Lee Health, Cape Coral Hospital; Lee Health, Cape Coral Hospital Emergency Department).
Hospital capacity figures change, so the operators' own pages are the source for them.
Lee Convenient Care at 1682 NE Pine Island Road is 3.6 route miles from the clubhouse and is open 7 a.m. to 7 p.m. daily (Lee Health, Convenient Care, Pine Island Road). Lee Health also publishes a locator for its other urgent care sites (Lee Health, urgent care near me).
Hours at walk-in sites change, so confirm them on the operator's page before you go.
The Florida Department of Health trauma center list, updated July 23, 2026, names Gulf Coast Medical Center as the Level II trauma center for Lee County (Florida Department of Health, Florida Trauma Centers). Lee Health's Trauma and Emergency Center page for the hospital describes the service (Lee Health, Gulf Coast Medical Center Trauma and Emergency Center). Lee Memorial Hospital is in Fort Myers, 9.4 route miles from the clubhouse.
Facility | Operator | Route miles from the clubhouse | What the operator or the state says |
|---|---|---|---|
AdventHealth Cape Coral ER | AdventHealth | 1.7 | Open 24 hours; a hospital department of AdventHealth Port Charlotte |
Lee Convenient Care, Pine Island Road | Lee Health | 3.6 | Open 7 a.m. to 7 p.m. daily |
Cape Coral Hospital | Lee Health | 5.2 | Emergency department open 24 hours |
HCA Florida Cape Coral Emergency | HCA Florida | 6.9 | Emergency care |
Lee Memorial Hospital | Lee Health | 9.4 | Hospital in Fort Myers |
Gulf Coast Medical Center | Lee Health | 16.1 | Level II trauma center on the Florida Department of Health list |
Source: operator pages read October 15, 2026; Florida Department of Health list updated July 23, 2026; OSRM route miles, free-flow.
From the clubhouse of Coral Lakes in Cape Coral, downtown Fort Myers is 8.7 route miles and Southwest Florida International Airport is 24.1, measured on OpenStreetMap routing in free-flow traffic on October 15, 2026. Every trip leaves through the single Coral Lakes Boulevard entrance onto Del Prado Boulevard North, and we state miles only, not minutes.
Data updated: October 2026 (OSRM route miles on OpenStreetMap data from the clubhouse, free-flow, October 15, 2026; Lee County LeeWay toll pages read October 2026).
Destination | Route miles from the clubhouse | Crossing the Caloosahatchee River |
|---|---|---|
Entrada | 2.5 | Not recorded for this route |
Bella Vida | 2.5 | Not recorded for this route |
Del Prado Blvd N at Pine Island Rd | 3.4 | Not recorded for this route |
Cape Coral City Hall | 6.5 | Not recorded for this route |
Downtown Fort Myers | 8.7 | U.S. 41 bridges, no LeeWay plaza |
Sandoval (Club Sandoval) | 10.2 | Not recorded for this route |
Florida SouthWestern State College, Lee campus | 14.7 | Not recorded for this route |
Punta Gorda | 20.6 | No river crossing |
Fort Myers Beach (Town Hall) | 21.9 | Not recorded for this route |
Southwest Florida International Airport | 24.1 | U.S. 41 bridges, no LeeWay plaza |
Florida Gulf Coast University | 25.8 | Not recorded for this route |
Sanibel (City Hall) | 26.9 | Sanibel Causeway toll, $6.00 with a transponder |
Naples | 51.0 by I-75 (44.2 by U.S. 41) | U.S. 41 bridges, no LeeWay plaza |
Method: OSRM route miles on OpenStreetMap data from the clubhouse, free-flow, October 15, 2026; miles only. Toll information: Lee County LeeWay toll pages.
Distances are route miles from the clubhouse, not from your front door, and the clubhouse is inside the community, not at the gate. We list miles because a mile count is a measurement, while a time depends on the hour, the weather and the bridges. Every trip passes through the Coral Lakes Boulevard entrance and joins Del Prado Boulevard North, so the first leg is the same for every destination in the table.
Coral Lakes reaches North Fort Myers and Punta Gorda without crossing the Caloosahatchee River. North Fort Myers High is 5.6 route miles from the clubhouse and North Fort Myers Academy for the Arts is 6.0, and Punta Gorda is 20.6. Destinations inside Cape Coral, including Entrada and Bella Vida at 2.5 miles and Cape Coral City Hall at 6.5, are the shortest trips in the table.
The Fort Myers, airport and Naples routes use the U.S. 41 bridges over the Caloosahatchee River, which have no LeeWay toll plaza (FDOT, U.S. 41 Caloosahatchee River Bridge project flyer). Downtown Fort Myers is 8.7 route miles from the clubhouse and the airport is 24.1.
Tolls on the Cape Coral Bridge and the Midpoint Memorial Bridge are charged only on trips from Fort Myers into Cape Coral, so a trip out of Coral Lakes toward Fort Myers is not tolled.
LeeWay charges tolls only for trips from Fort Myers toward Cape Coral or Sanibel, and the drive from Cape Coral toward Fort Myers is not tolled (Lee County, standard toll fares). A two-axle vehicle pays $2.00 at the Cape Coral Bridge and Midpoint Memorial Bridge plazas with a transponder or prepaid account, and $5.00 pay-by-plate ($2.00 plus a $3 administrative fee).
LeeWay yearly programs run November 1 to October 31: unlimited trips on the Midpoint and Cape Coral bridges cost $330 a year or $200 for six months, and a reduced-fare program costs $40 a year or $24 for six months, which makes each trip $1.00. A weekday off-peak discount of 25 percent applies at both plazas to transponder users with a positive prepaid balance during listed time windows.
An example with inputs shown: a commuter who crossed home on the Midpoint or Cape Coral Bridge on each of 250 working days would pay 250 times $2.00, or $500 a year, against the $330 unlimited program. A Coral Lakes household that reaches Fort Myers by the U.S. 41 bridges pays no plaza toll on that route.
The Cape Coral Bridge is slated for replacement. On September 19, 2023 the Lee County Board voted to advance the replacement design with a pedestrian bridge, with construction "set to begin in 2026" (Lee County, Cape Coral Bridge replacement). Published cost figures vary widely, so we print none.
Sanibel City Hall is 26.9 route miles from the clubhouse and Fort Myers Beach Town Hall is 21.9. The Sanibel Causeway toll for a two-axle vehicle is $6.00 with a transponder and $9.00 pay-by-plate. Naples is 51.0 miles by I-75 or 44.2 by U.S. 41.
Lee County's beach parks and parking pass are covered in the parks and beaches section. A drive-time claim for a beach trip would depend on the season and the day, so we print route miles only.
City rezoning case RZN26-000006, covering 69.99 acres of city-owned land at Del Prado Boulevard North and Kismet Parkway East near Coral Lakes in Cape Coral, is set before the Hearing Examiner on October 20, 2026 at 9:00 a.m. We print no outcome. Road work, a utility extension and planned-development changes on Coral Lakes' Del Prado edge are on record.
Data updated: October 2026 (City of Cape Coral public hearing cases page re-read October 15, 2026; City Council and Hearing Examiner agendas on eScribe; city project pages read October 15, 2026; Parks GO Bond page, July 2026 update).
RZN26-000006 is a city-initiated request to rezone city-owned parcels at Del Prado Boulevard North and Kismet Parkway East from Commercial to Industrial on 28.40 acres and to Preservation on 41.59 acres, 69.99 acres in all (City of Cape Coral, public hearing cases; Hearing Examiner agenda, October 20, 2026).
The case is pending, with the Hearing Examiner hearing set for October 20, 2026 at 9:00 a.m. We make no prediction, and any outcome will appear on the city's cases page. We do not tell a reader what the case means for a home's value.
Academic Village is a city-owned site of about 180.65 acres at the northwest corner of Del Prado Boulevard and Kismet Parkway. City Council approved a contract with Kimley-Horn on February 18, 2026, not to exceed $432,000, for a vision and development plan. The site is at the same corner as RZN26-000006, and we say only that, because the link between the two is not stated on the record.
The record we read describes a vision and development plan, not a building schedule.
The planned development that created Coral Lakes has been amended along its Del Prado frontage. Ordinance 45-23 amended the plan for Tracts C-2 and A-7, 13.35 acres, to remove a traffic signal obligation at the north entrance and to allow development consistent with Industrial zoning (City Council agenda, July 26, 2023).
Ordinance 3-24 removed Tract 4 at 3100 Del Prado Boulevard North from the plan, and Ordinance 4-24 rezoned part of Tract C-1 at that address from Commercial to a Residential Planned Unit Development titled "Coral Lakes Multi-Family," both on a Council public hearing of January 24, 2024 (City Council agenda, January 24, 2024). The unit count, builder and schedule for Coral Lakes Multi-Family are not published on any record we read, and the county roll still codes that tract vacant commercial.
Yellow Fever Creek Preserve, at 3115 Del Prado Boulevard North, is 1.7 route miles from the clubhouse. The city's Parks GO Bond page, July 2026 update, says construction is 99 percent complete and behind schedule, and that the park will open after remaining work and inspections (City of Cape Coral, Yellow Fever Creek Preserve). We do not call it open.
Two council items touch the same site. One rezones 14.2 acres within the 198.7-acre preserve to Institutional (Ordinance 36-25), and the other is a future land use change for an "essential service facility" (Ordinance 85-24 and Ordinance 6-25). The agenda text does not say what type of facility. Nearby, Lake Meade Park at 1120 Kismet Parkway East is no longer funded by the Parks GO Bond, with full design expected in early 2027 (City of Cape Coral, Lake Meade Community Park).
City Council awarded a bid for a new traffic signal at Del Prado Boulevard North and Averill Boulevard on July 24, 2024, at $1,970,790.30 (City Council agenda, July 24, 2024). Construction of Kismet Parkway SUN Trail Phase II is anticipated to start in fall 2026 (City of Cape Coral, SUN Trail Program). The city also authorized a right-of-way purchase on July 22, 2026 for a future roundabout at NE 24th Avenue and Diplomat Parkway East.
Whether a traffic signal stands at the Coral Lakes Boulevard entrance today is not on any record we read. The ordinance that removed the signal condition is public; the field status is not.
The City of Cape Coral's Utilities Extension Project, North 1 East, approved final assessment resolutions on November 19, 2025, issued notices to proceed from December 2025 and anticipates completion by the end of 2027 (City of Cape Coral, UEP North 1). Coral Lakes is not named on the North 1 page, and no Utilities Extension Project assessment polygon in the city's capital projects layer contains any Coral Lakes sample point.
That is the reason the cost-of-ownership section lists no utility extension assessment for Coral Lakes. A buyer can confirm a parcel's balance through the city's free payoff request.
Item | Location | Status or date | Source |
|---|---|---|---|
RZN26-000006 rezoning, 69.99 acres | Del Prado Blvd N and Kismet Pkwy E | Hearing Examiner, October 20, 2026, 9:00 a.m.; pending | City cases page; eScribe agenda |
Academic Village, about 180.65 acres | Northwest corner of Del Prado Blvd and Kismet Pkwy | Kimley-Horn contract approved February 18, 2026, not to exceed $432,000 | City Council record |
Ordinance 45-23, Tracts C-2 and A-7 | Coral Lakes Del Prado edge | Council public hearing July 26, 2023 | eScribe agenda |
Ordinances 3-24 and 4-24, Coral Lakes Multi-Family | 3100 Del Prado Blvd N | Council public hearing January 24, 2024; unit count and builder not published | eScribe agenda |
Yellow Fever Creek Preserve | 3115 Del Prado Blvd N | 99 percent complete, behind schedule, July 2026 update | Parks GO Bond page |
Traffic signal | Del Prado Blvd N and Averill Blvd | Bid awarded July 24, 2024, $1,970,790.30 | eScribe agenda |
Kismet Parkway SUN Trail Phase II | Kismet Pkwy | Construction anticipated to start fall 2026 | City SUN Trail page |
Roundabout | NE 24th Ave and Diplomat Pkwy E | Right-of-way purchase authorized July 22, 2026 | City Council record |
Utilities Extension Project, North 1 East | UEP North 1 area | Assessments approved November 19, 2025; completion anticipated by end of 2027 | City UEP page |
Coral Lakes in Cape Coral uses City of Cape Coral water and sewer, LCEC electricity and Waste Pro trash collection on Fridays, and sits in tax district 057. The 2025 certified millage for that district was 15.3806, with 15.3250 applied for 2026. The irrigation source for homes is not published.
Data updated: October 2026 (Coral Lakes Welcome packet, April 2026; Lee County Property Appraiser 2026 millage book printed October 9, 2026 and district layers; City of Cape Coral zoning and land use layers, read October 15, 2026).
The association's Welcome packet names Lee County Electric Cooperative (LCEC) for electricity, the City of Cape Coral for water and sewer, and Waste Pro for trash, with pickup on Fridays, "included in real estate taxes" (Coral Lakes Welcome packet, April 2026). The city's solid waste layer shows route 689, Friday, at all six points we tested (City of Cape Coral layer, read October 15, 2026).
Community internet is a bulk Xfinity package paid through the association's dues. The source of irrigation water for homes is not published; the Welcome packet says dues cover lawn irrigation. Utility rates are set out in the cost section of this article.
The City of Cape Coral's zoning layer shows RPUD, a residential planned unit development, at Sawgrass at Coral Lakes, Weeping Willow Ct, Sawgrass Lake Ct, the clubhouse tract and the 3100 Del Prado Boulevard North tract. It shows R1 at samples from the original plat and Phase D, and I (Industrial) on the Coral Fields Way buffer tract (City of Cape Coral DCD layers).
Future land use reads Mixed Use across the residential points, Multiple Family at the 3100 Del Prado tract and Light Industrial at Coral Fields Way. No Coastal High Hazard Area polygon covers any sample point.
All 766 parcels are in tax district 057 (City of Cape Coral) and garbage district 017, with fire service from the City of Cape Coral General Fund. They sit in County Commission district 4, School Board district 4 and City Council district 7 (Lee County Property Appraiser GIS, districts).
The last certified total millage for district 057 is 15.3806 mills, the 2025 rate. For 2026, the Property Appraiser's final 2026 millage book, printed October 9, 2026, applies 15.3250 mills (Lee County Property Appraiser, 2026 millage book printed October 9, 2026). Worked tax examples are in the cost section.
The Welcome packet sets speed limits at 10 mph in the roundabout, 15 mph on side streets and 20 mph on Coral Lakes Boulevard. The Declaration bars overnight street parking and bars recreational vehicles, boats, trailers and commercial vehicles outside overnight without consent, with two vehicles permanently allowed (Consolidated Declaration).
The Rules and Regulations allow hurricane shutters from 48 hours before landfall to 7 days after, and do not allow fruit trees. The same document allows up to four guests outside the immediate family at the amenities at one time, sets a late fee at the greater of 10 percent or $25, and sets fines of up to $50 per violation (Rules and Regulations, November 7, 2024).
The City of Cape Coral runs a free payoff request service for any parcel. A payoff covers special assessments, utility balances, open code cases and building permits, and after July 31 the balances are estimates until the yearly installment billing is complete. Permit history for an address can be searched without an account on the city's EnerGov self-service portal.
Under s. 553.79 an owner may close an open or expired permit with the original contractor, another licensed contractor or as owner-builder, and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed (Florida Statutes, s. 553.79).
Coral Lakes in Cape Coral recorded 67 sales at a $247,990 median in the 12 months to September 25, 2026, against 26 at $347,500 in Entrada, 26 at $300,595 in Bella Vida and 42 at $378,070 in Stonewater. The communities differ in product, age, governance and flood designation, and a buyer compares them on those criteria.
Data updated: October 2026 (Lee County recorded sales (DOR-qualified), 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 | Parcels on the roll | 12-month recorded sales | Median | Est. builder-direct | MLS days on market | MLS sale-to-list | Route miles from Coral Lakes | Page |
|---|---|---|---|---|---|---|---|---|
Coral Lakes | 766 | 67 | $247,990 | 45 | 48 | 97.17% | Covered here | |
1,504 | 92 | $359,500 | 0 | 78 | 96.06% | 10.2 | ||
769 | 26 | $347,500 | 2.5 | |||||
467 | 26 | $300,595 | 2.5 | |||||
320 | 42 | $378,070 | 38 | |||||
ZIP 33909, single family by water class | Freshwater canal-front 187; no canal frontage 689 | $376,000; $310,000 | ZIP 33909 context | |||||
Cape Coral, six ZIP codes | 5,804 | $365,000 | 52 | 97.34% |
County figures: Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis. Builder-direct is an estimate of a new home's first sale. MLS days and sale-to-list come from the October 10, 2026 pull, where we ran them. Blank cells are not measured for this page.
Parcels are counted from the county roll by legal description, so a parcel count is larger than a home count. A recorded sale is a county-recorded, DOR-qualified sale in the 12 months to September 25, 2026, and the builder-direct column estimates how many of those were a builder's first sale of a new home.
Coral Lakes shows 67 county sales and 53 MLS closings because about 14 Sawgrass at Coral Lakes builder closings did not pass through the MLS. We never set a county price per square foot, which uses county heated area, beside an MLS figure, which uses living area.
Entrada has 769 parcels, 26 recorded sales in the 12 months at a $347,500 median, and sits 2.5 route miles from the Coral Lakes clubhouse (Entrada). Its community development district was dissolved on December 10, 2012 (Florida Department of Commerce, dissolved special districts). Coral Lakes has no community development district.
The two communities are 2.5 route miles from each other and differ in what sold: Coral Lakes' 67 sales include an estimated 45 new townhomes, while the comparison for Entrada rests on 26 sales in all.
Bella Vida has 467 parcels, 26 recorded sales at a $300,595 median, and is 2.5 route miles from the Coral Lakes clubhouse (Bella Vida). Bella Vida carries a community development district, created April 24, 2006 and listed on the state's Official List of Special Districts (Florida Department of Commerce, Official List of Special Districts).
A community development district levies its own assessments, so a buyer asks for the district's current budget. Coral Lakes has no such district and no municipal service benefit unit, and its master association dues are not published.
Stonewater has 320 parcels and recorded 42 sales at a $378,070 median in the 12 months, an estimated 38 of them builder first sales (Stonewater). Its community development district was created December 14, 2020.
Stonewater and Sawgrass at Coral Lakes are the two places in this set with estimated builder first sales in the window. The 19 sales in Coral Lakes' older sections were all resales, and 3 Sawgrass at Coral Lakes resales bring the community to 22 resales (16 plus 3 plus 3) at a $307,500 median.
For ZIP 33909, single-family sales by water class in the same 12 months were 187 at $376,000 for freshwater canal-front and 689 at $310,000 for no canal frontage, and no single-family parcel in the ZIP touches a saltwater canal polygon. Method: the City of Cape Coral Public Works canal layer (960 canal polygons, each typed fresh or salt) was joined to the Lee County Property Appraiser parcel map with a 3 meter tolerance; a single-family parcel touching only saltwater canal polygons is "saltwater canal-front," only freshwater polygons "freshwater canal-front," and neither "no canal frontage."
Coral Lakes is a lake community with no city canal inside it, and its 67 sales mix townhomes with single-family homes, so its median is not a like-for-like match with the ZIP's single-family classes. For the whole city, the six Cape Coral ZIP codes recorded 5,804 sales at a $365,000 median, and the MLS shows a 52-day median and 97.34 percent sale-to-list.
Coral Lakes in Cape Coral recorded 67 sales at a $247,990 median in the 12 months to September 25, 2026, including an estimated 45 builder-direct townhomes, while Sandoval recorded 92 at $359,500, none from a builder. They differ in product, published dues, flood designation and location, and neither is ranked above the other.
Data updated: October 2026 (Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; Sandoval facts from our Sandoval page).
Factor | Coral Lakes | Sandoval |
|---|---|---|
Where | Northeast Cape Coral, ZIP 33909, off Del Prado Blvd N | Veterans Memorial Pkwy, ZIP 33991; 10.2 route miles from the Coral Lakes clubhouse |
Size on the roll | 766 parcels; 710 homesites | 1,504 parcels; 1,406 homes |
Built | 2006 to 2015, plus Sawgrass at Coral Lakes 2022 to 2026 | 2005 to 2019 |
County record, 12 months | 67 sales, median $247,990; an estimated 45 builder-direct | 92 sales, median $359,500; none builder-direct |
MLS pace (same pull, same method) | 48 days, 97.17% of list, 4.1 months of supply | 78 days, 96.06% of list, 3.9 months of supply |
Product | Single-family homes of 2006 to 2015, 2007 attached homes, new 3-bedroom townhomes | Detached homes, attached villas, Somerville condominiums |
Master dues | Not published; billed quarterly | Published by the association: $682.50 a quarter without landscaping, $1,063.72 with it (no effective date on the page) |
CDD | None | None |
Amenities | Clubhouse (3,544 sq ft heated), two pools, fitness, tennis, basketball, ball fields | Club Sandoval (two buildings, 11,944 sq ft), Lagoon Pool, courts, a linear park; no golf |
Flood | Zone X at every address point | Zones AE, shaded X and unshaded X by lot |
Evacuation zone | D | B |
New construction | Builder still owns 15 of 226 townhome lots | None |
Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; Coral Lakes facts from this page; Sandoval facts from our Sandoval page.
Coral Lakes' median of $247,990 reflects two markets inside one gate: an estimated 45 builder-direct townhomes at a $245,990 median and 22 resales at a $307,500 median. Sandoval's $359,500 median covers a market with no builder-direct sales, in a community of detached homes, villas and condominiums.
The two medians describe different products and ages, so the gap between them is not a price difference for the same home.
Coral Lakes has a builder still selling. Centex, a PulteGroup brand, markets Sawgrass at Coral Lakes "Starting at the Mid $200's" on its page read October 15, 2026, and the county roll shows Pulte Home Company LLC owning 15 of the 226 replat lots. None of Sandoval's 92 recorded sales in the same window is estimated builder-direct.
A buyer who wants a new home with a builder's contract and deposit terms is shopping in Coral Lakes. A buyer who wants a resale market with more homes on the roll, 1,406 homes against Coral Lakes' 710 homesites, can compare Sandoval.
On the same October 10, 2026 MLS pull and the same method, Coral Lakes' 53 closings show a median of 48 days on market and 97.17 percent of list price, with 18 active listings and 4.1 months of supply. Sandoval's 96 MLS-marketed closings show 78 days, 96.06 percent of list, 31 active and 7 pending listings and 3.9 months of supply.
Inside Coral Lakes, the pace is two numbers: 2.8 months of supply for the townhome section and 6.3 months for the older sections.
Sandoval's association publishes master dues of $682.50 a quarter without landscaping and $1,063.72 with it, and the association page carries no effective date. Coral Lakes' master association bills quarterly but does not publish the amount, and the estoppel certificate and the association's budget state it. A separate townhome association adds a second layer in Sawgrass at Coral Lakes, with its dues and scope also unpublished.
Neither community has a community development district.
Coral Lakes is flood zone X at all 746 address points and evacuation zone D. Sandoval's lots sit in zones AE, shaded X and unshaded X depending on the lot, and its evacuation level is B. A flood zone and an evacuation zone are different maps, so a buyer checks each one for the specific address.
Choose by criteria, not by identity. If your criteria are a new three-bedroom townhome from a builder, recorded builder sales between $235,000 and $287,990 and a single flood designation across the community, Coral Lakes' Sawgrass at Coral Lakes section meets them. If they are a detached home, published master dues, no builder in the market and a wider resale selection, Sandoval's record meets them.
If they are a 2006 to 2015 single-family home in a gated lake community, Coral Lakes' three older sections recorded 16 resales at a $342,000 median. Read the Sandoval page for that community's own record.
Selling your Coral Lakes home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-coral-lakes, or call Jesse direct at (239) 898-6072 (confidential conversations welcome).
Buying a home in Coral Lakes? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers in Southwest Florida, or see how we help Coral Lakes buyers.
Coral Lakes in Cape Coral offers a gate, a clubhouse with two pools, flood zone X at every address point, no community development district and prices from $195,000 to $605,000 in 12 months. Tradeoffs include unpublished dues, two association layers for townhomes, 6.3 months of supply in the older sections and roofs near 20 years on original homes.
Data updated: October 2026 (Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; association documents, FEMA, city and builder pages read October 15, 2026).
The same fact reads as a pro or a con depending on your criteria. A builder still selling is a pro if you want a new home with a builder's terms and a con if you are selling a resale townhome next to it. Unpublished dues are a con until you have the budget, and then they are a number.
That is why we treat Coral Lakes as two markets and read the documents before a price. The older sections' 2006 to 2015 single-family homes and Sawgrass at Coral Lakes' 2022 to 2026 townhomes answer different questions about age, insurance, dues and competition.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the Declaration, the Rules and the budget before they write a price.
Selling your Coral Lakes home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-coral-lakes, or call Jesse direct at (239) 898-6072 (confidential conversations welcome).
Buying a home in Coral Lakes? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers in Southwest Florida, or see how we help Coral Lakes buyers.
These 47 answers cover Coral Lakes in Cape Coral, Florida, the gated lake community off Del Prado Boulevard North: its location, homes, sections, builder, fees, amenities, flood facts, schools and distances. Each answer comes from a recorded document, a government layer, the association's own papers or Lee County recorded sales, and says plainly when the record is silent.
Data updated: October 2026. Lee County recorded sales (DOR-qualified), 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. FEMA, City of Cape Coral, school district and association documents read October 15, 2026.
Coral Lakes in Cape Coral sits in the northeast part of the city, in ZIP 33909, and is entered from Del Prado Boulevard North by Coral Lakes Boulevard. It covers about 370 acres (369.59 acres summed on the Lee County roll), and the City of Cape Coral address layer lists 746 address points inside it (City of Cape Coral address points). Every trip out leaves through the single Coral Lakes Boulevard entrance onto Del Prado Boulevard North. For the wider city, see our Cape Coral market guide.
Coral Lakes in Cape Coral, Florida is a gated lake community of 766 parcels, of which 710 are residential lots, 664 are coded single family by the county and 51 are common, lake, right-of-way and buffer tracts (county roll dated October 4, 2026; our analysis, via the Lee County Property Appraiser). It has one master association, a clubhouse and amenity center, and no community development district. Its homes were built in two waves: 2006 to 2015 in the older sections, and 2022 to 2026 as the Sawgrass at Coral Lakes townhomes.
No. Coral Lakes in Cape Coral is in Lee County, ZIP 33909. A Coral Lakes in Boynton Beach sits in Palm Beach County, and a Coral Lakes in Punta Gorda sits in Charlotte County, where the Florida Department of Commerce lists a separate Coral Lakes Community Development District created on October 26, 2022 (Official List of Special Districts). Check the county, the ZIP code and the association name before you rely on any fee, map or listing that says only Coral Lakes. Ours is run by Coral Lakes Community Association, Inc., filed in Florida on November 22, 2005 (Florida Division of Corporations).
Yes. Coral Lakes in Cape Coral has a gated entry on Coral Lakes Boulevard. Residents use the right lane with an RFID sticker, and guests use the left lane with a call box or a MyQ app guest pass, one vehicle per entry, according to the April 2026 Welcome packet (Welcome packet). No document we read describes a guard, so whether anyone staffs the gate is not published. New owners receive two RFID stickers, two amenity cards and one app license, and replacements cost $50 for a gate remote, $25 for a sticker or amenity card, and $15 a year for an extra app license.
The county roll shows 766 parcels in Coral Lakes in Cape Coral and 710 residential lots: 484 residential lots in the sections built from 2006, 483 with homes and one vacant, and 226 in Sawgrass at Coral Lakes (county roll dated October 4, 2026; our analysis). Of the 226 townhome lots, 181 carry a finished home built 2022 to 2026 and 45 are still coded vacant, although 32 of those 45 have a qualified recorded sale in the last 12 months because the roll lags construction. The remaining 56 parcels are lake, road, preserve, amenity, commercial and other tracts.
Coral Lakes in Cape Coral has six sections on the county's legal descriptions: the original plat (Plat Book 80, Pages 12 to 28) with 260 parcels and 223 homes of 2006 and 2007; Unit Two with 39 homes on Sawgrass Lake Court; Phase D with 166 parcels and 160 homes of 2006 to 2008 and 2015; Tract 3 with 67 parcels and the 61 homes of 2007 on Weeping Willow Court; the Tract 3 Replat, which is Sawgrass at Coral Lakes, with 232 parcels; and Coral Lakes West, two tracts and no home. The parcels total 766, and the 12-month sales split 6, 1, 9, 3, 48 and 0 into 67 (Lee County recorded sales, 12 months to September 25, 2026; our analysis).
Coral Lakes in Cape Coral was planned in 2003 and built out from 2006 by Transeastern, a South Florida homebuilder, and its affiliated entities (inferred from state corporate filings and the county roll; see Sunbiz, TEP Coral Lakes, LLC). The association was filed in November 2005, the Declaration was recorded on December 12, 2005, and the first homes and the clubhouse building date to 2006. Building stalled in 2008, and in late 2010 AQ Coral Lakes LLC bought 30 developed single-family lots and 242 partially developed townhome lots for $550,000, as the Business Observer reported. Who built the 2006 to 2008 and 2015 homes is not on any record we could read.
Sunset Lakes is the name in the City of Cape Coral's planning ordinance, not a separate community. Ordinance 71-03 approved the planned development entitled Sunset Lakes, also known as the Coral Lakes Subdivision, in Section 30, Township 43 South, Range 24 East, and it has been amended by Ordinances 141-04, 6-15, 45-23, 3-24 and 4-24 (City Council agenda, January 24, 2024). Coral Lakes in Cape Coral is the name on the plat, the association and the maps. The adoption date of Ordinance 71-03 is not on any record we could read; its number places it in 2003.
Sawgrass at Coral Lakes is the newest part of Coral Lakes in Cape Coral: 232 parcels on the 2021 Tract 3 Replat, with 226 fee-simple townhome lots, 181 homes built 2022 to 2026 and a first recorded sale on December 2, 2022 (county roll dated October 4, 2026; our analysis). The streets are Lake Jessup Circle, Fells Cove Lane and Weeping Willow Court from house number 1412 up. A dedicated Sawgrass at Coral Lakes sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Both names are right: the builder is Centex, a PulteGroup brand. The builder's page, read October 15, 2026, presents the community under the Centex name and names PulteGroup in its own legal text (builder marketing). On the county roll the lot owner is Pulte Home Company LLC, which still owns 15 of the 226 townhome lots. PulteGroup bought the Tract 3 land in October 2021 for $3.5 million, as Gulfshore Business reported, and the roll records a $3,500,000 sale on October 20, 2021 (county roll; our analysis).
The builder lists 1,657 to 1,816 square feet of living area for its two plans, with three bedrooms, 2.5 baths and a one- or two-car garage, and shows six-unit and eight-unit buildings (builder marketing, page read October 15, 2026). The county roll measures heated area instead and shows 1,636 to 2,093 square feet with a median of 1,831 for the built homes in Sawgrass at Coral Lakes. Lots are about 20 feet wide in the interior and about 107.6 feet deep, so these are attached homes on narrow lots. Never compare the builder's figure with the county's: they are different measures.
The builder's page, read October 15, 2026, says Starting at the Mid $200's, with the Alder from $249,990 and the Rowan from $274,990, and lists two quick move-in homes at $249,990 and $269,990 (builder marketing). The county recorded 48 Sawgrass at Coral Lakes sales in the 12 months to September 25, 2026 at a median of $245,990, from $235,000 to $287,990: an estimated 45 were builder-direct, and 3 were resales at $244,900, $247,500 and $259,000. Builder prices are asking prices and change; recorded prices are what closed.
The record gives a count of lots, not a promise of supply. Pulte Home Company LLC still owns 15 of the 226 townhome lots in Sawgrass at Coral Lakes on the county roll read October 4, 2026, and 211 of the 226 lots have a recorded sale. The roll codes 45 lots as vacant, yet 32 of them sold in the last 12 months, so the vacant code does not mean unsold. The builder's page, read October 15, 2026, says Limited Opportunities Remaining (builder marketing). We make no forecast of when the last lot sells.
No. Sawgrass Lake Court is a street of Coral Lakes in Cape Coral that holds 52 single-family homes built 2006 to 2015, in Unit Two and Phase D under the master association. Sawgrass at Coral Lakes is the townhome section on Lake Jessup Circle, Fells Cove Lane and the higher house numbers of Weeping Willow Court. The names are close and listings mix them up, so confirm the section by the legal description. One Sawgrass Lake Court home recorded a sale in the 12 months to September 25, 2026, at $453,505 (Lee County recorded sales; our analysis).
Only the newer ones. Weeping Willow Court in Coral Lakes in Cape Coral holds two different groups. House numbers 1300 to 1406 are 61 homes built in 2007 on Tract 3, with 1,169 to 1,458 square feet of county heated area, 47 with two bedrooms and 14 with three. House numbers 1412 and up are Sawgrass at Coral Lakes townhomes built from 2022. The county recorded 3 sales of the 2007 homes in the 12 months at $210,000, $217,000 and $195,000, and 12 sales in 36 months at a median of $237,500 (Lee County recorded sales; our analysis).
In the 12 months to September 25, 2026, the county recorded 67 sales in Coral Lakes in Cape Coral at a median of $247,990, from $195,000 to $605,000. An estimated 45 were builder-direct first sales of new townhomes at a median of $245,990 ($235,000 to $287,990), and 22 were resales at a median of $307,500 ($195,000 to $605,000). The three older single-family sections alone recorded 16 sales at a median of $342,000 (Lee County recorded sales; our analysis). Builder-direct is an estimate drawn from the recorded sale and the builder's lot ownership.
Across both MLS names for Coral Lakes in Cape Coral, 53 closings in the 12 months to September 25, 2026 took a median of 48 days on the market. The 2006 to 2015 sections and the 2007 Weeping Willow Court homes (MLS name CORAL LAKES) took 49 days across 19 closings, and Sawgrass at Coral Lakes took 47 days across 34 closings; Cape Coral as a whole took 52 (Southwest Florida MLS, Matrix, pulled October 10, 2026). The county records 67 sales against the MLS's 53 because about 14 builder closings in Sawgrass at Coral Lakes did not pass through the MLS.
On October 10, 2026, the MLS showed 18 active listings and 14 pending sales in Coral Lakes in Cape Coral, with a median list price of $285,990 and a range of $197,000 to $424,999. Ten active listings were in the older sections and eight in Sawgrass at Coral Lakes, where the active median list was $274,950 ($249,990 to $289,900). That is 4.1 months of supply for the community (Southwest Florida MLS, Matrix, pulled October 10, 2026). Counts change daily, so call Marc at (239) 287-5873 for a current list.
The recorded median for Coral Lakes in Cape Coral was $259,990 in 2025 and $254,990 for 2026 through September 25, down from $302,728 in 2024 (Lee County recorded sales; our analysis). Against the prior 12 months, sales fell from 109 to 67 and the median from $265,000 to $247,990, down 6.4 percent; the drop in sales is the builder selling through, because estimated builder-direct sales went from 86 to 45 while resales held at 23 and 22. Sawgrass at Coral Lakes builder medians fell from $335,482 in 2022 to $245,990 in 2026. The record shows direction, not a forecast.
The county's median is $144.68 per square foot of county heated area for Coral Lakes in Cape Coral, from the 28 sales that carry a heated area; the other 39 are new homes the roll has not yet measured (Lee County recorded sales; our analysis). By section: the original plat $147.49 and Phase D $167.32 over 24 months, the three older single-family sections together $158.58 over 12 months, the 2007 Weeping Willow Court homes $182.40 over 36 months, and Sawgrass at Coral Lakes $133.80 from 9 sales. Heated area is not MLS living area, so never set these beside a portal's figure.
The master association's dues amount is not published. Coral Lakes Community Association, Inc. bills quarterly, on January 1, April 1, July 1 and October 1, according to its Welcome packet, and its annual budget sits behind the member portal (Welcome packet). The association's budget and the estoppel certificate at a sale state the amount. The MLS fee fields are entered by whoever lists the home, so we do not print them. The MLS shows no mandatory club fee and no recreation lease fee on any of the 150 Coral Lakes listings and sales we pulled. The ownership cost table earlier on this page sets out every layer for Coral Lakes in Cape Coral.
According to the Welcome packet, the dues of Coral Lakes Community Association cover the security gates, lawn care (mowing, edging and pruning), lawn irrigation, exterior weed and pest control, street and sidewalk repairs, community internet through a bulk Xfinity package, and the community amenities. They do not cover utilities, house painting, roof repairs or interior pest control (Welcome packet). That list is for the master association in Coral Lakes in Cape Coral; what the separate townhome association maintains is not published.
No. No Community Development District, MSBU or other special district covers Coral Lakes in Cape Coral: the Florida Department of Commerce's Official List of Special Districts has none for this footprint, tax district 057 on the 2026 millage book carries ad valorem lines only, and the builder markets Sawgrass at Coral Lakes as No CDD (Official List; millage book). The Coral Lakes Community Development District on the state list is in Charlotte County, a different place.
The consolidated Declaration (as of October 2023), section 8.4, sets a working capital contribution of two months of assessments on the first transfer of a home and then $1,000 on each resale, paid by the purchaser at closing (Declaration). The association's own estoppel fee is not published; Florida caps it at $299, plus $119 for delivery within 3 business days and $179 if the account is delinquent (s. 720.30851). As an illustration for a buyer in Coral Lakes in Cape Coral at $245,990 with an 80 percent loan of $196,792: mortgage documentary stamps at 35 cents per $100 are $688.80 (s. 201.08), the intangible tax at 2 mills is $393.58 (s. 199.133), recording a two-page deed is $18.50 (s. 28.24) and the contribution is $1,000, a total of $2,100.88. At $342,000 with a $273,600 loan the total is $2,523.30.
A second association exists. Sawgrass Village of Coral Lakes Homeowners Association, Inc. is a Florida not-for-profit corporation, active on Sunbiz, filed September 14, 2021, with annual reports for 2022 to 2026, and its Sunbiz address is that of Access Management in Celebration, Florida; the county roll shows it owns the replat's open-space tract (Florida Division of Corporations). Whether it levies a separate assessment, what it maintains and how it relates to the master association are not published, so the townhome dues are unknown. The association's public calendar lists a Sawgrass Village Turnover Meeting on September 29, 2026 (event calendar); what was decided is not published. Ask for the townhome association's declaration, budget and estoppel before you offer.
The association's public amenity list for Coral Lakes in Cape Coral names a clubhouse with a main hall, a kitchen for catered functions and meeting rooms, a resort-style pool, a smaller neighborhood pool, a fitness center, tennis courts, basketball courts, baseball fields, a playground, fountains and lakes (amenity list). The clubhouse building is 3,544 square feet heated on a 4.603-acre tract and first appears on the roll in 2006 (Lee County Property Appraiser parcel record). Court, field and pool counts and dimensions are not published.
The association gives its address as 1500 Coral Lakes Boulevard, Cape Coral, FL 33909 (association amenity list). The county roll and the city address layer list the amenity tract at 1281 Coral Lakes Boulevard, so a map search may show either number. The clubhouse of Coral Lakes in Cape Coral is inside the gate: the entrance is on Coral Lakes Boulevard off Del Prado Boulevard North, and guests enter through the left-lane call box or with an app guest pass.
No public access is described. The association's Rules limit amenity use to owners of record, their residing spouses, tenants and their residing children, with guests only when accompanied by a resident, and no more than four guests outside the immediate family at the amenities at one time (Rules and Regulations). There is no lifeguard at the pools in Coral Lakes in Cape Coral, and the clubhouse can be rented by application, though the rental fee is not published. The board sets hours: the fitness center and clubhouse run 4:30 AM to midnight daily, and the pools, courts and playground dawn to dusk (Welcome packet).
No. Coral Lakes in Cape Coral has no golf course; the Declaration, the Rules and the county's land coding show none. The nearest golf by driving route from the clubhouse is Del Tura Golf Club at 4.7 miles, a 27-hole daily-fee course according to Troon (Del Tura); El Rio Golf Club at 6.5 miles (El Rio); and Coral Oaks Golf Course at 7.7 miles, the City of Cape Coral's municipal 18-hole, par 72 course (Coral Oaks). These are route miles, not straight-line distances.
Swimming and boating are not allowed. The Declaration (section 7.15) and the Rules say no swimming and no watercraft of any kind except for lake maintenance, which covers a kayak; catch-and-release fishing is allowed only from your own backyard (Declaration; Rules). The association owns the largest lake tracts in Coral Lakes in Cape Coral on the county roll.
No. Coral Lakes in Cape Coral has no marina, boat ramp, dock or boat access, and the lakes bar watercraft. The nearest public ramps by driving route from the clubhouse are Rosen Park at 7.6 miles with two ramps, the BMX Boat Ramp at 8.5, Horton Park at 9.3, the Burnt Store ramp at 10.8 and Crystal Lake Park at 13.2; the city lists five ramps open 24 hours unless closed for safety or repairs, with trailer parking at $15 a day by app (City of Cape Coral boat ramps). The Cape Coral Yacht Club marina and ramp, 14.6 route miles away, are closed (project page). These are road distances, not a boat route.
Yes, with the board's approval. The Declaration (section 7.17 as amended in 2007) and the Rules approved November 7, 2024 require board approval of a lease, a term of 6 to 12 months, 45 days' notice, an application fee of up to $100 and a refundable security deposit of one month's rent, and they allow two overnight occupants per bedroom; rentals under 6 months are barred without board consent (Declaration; Rules). These are the master association's rules for Coral Lakes in Cape Coral; the townhome association's own rules are not published.
The Declaration (section 7.24) allows two pets if both are under 50 pounds, otherwise one, and the April 2026 Welcome packet states two pets under 50 pounds each, leashed (Declaration; Welcome packet). The two documents are worded differently, so ask the association which wording it enforces before you buy with a larger animal. This is the master association's rule for Coral Lakes in Cape Coral; the townhome association's pet rules are not published.
Not outside overnight without the board's consent. Coral Lakes in Cape Coral prohibits overnight street parking and bars a recreational vehicle, boat, trailer or commercial vehicle outside overnight without consent, and two vehicles are permitted permanently (Declaration section 7.2 and the Welcome packet). Speed limits are 10 mph in the roundabout, 15 on side streets and 20 on Coral Lakes Boulevard (Welcome packet).
Coral Lakes in Cape Coral is in FEMA flood zone X, an area of minimal flood hazard that is not a Special Flood Hazard Area, at all 746 City of Cape Coral address points, on FIRM panel 12071C0254G, effective November 17, 2022 (FEMA National Flood Hazard Layer, queried October 15, 2026; NFHL). No base flood elevation applies. The nearest shaded X edge, a 0.2 percent annual chance area, is 87 meters (285 feet) from a Coral Lakes address point, and the nearest Zone AE is 366 meters (1,202 feet). Elevation certificates and finished-floor elevations by address are not published.
Federal rules require flood insurance only in high-risk zones with a government-backed mortgage, and Coral Lakes in Cape Coral is zone X, but a lender or your contract can still require it. FEMA recommends coverage in moderate and minimal risk zones too and says nearly one-third of National Flood Insurance Program claims from 2014 to 2024 came from outside high-risk areas (FEMA FloodSmart). Cape Coral holds a Class 5 rating in the Community Rating System, and under FEMA's current rating method the 25 percent discount applies to every National Flood Insurance Program policy in the city, zone X included (City flood protection page; FEMA CRS Discount Guide, July 2023). We print no premium: ask an insurer for a quote on your address.
Lee County evacuation zone D and storm-surge zone 4, at every sample point, on two county layers that agree (evacuation zones layer; Know Your Zone). Lee County names zones A to E by storm surge, not by storm category, and the City of Cape Coral notes that evacuation zones differ from flood zones. For Hurricane Ian on September 27, 2022, the county ordered zones A and B, mobile homes and the part of zone C in North Cape Coral and North Fort Myers west of I-75; for Milton on October 7, 2024, zones A and B; for Helene on September 26, 2024, no evacuation orders. Zone D was not named in any of the three (Ian; Milton; Helene). That is the record for Coral Lakes in Cape Coral's zone, not a forecast.
No source we read states a flood depth, damage or outage at Coral Lakes in Cape Coral for Hurricane Ian, Helene or Milton, so we print none. The National Flood Insurance Program record, as of September 8, 2026, shows no claim for any date in the census block group around Coral Lakes, where 20 policies were in force; that is an insurance record, not a damage statement (OpenFEMA claims; policies). For city context, the National Hurricane Center reported 6 to 9 feet of inundation above ground at the mouth of the Caloosahatchee River, including Cape Coral, in Ian (NHC report). Ask any seller for the flood disclosure Florida requires.
Possibly, for 449 of them. Under Florida Statutes section 215.5586 (2026), the home must have been built before January 1, 2008 as the property appraiser's site reflects, be homesteaded, and have an insured value of $700,000 or less, among other tests (statute). In Coral Lakes in Cape Coral only the 449 single-family parcels with a roll year built of 2006 or 2007 can meet the year test; none of the 30 homes of 2015 or the Sawgrass at Coral Lakes townhomes can. Eligibility depends on the program's rules and funding, and the funding and application window are not confirmed (program page).
Coral Lakes in Cape Coral is in Lee County tax district 057, the City of Cape Coral district, whose last certified total was 15.3806 mills for 2025; the 2026 total applied to the tax roll is 15.3250 mills (5.271 school and 10.0540 for every other line), from the Property Appraiser's final 2026 millage book, printed October 9, 2026 (2026 millage book printed October 9, 2026). As an illustration for a homesteaded townhome valued at $245,990, using the sale price as the assessed value: non-school taxable value $245,990 less $25,000 less $26,411 is $194,579, times 10.0540 mills is $1,956.30; school taxable value $220,990 times 5.271 mills is $1,164.84; total $3,121.14, or about $4,183.82 with the fiscal 2027 average single-family city charges of $1,062.68 (City of Cape Coral assessments). Without a homestead the same value gives $3,769.80. A homesteaded $342,000 home gives $4,592.49, about $5,655.17 with the city charges, and $5,241.15 without a homestead. The Property Appraiser's assessment governs, and a home finished after January 1 is first taxed on its land only (s. 192.042).
Yes. Coral Lakes in Cape Coral takes water and sewer from the City of Cape Coral, electricity from LCEC, and trash service from Waste Pro on Fridays, which the Welcome packet says is included in real estate taxes (Welcome packet). No Utilities Extension Project assessment area contains any Coral Lakes sample point, and Coral Lakes is not named on the city's North 1 page (City UEP North 1). As a stated-usage example, the city's rates for 5,000 gallons of water and 5,000 of wastewater a month plus the flat irrigation charge come to $163.04 a month, or $1,956.48 a year (City rate schedule). The irrigation source for homes is not published.
Lee County assigns schools by choice zones, so no single school serves an address as of right. On the district's zone layer, every Coral Lakes in Cape Coral address is in Elementary Proximity Zone B and Middle Proximity Zone CC; for high school, 715 of 746 address points are in West Zone 1 and 31, on Golden Pond Court, Coral Fields Way and part of Deerfield Lake Court, are in West Zone 2 (Student Enrollment Plan 2026 to 2027; zone layer). Zone B elementary choices: Caloosa, Diplomat, Hancock Creek, Littleton and Tropic Isles. Zone CC middle choices: Bayshore, Caloosa Middle, Diplomat Middle and North Fort Myers Academy for the Arts. West Zone 1 high choices: Island Coast, Mariner and North Fort Myers; West Zone 2 adds Cape Coral High and Ida S. Baker. We print no school grades; use the district's zone lookup for an address.
By driving route from the clubhouse: Cape Coral City Hall 6.5 miles, downtown Fort Myers 8.7, Fort Myers Beach Town Hall 21.9, Southwest Florida International Airport 24.1, Sanibel City Hall 26.9, and Naples 51.0 by I-75 or 44.2 by US 41 (route miles on OpenStreetMap data, free-flow, October 15, 2026). Beaches by route: Lynn Hall Memorial Park 21.1 miles, temporarily closed for post-Ian improvements according to the county; Bowditch Point Park 21.9, with its parking lot and park amenities closed from September 8, 2026 for Ian repairs; and Bowman's Beach Park on Sanibel 33.0, where parking is $5 an hour (Lee County beaches). The Lee County annual parking pass is $60 (parking pass). Every trip from Coral Lakes in Cape Coral leaves through the single entrance onto Del Prado Boulevard North, and routes to Fort Myers, the airport and Naples use the US 41 river bridges, which have no LeeWay toll plaza.
Yes. AdventHealth Cape Coral ER, 2521 Del Prado Boulevard North, is 1.7 route miles from the Coral Lakes in Cape Coral clubhouse and open 24 hours; AdventHealth describes it as a hospital department of AdventHealth Port Charlotte (AdventHealth). Cape Coral Hospital (Lee Health), 636 Del Prado Boulevard, is 5.2 miles away with its emergency department open 24/7 (Lee Health); HCA Florida Cape Coral Emergency is 6.9 miles away (HCA Florida); Lee Memorial Hospital is 9.4 miles. Lee Convenient Care on Northeast Pine Island Road is 3.6 miles away, open 7 AM to 7 PM daily (Lee Health). The Florida Department of Health lists Gulf Coast Medical Center, 16.1 miles away, as the Level II trauma center for Lee County (trauma center list). We print no bed counts.
Several city actions sit on Coral Lakes' commercial edge and along Del Prado Boulevard North. RZN26-000006 is a city-initiated rezoning of city-owned parcels at Del Prado Boulevard North and Kismet Parkway East, Commercial to Industrial on 28.40 acres and to Preservation on 41.59 acres, to be heard by the Hearing Examiner on October 20, 2026 at 9:00 a.m.; it is pending, and we print no outcome (City hearing cases). An Academic Village site of about 180.65 acres sits at the same corner, where Council approved a vision-plan contract in February 2026. Ordinance 4-24 rezoned part of tract C-1 at 3100 Del Prado Boulevard North to a multi-family planned unit development, Coral Lakes Multi-Family, and Ordinance 45-23 amended tracts C-2 and A-7; the multi-family unit count, builder and schedule are not published (Council agenda). Nearby, a traffic signal at Del Prado Boulevard North and Averill Boulevard was awarded in July 2024 (agenda), Yellow Fever Creek Preserve, 1.7 miles away, is 99 percent complete and not yet open according to the city's July 2026 update (City of Cape Coral), and North 1 East utilities construction is anticipated to finish by the end of 2027, though Coral Lakes is not named on that project (UEP North 1).
The answer depends on the criteria that matter to your move, not on who you are. Coral Lakes in Cape Coral has 766 parcels in ZIP 33909, 67 recorded sales at a median of $247,990 with an estimated 45 builder-direct, MLS pace of 48 days at 97.17 percent of list, no CDD, flood zone X at every address point, evacuation zone D, and unpublished master dues. Sandoval, 10.2 route miles from the Coral Lakes clubhouse in ZIP 33991, has 1,504 parcels, 92 recorded sales at a median of $359,500 with none builder-direct, 78 days at 96.06 percent of list, no CDD, flood zones that vary by lot, evacuation zone B, and published master dues (Lee County recorded sales and Southwest Florida MLS, Matrix, pulled October 10, 2026). Choose on price band, product type, new versus resale, published dues, flood designation and location in the city.
To buy in Coral Lakes in Cape Coral, start with a buyer consultation with Marc Comisar: call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. We line up the association's governing documents, the homeowners' association disclosure summary Florida requires before you sign, the flood zone and evacuation zone for the address, and the builder's current prices when you are looking at Sawgrass at Coral Lakes. Our Coral Lakes buyer guide and our guide to buying a home in Cape Coral cover the process step by step.
Selling a home in Coral Lakes in Cape Coral works best when it is priced on the county's recorded sales for your section, set beside the builder's current Sawgrass at Coral Lakes prices, and backed by the association paperwork buyers ask for. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every listing that way.
Data updated: October 2026. Lee County recorded sales (DOR-qualified), 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. Builder prices read October 15, 2026.
If you're searching for the best Coral Lakes listing agent, or thinking, "I need to sell my house in Coral Lakes," 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, Top 1% Real Estate Agents Nationally Since 2008, price Coral Lakes homes against the recorded sales in your own section, set them beside what the builder is advertising a few streets away, and put the association paperwork and the flood map in front of a buyer before the buyer has to ask. Call Jesse direct at (239) 898-6072, or call Marc at (239) 287-5873 if you are buying and read how we represent buyers in Southwest Florida.
#5 real estate team in Florida (RealTrends 2026)
In the last 12 months we tracked 67 recorded sales in Coral Lakes in Cape Coral at a median of $247,990, from $195,000 to $605,000 (Lee County recorded sales; our analysis). An estimated 45 were builder-direct first sales of new townhomes at a median of $245,990, and 22 were resales at a median of $307,500. By price band: 1 sale under $200,000, 55 from $200,000 to $300,000, 9 from $300,000 to $400,000, 1 from $400,000 to $500,000 and 1 from $500,000 to $750,000. Sections with fewer than 10 sales show a range, not a median.
Section | Sales, 12 months | Recorded prices |
|---|---|---|
Original plat | 6 | $235,000 to $350,000 |
Unit Two (Sawgrass Lake Court) | 1 | $453,505 |
Phase D | 9 | $280,000 to $605,000 |
Tract 3, the 2007 Weeping Willow Court homes | 3 | $195,000 to $217,000 |
Sawgrass at Coral Lakes | 48 | $235,000 to $287,990, median $245,990 |
Coral Lakes West | 0 | none |
All of Coral Lakes | 67 | $195,000 to $605,000, median $247,990 |
Start with our free Coral Lakes home valuation, or use our Southwest Florida home valuation, and we will follow up with a number built on recorded sales of comparable homes in your section, adjusted for year built, size and street. For the wider market, read our guide to selling a home in Cape Coral and our Coral Lakes seller guide.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
A resale townhome in Sawgrass at Coral Lakes competes with the builder's own quick move-in homes, which the builder's page listed at $249,990 and $269,990 when read on October 15, 2026 (builder marketing). Pulte Home Company LLC still owned 15 of the 226 townhome lots on the county roll dated October 4, 2026. The MLS showed 8 active Sawgrass at Coral Lakes listings from $249,990 to $289,900, and the three recorded resales in the 12 months were $244,900, $247,500 and $259,000. Price a resale against both lists, and show buyers the difference in condition, upgrades and location within the building row.
We start with the county's recorded sales and work outward in three steps. First, we sort the sales in your section by street, size and year built, because the 2006 to 2007 homes, the 2015 homes and the 2022 to 2026 townhomes are different markets. Second, we adjust for what differs: lake-coded lots (the roll codes 74 percent of the original plat and Phase D homes as lake lots), upgrades and the home's position on its street. Third, for a townhome we set the result beside the builder's dated prices, labelled as marketing, not as recorded sales. We invent no comparable sale and we do not borrow a price per square foot from a portal.
On October 10, 2026, the MLS showed 18 active listings and 14 pending sales in Coral Lakes in Cape Coral. Months of supply is active listings divided by a month of closings: 18 divided by (53 closings over 12 months) is 4.1; for Sawgrass at Coral Lakes 8 divided by (34 over 12 months) is 2.8; for the older sections and the 2007 homes 10 divided by (19 over 12 months) is 6.3 (Southwest Florida MLS, Matrix, pulled October 10, 2026). The older single-family homes alone had 8 active and 3 pending, or 6.0 months. Your competition depends on your product, so we count the listings that match your home, not all 18.
In Lee County the seller customarily pays the deed documentary stamps and the owner's title insurance policy, and the contract controls. The table shows estimates at three recorded prices; it excludes commission, which we do not print because no dated first-party document sets one, and excludes prorations and loan payoffs.
Sale price | Deed stamps at 70 cents per $100 | Owner's title policy, state schedule estimate | Estoppel certificate, state cap | Total |
|---|---|---|---|---|
$245,990 (Sawgrass at Coral Lakes median) | $1,722.00 | $1,304.95 | up to $299.00 | $3,325.95 |
$307,500 (resale median) | $2,152.50 | $1,612.50 | up to $299.00 | $4,064.00 |
$342,000 (older single-family sections median) | $2,394.00 | $1,785.00 | up to $299.00 | $4,478.00 |
The arithmetic at $245,990 is 2,460 units of $100 times $0.70 for stamps, and $575.00 on the first $100,000 plus $729.95 on the next $145,990 for the title premium at $5.75 and $5.00 per $1,000 (s. 201.02; Rule 69O-186.003). Your title company's quote governs. Coral Lakes in Cape Coral has no CDD or special assessment to pay off.
A buyer will ask for the consolidated Declaration (original and four amendments, as of October 2023), the Rules approved November 7, 2024 and the April 2026 Welcome packet, all published on the association's site. Florida requires the buyer to receive the homeowners' association disclosure summary before signing (s. 720.401) and the seller to give the flood disclosure at or before the contract (s. 689.302). The association's estoppel certificate states the dues and any unpaid amounts. For a townhome, the buyer will also ask for the Sawgrass Village of Coral Lakes Homeowners Association's documents, which are not published. We gather all of them before you list.
Always write Coral Lakes in Cape Coral in ZIP 33909. The MLS holds two values for this community, CORAL LAKES for the 2006 to 2015 homes and the 2007 Weeping Willow Court homes, and SAWGRASS AT CORAL LAKES for the townhomes, and a listing should use the right one. Sawgrass Lake Court is a street in the older sections, not Sawgrass at Coral Lakes. Sunset Lakes is the ordinance name, Coral Oaks is the city's golf course, and Coral Lakes in Boynton Beach and Punta Gorda are different places in other counties. A listing that mixes these costs you buyers who search by the wrong name.
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These five come up in nearly every Coral Lakes conversation; the full seller list follows below.
The ones in your own section and on your own street, then the builder's prices if you own a townhome. Buyers of Coral Lakes in Cape Coral see 67 recorded sales in 12 months, but the estimated 45 builder-direct sales are a different product from the 22 resales. We choose your comparables from recorded sales matched by section, size and year built, and show the builder's dated marketing prices separately, never as recorded prices.
It sets the price a buyer can pay new, which is your closest alternative, but it does not set your value. Builder-direct sales in Coral Lakes in Cape Coral recorded a median of $245,990, and the three recorded resales were $244,900, $247,500 and $259,000, so resales have closed inside and just above the builder's recorded range. A resale is judged on condition, position in the building, upgrades and what the builder's quick move-in homes cost today.
Yes, if the Declaration's resale contribution applies to your sale: section 8.4 sets $1,000 on each resale, paid by the purchaser at closing (Declaration). You do not owe it, but your buyer's closing costs in Coral Lakes in Cape Coral include it, and we show it in the buyer's cost estimate. Whether the townhome association adds its own charge at transfer is not published.
It helps you answer a common question. Coral Lakes in Cape Coral is flood zone X at all 746 address points and not in a Special Flood Hazard Area, so federal rules do not require flood insurance on that basis, but a lender or the contract can still require it and FEMA recommends it (FEMA FloodSmart). We attach the FEMA flood-zone determination for your address to the listing and claim no price premium.
Yes. Showings, inspections, association paperwork and the closing can be run remotely, and we arrange a local contact for the house while it is listed. The practical items for Coral Lakes in Cape Coral are the homeowners' association disclosure summary, the flood disclosure, the estoppel certificate and a gate access plan for guests, since visitors enter through the call box or an app guest pass (Welcome packet).
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. We work Coral Lakes in Cape Coral from the recorded documents up.
#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).
Selling in Coral Lakes? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Coral Lakes? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. You can also read more about McGreevy and Comisar.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
To see Cape Coral homes for sale, including any Coral Lakes listings, browse Domain Realty Group's Cape Coral listings.
★★★★★ "I would (and have) highly recommended Jesse McGreevy as a realtor. Our home sale went quickly and Jesse was very responsive to our personal needs. Excellent service." Verified Zillow review
We are a top-reviewed Southwest Florida team on Google. For more on the city, read about buying a home in Cape Coral, Cape Coral home values and new construction in Cape Coral.
These 38 answers are for owners and prospective sellers of Coral Lakes in Cape Coral. They use the same county record, MLS pull, association documents and Florida rules as the rest of this page, show state costs with their inputs, and say plainly where a figure is not published, such as the association's dues.
Data updated: October 2026. Lee County recorded sales (DOR-qualified), 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. Builder prices read October 15, 2026.
The best listing agent for Coral Lakes in Cape Coral is the one whose pricing you can check against the record. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, and our team has closed over $2.5 billion in real estate. In the last 12 months we tracked all 67 recorded Coral Lakes sales and the 53 MLS closings, and we price from them. Call Jesse direct at (239) 898-6072 or request a free Coral Lakes valuation.
It depends on your section, street, size, year built and, for a townhome, the builder's current prices, not on the community median. Recorded medians in Coral Lakes in Cape Coral run from $245,990 for Sawgrass at Coral Lakes to $342,000 for the older single-family sections, and $237,500 over 36 months for the 2007 Weeping Willow Court homes (Lee County recorded sales; our analysis). Start with a free Coral Lakes home valuation or the wider Southwest Florida valuation.
The county recorded 67 sales in Coral Lakes in Cape Coral in the 12 months to September 25, 2026, at a median of $247,990, from $195,000 to $605,000. By band: 1 under $200,000, 55 from $200,000 to $300,000, 9 from $300,000 to $400,000, 1 from $400,000 to $500,000 and 1 from $500,000 to $750,000. The highest was $605,000 on Amber Lake Drive on August 17, 2026, a 2007 home of 3,501 square feet heated with 5 bedrooms, and the lowest $195,000 on Weeping Willow Court on July 31, 2026.
In the 12 months to September 25, 2026, Coral Lakes in Cape Coral recorded 22 resales at a median of $307,500 ($195,000 to $605,000) and an estimated 45 builder-direct first sales at a median of $245,990 ($235,000 to $287,990). The two groups are different products: 19 of the 22 resales were homes built 2006 to 2015, 16 in the single-family sections and 3 on Weeping Willow Court, while 3 were Sawgrass at Coral Lakes townhomes at $244,900, $247,500 and $259,000 (Lee County recorded sales; our analysis).
The three older single-family sections of Coral Lakes in Cape Coral, the original plat, Unit Two and Phase D with 422 homes, recorded 16 sales in the 12 months at a median of $342,000, from $235,000 to $605,000, all resales, at $158.58 per square foot of county heated area. Over 24 months the median was $350,000 on 36 sales, and over 60 months $385,000 on 98. By calendar year: 2019, 45 sales at $237,000; 2020, 36 at $259,450; 2021, 31 at $325,000; 2022, 30 at $402,828; 2023, 13 at $430,000; 2024, 13 at $350,000; 2025, 21 at $375,000; and 2026 through September 25, 13 at $344,000 (Lee County recorded sales; our analysis).
The 61 homes of 2007 on Weeping Willow Court in Coral Lakes in Cape Coral recorded 12 sales in the 36 months to September 25, 2026, all resales, at a median of $237,500, from $195,000 to $280,000, or $182.40 per square foot of county heated area. In order: September 28, 2023, $270,000; October 16, 2023, $263,000; November 22, 2023, $280,000; March 5, 2024, $250,000; May 3, 2024, $275,000; May 17, 2024, $258,000; December 18, 2024, $225,000; April 17, 2025, $215,000; July 16, 2025, $215,000; October 30, 2025, $210,000; February 4, 2026, $217,000; and July 31, 2026, $195,000. The MLS shows one more closing on September 25, 2026 at $190,000 (pulled October 10, 2026), which is not yet in the county file. The sequence runs from $270,000 to $280,000 in late 2023 to $195,000 in July 2026.
Three Sawgrass at Coral Lakes townhomes resold in the 12 months to September 25, 2026: $244,900 on March 13, 2026, $247,500 on March 30, 2026 and $259,000 on May 21, 2026 (Lee County recorded sales; our analysis). With fewer than 10 resales we print the list, not a median. The same 12 months recorded an estimated 45 builder-direct sales in Coral Lakes in Cape Coral at a median of $245,990, and the MLS shows 34 Sawgrass at Coral Lakes closings at a median of $245,990 in 47 days at 98.15 percent of list (Southwest Florida MLS, Matrix, pulled October 10, 2026).
The median home sold in 48 days on the market across the 53 MLS closings in Coral Lakes in Cape Coral in the 12 months to September 25, 2026. The 2006 to 2015 sections and the 2007 Weeping Willow Court homes took 49 days on 19 closings, and the 16 single-family homes alone took 53.5 days. Sawgrass at Coral Lakes took 47 days on 34 closings (Southwest Florida MLS, Matrix, pulled October 10, 2026). Cumulative days on market including relists: Information not available at time of publishing (checked 2026-10-07).
On October 10, 2026, Coral Lakes in Cape Coral had 18 active MLS listings, 14 pending sales and 4.1 months of supply (18 active divided by 53 closings over 12 months, about 4.4 closings a month). The 2006 to 2015 sections and the 2007 homes had 10 active, 6 pending and 6.3 months; Sawgrass at Coral Lakes had 8 active, 8 pending and 2.8 months. Of the 10 older-section listings, 8 were single-family homes (6.0 months of supply). Your competition depends on your product: a townhome owner competes with the builder's own inventory.
The median sale-to-list ratio was 97.17 percent of the final list price on the 53 closings in Coral Lakes in Cape Coral in the 12 months, and 1.9 percent of homes sold above list. The 2006 to 2015 sections and 2007 homes ran 96.93 percent (96.96 percent for single-family homes) and Sawgrass at Coral Lakes 98.15 percent; Cape Coral as a whole ran 97.34 percent (Southwest Florida MLS, Matrix, pulled October 10, 2026). The ratio is against the final list price, so price cuts are hidden. For the ratio against the original list price: Information not available at time of publishing (checked 2026-10-07).
We print no lake premium, because the record does not isolate one. The county roll codes 166 of the 223 homes on the original plat (74 percent), 21 of 39 in Unit Two, 119 of 160 in Phase D (74 percent) and all 61 of the 2007 Weeping Willow Court homes as lake lots, so in Coral Lakes in Cape Coral lake frontage is the majority pattern, not a rare feature. A lake-front share for Sawgrass at Coral Lakes is not printable yet because the roll's coding lags construction. We compare your home with sales on the same street and section instead.
They are the larger-home streets of the original plat. Lake Butler Court and Lake Manatee Court homes run 2,547 to 4,398 square feet of county heated area, mostly 4 and 5 bedrooms, while Blue Cypress Lake Court and Sunset Lake Drive homes run 1,544 to 2,816, mostly 2 to 4 bedrooms (county roll dated October 4, 2026). In the 24 months to September 25, 2026, Lake Butler Court recorded two sales, $342,000 and $570,000; Lake Manatee Court two, $400,000 and $440,000; Blue Cypress Lake Court six, from $257,500 to $400,000; and Sunset Lake Drive three, from $235,000 to $350,000. Each street has fewer than 10 sales, so these are listings, not medians, and a home in Coral Lakes in Cape Coral is compared with its own street first.
It matters, because a townhome buyer can choose between your resale and the builder's. The builder's page, read October 15, 2026, shows the Alder from $249,990, the Rowan from $274,990 and two quick move-in homes at $249,990 and $269,990, while the three recorded Sawgrass at Coral Lakes resales in Coral Lakes in Cape Coral were $244,900, $247,500 and $259,000. The builder median fell from $335,482 in 2022 to $245,990 in 2026, down $89,492 or 26.7 percent (Lee County recorded sales; our analysis). We price a townhome against both the recorded sales and the builder's dated prices, and we show them separately.
We make no prediction, and the record does not support one. Pulte Home Company LLC still owns 15 of the 226 townhome lots on the county roll dated October 4, 2026, and the builder's page, read October 15, 2026, says Limited Opportunities Remaining. What the last lot sale means for a Sawgrass at Coral Lakes resale in Coral Lakes in Cape Coral is not documented. While the builder is selling, its prices are your closest competition. Choose your date by your own plans and the numbers on your valuation.
We do not publish a best month for Coral Lakes in Cape Coral, because we have no month-by-month sales cut we trust: the county file records sales by date, and the MLS pull we ran reports 12-month figures. What we can do is work backward from your date. Plan for the inspection period, the association's estoppel certificate, the buyer's lender and a flood determination, then list so that the contract can close when you need it.
In Lee County the seller customarily pays the deed documentary stamps ($0.70 per $100) and the owner's title policy, and the contract controls. On a $245,990 sale in Coral Lakes in Cape Coral the stamps are $1,722.00 (2,460 units of $100), the owner's policy about $1,304.95 on the state schedule ($575.00 on the first $100,000 plus $729.95 on the next $145,990), and an estoppel certificate up to $299, a total of $3,325.95. At $307,500, the resale median, the figures are $2,152.50, $1,612.50 and $299, a total of $4,064.00; at $342,000, the older-section median, $2,394.00, $1,785.00 and $299, a total of $4,478.00. These are estimates before commission, which we do not print because no dated first-party document sets one, and before prorations and payoffs.
In Lee County the seller customarily pays the documentary stamp tax on the deed and the owner's title insurance policy and chooses the closing agent, while the buyer customarily pays to record the deed and all costs of a new mortgage; these are customs, not law, and the contract controls. For a sale in Coral Lakes in Cape Coral, the deed stamp tax is 70 cents for each $100 of the price (s. 201.02), and Florida sets the owner's title premium by rule at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000 (Rule 69O-186.003). Your title company's quote governs.
Yes, expect a request: the buyer's title company asks Coral Lakes Community Association, Inc. for one. Florida lets the association charge up to $299, plus $119 for delivery within 3 business days and $179 if the account is delinquent, after the state's 2022 inflation adjustment (s. 720.30851). The certificate is due within 10 business days of the request, is good for 30 days if delivered by hand or electronically and 35 days if mailed, and the fee is refunded if the closing does not happen. This association's own estoppel fee is not published. A seller in Sawgrass at Coral Lakes may need a second certificate from the townhome association.
The purchaser pays it at closing. Section 8.4 of the consolidated Declaration (as of October 2023) sets a working capital contribution of two months of assessments on the first transfer of a home and $1,000 on each resale, payable by the purchaser (Declaration). A seller in Coral Lakes in Cape Coral does not owe it, but a buyer will ask about it, so raise it early in your net-to-buyer conversation. Whether the townhome association has its own contribution is not published.
The documents we read describe board approval for leases, not for sales: no buyer approval process is published for Coral Lakes in Cape Coral. The Declaration and the Rules govern, and a lease needs board approval, a 6 to 12 month term and an application fee of up to $100 (Declaration; Rules). If your buyer plans to rent the home out, put the lease rules in the buyer's hands before the inspection period ends. Ask the association's manager, FirstService Residential, how it handles a transfer.
Florida requires the buyer to receive the homeowners' association disclosure summary before signing. Under s. 720.401, a buyer who does not get 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 (s. 720.401). For Coral Lakes in Cape Coral, we assemble the summary, the governing documents and the estoppel with your listing so the buyer has them on day one.
Under s. 689.302, the seller gives the buyer a flood disclosure at or before the time the sales contract is executed (s. 689.302). It covers known flooding during your 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. Coral Lakes in Cape Coral is flood zone X at all 746 address points, but the disclosure is about your home's history, not its zone.
Yes, if the claim was made during your ownership: s. 689.302 lists flood insurance claims, including National Flood Insurance Program claims, and flood assistance including FEMA's (s. 689.302). Beyond the statute, a Florida seller must disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove that duty (Johnson v. Davis). For context, no National Flood Insurance Program claim has been recorded in the census block group around Coral Lakes in Cape Coral for any date, which says nothing about your own home's history.
Zone X is a fact you can show: FEMA classifies all 746 address points in Coral Lakes in Cape Coral as minimal flood hazard, not a Special Flood Hazard Area, on panel 12071C0254G effective November 17, 2022 (FEMA NFHL). It does not set a price or an insurance premium, and we print neither a premium nor a value effect. FEMA still recommends flood coverage outside high-risk zones, so buyers may ask about it; the City of Cape Coral's Class 5 rating gives a 25 percent discount on every National Flood Insurance Program policy in the city, zone X included (City flood protection).
It can shape the buyer's insurance. A roof from 2006 or 2007 is 19 to 20 years old in 2026 (2026 less 2006 or 2007), arithmetic on the roll's year built, not a roof record. Under s. 627.7011 an insurer may not refuse to issue or renew solely because a roof is under 15 years old, and for an older roof it must allow an inspection and may not refuse on roof age alone if the roof has 5 or more years of useful life (statute). Citizens' own rule asks for documentation of at least five years of remaining useful life once a roof passes 25 years, and other insurers set their own (Citizens). A roof inspection before you list tells buyers in Coral Lakes in Cape Coral what they are getting.
It may. Citizens requires a 4-point inspection for homes over 20 years old, and a 2006 home is 20 years old in 2026 and a 2007 home 19, so the rule begins to apply to the older sections of Coral Lakes in Cape Coral; other insurers set their own rules (Citizens inspections). 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 (Citizens; s. 627.711). Order them before you list so a buyer's insurer can quote quickly.
They can, because an investor buyer must meet them. Leases in Coral Lakes in Cape Coral need board approval, a 6 to 12 month term, 45 days' notice, an application fee of up to $100 and a refundable deposit of one month's rent, with two overnight occupants per bedroom; rentals under 6 months are barred without board consent (Declaration; Rules). A buyer who wants short-term rentals cannot count on them. Put the lease rules in your listing documents so the question is answered before the offer.
Yes, but the lease terms and the association's lease rules govern. The Declaration requires board approval of a lease and sets a term of 6 to 12 months, so a lease in place should already carry the board's approval (Declaration). Whether the buyer can end the lease at closing depends on the lease and Florida law, not on anything we can state for every case. Give the buyer the lease, the deposit amount and the approval early, because they affect the buyer's financing and possession date in Coral Lakes in Cape Coral.
Buyers cannot see the dues, so they ask for the budget and the estoppel. The master association's dues amount is not published; the Welcome packet says dues are paid quarterly and the budget is behind the member portal (Welcome packet). We ask the association's manager, FirstService Residential, for the estoppel certificate and the current budget early in the listing, so a buyer's lender and payment calculator get a real number for Coral Lakes in Cape Coral rather than a guess. The townhome association's assessment is a second unknown for Sawgrass at Coral Lakes.
None is published for Coral Lakes in Cape Coral. There is no CDD or MSBU, no Utilities Extension Project assessment area contains any Coral Lakes sample point, and none appears in the association documents we read. Whether the master or the townhome association has voted a special assessment is answered by the estoppel certificate and the homeowners' association disclosure summary under s. 720.401, which is why we collect them before you list (s. 720.401).
We make no prediction of the effect on values. The record shows what is pending near Coral Lakes in Cape Coral: a city-initiated rezoning, RZN26-000006, of city-owned parcels at Del Prado Boulevard North and Kismet Parkway East (69.99 acres, to be heard by the Hearing Examiner on October 20, 2026 at 9:00 a.m.), and the 2024 rezoning of part of tract C-1 at 3100 Del Prado Boulevard North to a multi-family planned unit development whose unit count, builder and schedule are not published (City hearing cases; Ordinances 3-24 and 4-24). Buyers ask about both, so we disclose what is on the record and what is not.
Your buyer's bill will differ from yours, because a sale resets the assessment and the buyer applies for their own homestead by March 1. Florida requires the buyer to receive the property tax disclosure summary of s. 689.261, which warns that the seller's tax bill is not a guide (s. 689.261). For 2026 the homestead exemption exempts the first $25,000 of assessed value from all property taxes plus up to $26,411 more on non-school taxes, and Save Our Homes caps a homestead's yearly rise at the lesser of 3 percent or the change in the Consumer Price Index (2.7 percent for 2026), while non-homestead property has a 10 percent yearly cap that does not apply to school taxes (Lee County Property Appraiser; Save Our Homes table). In Coral Lakes in Cape Coral the 2026 millage applied to the tax roll is 15.3250 mills.
They differ on the numbers a seller faces. Coral Lakes in Cape Coral recorded 67 sales at a median of $247,990 with an estimated 45 builder-direct, and the MLS shows 48 days on the market at 97.17 percent of list with 4.1 months of supply. Sandoval recorded 92 sales at a median of $359,500, none builder-direct, with 78 days at 96.06 percent of list and 3.9 months of supply (Lee County recorded sales and Southwest Florida MLS, Matrix, pulled October 10, 2026). A Coral Lakes townhome seller competes with a builder; a Sandoval seller does not. Each home is priced against its own community's sales.
The sales are public record. The Lee County Property Appraiser's property search shows sale history by parcel, and the Lee County Clerk holds the recorded deeds. We analyze the roll and the recorded sales file for every Coral Lakes listing, show street-level sales, and list any section with fewer than 10 sales rather than quoting a median (Lee County Property Appraiser). Coral Lakes in Cape Coral recorded 67 sales in the 12 months to September 25, 2026.
The contract sets the dates, and we print no default day count: the inspection period, financing period and days to closing are negotiated in the contract. For a sale in Coral Lakes in Cape Coral, the steps that drive the calendar are the buyer's inspection, the association's estoppel certificate (due within 10 business days of the request), the buyer's lender and a flood determination. Build the calendar backward from the date you need to close.
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. The association's rules, including the lease and parking rules, still apply to a vacant home in Coral Lakes in Cape Coral. If you are a foreign seller, the buyer generally withholds 15 percent of the amount realized under FIRPTA; 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 (IRS, FIRPTA withholding).
Either works in Florida, but you must disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove that duty (Johnson v. Davis). Fix what a buyer's inspection will find cheaply, and price the rest. For a large repair, the City of Cape Coral's substantial-improvement rule treats a repair costing 50 percent or more of the building's market value before the repair as a substantial improvement that must meet new-construction flood rules (City notice); the notice sits in the city's guidance on buildings in flood zones, so ask the city's floodplain office how it applies to a zone X home in Coral Lakes in Cape Coral.
Start with a free Coral Lakes home valuation, or call Jesse direct at (239) 898-6072, text or call; confidential conversations are welcome. We will send the pricing plan built on your section's recorded sales and the builder's dated prices, a list of documents to gather, and a calendar. For Coral Lakes in Cape Coral that means your closing papers, the Declaration and Rules, any lease, your roof and insurance history, and the association manager's contact.
Every source below was checked live on October 15, 2026 (the Welcome packet, Declaration, Rules and state statutes were read in full where the entry says so). Recorded-sale and MLS figures are from the Lee County Property Appraiser public files and the Southwest Florida MLS (Matrix) as dated at the top of each section.
Association and governing documents (first party)
County appraiser and county GIS
City of Cape Coral (GIS, planning, agendas, utilities, parks)
Golf, store and other operators (their own pages)
Lee County government
Federal and state
Schools (School District of Lee County)
Health care (operators)
Press (approved roster; facts attributed to the outlet)
City of Cape Coral (first party)
Lee County, the School District and county-level agencies
State of Florida
Federal
Industry first-party documents
Builder marketing figures come from the Centex community page for Sawgrass at Coral Lakes, read October 15, 2026, and are cited in the text as marketing, not as recorded sales.
These Coral Lakes in Cape Coral documents are published by Coral Lakes Community Association, the Florida Department of Commerce, Lee County, the School District of Lee County, FEMA, NOAA, the Florida Building Commission, the City of Cape Coral and the Florida Department of Health. Each link opens the issuing authority's own copy, so you read the current version. Read the recorded documents for your parcel before you buy.
Document | Publisher | Link |
|---|---|---|
Consolidated Declaration of Covenants and Restrictions, original and 4 amendments as of October 2023 | Coral Lakes Community Association | |
Rules and Regulations, approved November 7, 2024 | Coral Lakes Community Association | |
Welcome packet, April 2026 | Coral Lakes Community Association | |
2026 Taxing District Millage Book (district 057) | Lee County Property Appraiser | |
Official List of Special Districts | Florida Department of Commerce | |
Student Enrollment Plan 2026 to 2027 | School District of Lee County | |
National Flood Hazard Layer | Federal Emergency Management Agency | |
Changes in Flood Hazard Determinations, notice 2026-09850 | Federal Register | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | |
2023 Florida Building Code effective dates | Florida Building Commission | |
Lee County evacuation orders for Hurricane Ian, September 27, 2022 | Lee County Public Safety | |
Yacht Club project phasing plan, May 27, 2026 | City of Cape Coral | |
Florida trauma centers, updated July 23, 2026 | Florida Department of Health |
County sales from Lee County Property Appraiser public files, analyzed October 2026. MLS figures from the Southwest Florida MLS (Matrix), pulled October 10, 2026. Brokered by Domain Realty.
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.
