Isles of Porto Vista
Isles of Porto Vista is a condominium community of 18 three-story buildings in northeast Cape Coral, ZIP 33909. See 13 recorded sales, the association roster, flood and condo law facts. Call McGreevy and Comisar, Domain Realty.
Isles of Porto Vista is a condominium community of 18 three-story buildings in northeast Cape Coral, ZIP 33909. See 13 recorded sales, the association roster, flood and condo law facts. Call McGreevy and Comisar, Domain Realty.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the team Isles of Porto Vista sellers call first, and the team buyers call when they want the building's association status, the county's recorded sales and the condominium law deadlines answered before they write an offer. Jesse McGreevy and Marc Comisar carry the Top 1% Real Estate Agents Nationally Since 2008 recognition, lead the #1 Team in Southwest Florida since 2012, and have over $900 million in Sales between them. Their team is the #5 real estate team in Florida (RealTrends 2026).
Isles of Porto Vista is a condominium community in northeast Cape Coral, Florida, in ZIP 33909: 18 three-story buildings built in 2006 and 2007 on Pomodoro Circle, Del Sol Lane and Tuscan Drive, with 215 condominium homes on the Lee County roll. Three facts decide value here, and most listing pages blur at least one of them. First, each building is its own condominium with its own association, and all 18 sit under one community association. Second, every home on the roll is the same two-bedroom, two-bath plan, so the building, the floor and the condition move the price, not the floor plan. Third, the rental apartments next door share the name and the private streets but are not part of the community's for-sale count, and nothing about them is added to any figure on this page.
This guide is built from the Lee County Property Appraiser's public roll and recorded sales, the Southwest Florida MLS (Matrix), the Florida Division of Corporations, FEMA's flood map service, the City of Cape Coral's and Lee County's map layers, and the Florida Statutes. Every figure carries its source and date, and where a record is not public or was not available to us, we say so in plain words instead of estimating. Read our Isles of Porto Vista seller guide, check what an Isles of Porto Vista condo is worth, or see how we help Isles of Porto Vista buyers.
McGreevy and Comisar price an Isles of Porto Vista condo on the records that move it: the 13 county recorded sales in 12 months, the status of the building's own association, the master association fee the MLS lists, and the Florida condominium deadlines that apply to three-story buildings.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix) pulled October 10, 2026).
If you're searching for the best realtor for Isles of Porto Vista, whether you're ready to sell your Isles of Porto Vista condo or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Between Jesse and Marc personally, the number is over $900 million in Sales.
If you are weighing the best real estate agents in Cape Coral, ask who prices an Isles of Porto Vista condo on its own building's record and who has read the association filings. Both questions matter more here than in a community of single-family homes, because 18 separate condominium associations stand behind one set of streets, and the filings for each one are public.
In the last 12 months we tracked all 13 recorded sales on the Isles of Porto Vista legal descriptions in the Lee County record, and the 13 MLS closings that match them. The county median was $157,000, from $135,000 to $195,000. The highest sale was $195,000 on Pomodoro Circle in June 2026. The MLS shows a median of 44 days on market and 95.1 percent of list price, with 4 condominiums active on October 10, 2026 and 3.7 months of supply. Every one of the 13 was a resale of a two-bedroom, two-bath condominium. The full table of those sales is in the market section below.
The team is also the #5 real estate team in Florida (RealTrends 2026).
Premium marketing on every listing: cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay private. On an Isles of Porto Vista condo that marketing starts with the paperwork a buyer will ask for first: the building's association status, its budget and estoppel certificate, the reserve study and the insurance certificate.
Our clients review us on Google in their own words. We publish no aggregate score, and every review we quote is a five-star review.
★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
Selling your Isles of Porto Vista condo? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-isles-of-porto-vista, or call Jesse direct at (239) 898-6072 (confidential conversations welcome).
Buying in Isles of Porto Vista? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we help Isles of Porto Vista buyers, or see how we represent buyers.
Isles of Porto Vista is a community of 18 three-story condominium buildings in northeast Cape Coral with 215 homes on the county roll, 13 recorded sales in the last 12 months and a median of $157,000. These eight points carry the rest of the page, and each is sourced in the section that follows.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; Florida Division of Corporations, FEMA, City of Cape Coral and Lee County records read October 10, 2026, with the permit record and two association records re-read October 15, 2026).
This Isles of Porto Vista guide is organized so a buyer or a seller can jump straight to the record that answers the question: the county's recorded sales, the 18 condominium associations, the fee stack, amenities, condo law, flood and insurance, schools and drive times, how Isles of Porto Vista compares with Concordia, and the buyer and seller FAQs.
Isles of Porto Vista is an all-condominium community of 18 three-story buildings around three stormwater lakes, with a pool and amenity land owned by its community association, private streets, and a shopping plaza on Del Prado Boulevard North about 0.35 route miles from the community centre.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; City of Cape Coral and Lee County map layers read October 10, 2026; route miles on the public OSRM router from the centre of the community, October 10, 2026, with no travel times).
Isles of Porto Vista is a for-sale condominium community inside the City of Cape Coral, in Lee County, Florida, ZIP 33909. Every parcel sits in taxing district 057, the City of Cape Coral district, and in the Property Appraiser's market neighborhood 0802 (Lee County Property Appraiser, parcel layer, read October 10, 2026). The roll shows 18 condominiums, Isles of Porto Vista Condominium 1 through 18, each declared by its own recorded document in 2006 or 2007, with one three-story building in each. A rental property with the same name sits beside it, and the section on the apartments explains why that property is not counted here.
The community is in northeast Cape Coral. Its entrance is on Porto Vista Parkway off De Navarra Parkway, about 0.3 mile from Del Prado Boulevard North and North Tamiami Trail (US 41) (City of Cape Coral, street centerline layer, read October 10, 2026). We do not describe the location by a quadrant of the city, because the city's own records place it by road and by ZIP code, and those are the references a title company and an insurer will use.
Every home on the Lee County roll is a condominium with 2 bedrooms and 2 baths. Of the 215 units, 214 carry 1,280 square feet of county heated area and one carries 1,270. The buildings are three stories with four homes on each of the three floors, so a typical building holds 12 homes. The Property Appraiser's roll dates 155 of the units to 2006 and 60 to 2007. County heated area is the roll's own measure, and it is the only square footage this page uses, because listings measure living area differently and the two should not be compared.
In a single-family community a buyer deals with one homeowners association. Here each of the 18 buildings is its own condominium, with its own declaration and its own association filed with the state, and a community association sits over all of them. A buyer therefore reads two sets of documents: the building's, which governs dues, reserves, insurance and rules for that building, and the community association's, which governs the shared land. The sections on governance and costs below take each in turn. We make no claim about how this structure affects any one sale price, because the county record does not isolate it.
The community association owns the land under the amenities: a pool with a paved deck, a 4,080 square foot building built in 2007 beside the pool, a hard court with a play structure, three thatched cabanas and a small picnic pavilion, as the county roll and the city's aerial imagery show (Lee County Property Appraiser, parcel layer; City of Cape Coral, aerial imagery, read October 10, 2026). The amenities section gives the detail and says plainly what no public record tells us, such as pool hours and what the building beside the pool is used for.
The community's own streets, Pomodoro Circle, Del Sol Lane and Tuscan Drive, are private on both the city street layer and the county road layer. The City of Cape Coral maintains Porto Vista Parkway up to the entrance stretch, and the entrance stretch itself is private (City of Cape Coral, street centerline layer; Lee County Property Appraiser, road centerlines, read October 10, 2026). Who pays for private street upkeep and how the cost is shared is a question for the association documents, and the public record we could read does not answer it.
The community surrounds three stormwater lakes: a long lake on the east edge and two fountain lakes beside the entrance, as the city's aerial imagery shows. Which view a given home has depends on its building and floor, and a buyer should walk the specific building to see it. There is no canal in the community, so lake view is the only water view on offer, and the waterfront section below explains why Cape Coral's canal pricing does not apply.
Three neighbours matter. The rental apartments next door are a separate property, explained in their own section. Entrada, the single-family-led community whose plat holds the condominiums' multifamily tract, is next door in the plat sense. And a separate multifamily project is under construction to the southwest, according to the city's address layer and its 2026 aerial imagery. The record we read gives no unit count, no operator and no tenure for that project, so we state none.
Buyers who look here often look at two neighbours in the same ZIP code. Entrada is a single-family-led community of 769 parcels where the county recorded 26 sales at a $347,500 median in the same 12 months. Bella Vida is another single-family-led community, of 467 parcels, with 26 recorded sales at a $300,595 median. Both medians mix houses and attached homes, so neither is a like-for-like comparison with an all-condominium community. The nearest like-for-like community is Concordia, covered in its own section.
The order matters, so we use the same one on every purchase here. First, which of the 18 condominiums the home is in, read from the legal description on the deed or tax bill. Second, that building's association status on the state's records and the date of its latest filing. Third, the building's budget and the estoppel certificate. Fourth, the structural integrity reserve study and milestone documents the association holds, and the state's database for any filing. Fifth, the flood map point and the insurance certificate. Sixth, the city's payoff request for any utility assessment. Each step has a public document behind it, and later sections say where to find each.
The Isles of Porto Vista condo market recorded 13 sales in the 12 months to September 25, 2026, at a median of $157,000. The MLS shows a median of 44 days on market, 4 condominiums active on October 10, 2026 and 3.7 months of supply, all of them resales.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, DOR-qualified improved sales, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix) pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded).
The county record is the public record of deeds, so it leads every count and median on this page. Across the 233 parcels on the Isles of Porto Vista legal descriptions (215 condominium units and 18 common-element parcels), the county recorded 13 qualified sales in the 12 months to September 25, 2026. All 13 were condominiums, and none was a first sale of a new home.
Segment | Sales | Median | Range |
|---|---|---|---|
All recorded sales | 13 | $157,000 | $135,000 to $195,000 |
Estimated builder-direct | 0 | none | none |
Resales | 13 | $157,000 | $135,000 to $195,000 |
Median price per square foot of county heated area | 13 | $122.66 | not applicable |
Price bands | all 13 under $200,000 | not applicable | not applicable |
Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. Builder-direct is the analysis tool's inference from the record and is an estimate.
The table lists all 13 sales by date, street and price. We print the street and never a unit number.
Sale date | Street | Price |
|---|---|---|
December 12, 2025 | Pomodoro Circle | $174,000 |
December 18, 2025 | Pomodoro Circle | $145,000 |
December 19, 2025 | Pomodoro Circle | $145,000 |
January 12, 2026 | Del Sol Lane | $162,000 |
February 27, 2026 | Pomodoro Circle | $152,000 |
April 16, 2026 | Pomodoro Circle | $169,000 |
April 29, 2026 | Tuscan Drive | $154,500 |
May 8, 2026 | Pomodoro Circle | $169,000 |
May 14, 2026 | Pomodoro Circle | $157,000 |
June 2, 2026 | Pomodoro Circle | $195,000 |
June 24, 2026 | Pomodoro Circle | $152,000 |
June 25, 2026 | Tuscan Drive | $135,000 |
August 28, 2026 | Pomodoro Circle | $170,000 |
Every sale was a 2-bedroom, 2-bath condominium with 1,280 square feet of county heated area, built in 2006 or 2007. By street, Pomodoro Circle had 10 of the 13 sales, Tuscan Drive 2 and Del Sol Lane 1. Because Pomodoro Circle is the street of 14 of the 18 buildings (the roll puts Condominiums 1 to 5, 7 to 12 and 14 to 16 there, which is 5 plus 6 plus 3), that street's share of the sales is not surprising. Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis.
A 12-month window holds only 13 sales, so we also show longer windows from the same county record. Each window ends on September 25, 2026.
Window | Sales | Median | Range |
|---|---|---|---|
12 months | 13 | $157,000 | $135,000 to $195,000 |
24 months | 31 | $169,000 | $110,000 to $269,900 |
36 months | 69 | $205,000 | $110,000 to $269,900 |
60 months | 157 | $219,900 | $110,000 to $290,000 |
All history, from November 15, 2006 | 421 | $180,000 | $54,000 to $290,000 |
The windows overlap, so we never add them together. The first recorded unit sale in the county file is dated November 15, 2006. Source: Lee County recorded sales, DOR-qualified improved sales through September 25, 2026 (county roll dated October 4, 2026), our analysis.
Calendar years show the direction the record has moved, without a forecast. The 2026 row covers January 1 to September 25 only.
Year | Sales | Median | Builder-direct (estimate) |
|---|---|---|---|
2019 | 19 | $135,900 | 0 |
2020 | 23 | $145,000 | 0 |
2021 | 37 | $179,900 | 0 |
2022 | 48 | $238,750 | 0 |
2023 | 27 | $250,000 | 0 |
2024 | 37 | $220,000 | 0 |
2025 | 19 | $169,000 | 0 |
2026, to September 25 | 10 | $159,500 | 0 |
The record shows the median rising from $135,900 in 2019 to a calendar-year high of $250,000 in 2023, then falling to $169,000 in 2025. The 12-month median of $157,000 is 15.5 percent above the 2019 median of $135,900. Source: Lee County recorded sales by calendar year, our analysis.
The 2023 calendar-year median of $250,000 is the highest in the table above. The 12-month median of $157,000 sits $93,000 below it, and the arithmetic is ($250,000 minus $157,000) divided by $250,000, which is 37.2 percent lower. We report the change and nothing about its cause: the county record shows prices, not the reasons behind them, and it does not isolate any one building. For wider context on the same ZIP code and the city, see the comparison below.
The median price per square foot of county heated area across the 13 sales is $122.66. County heated area is the roll's own measure, and since 214 of the 215 units carry 1,280 square feet, the figure moves almost one for one with price. We never compare it with a price per square foot built on MLS living area, because the two measures count different space, and listing living areas for these buildings vary where the county shows one plan. For ZIP 33909 condominiums as a group, the same county measure is $153.27 per square foot.
The county record has no days on market, no list price and no inventory. The MLS has all three, so it supplies them in its own table with its own date.
Group | MLS closings | Median days on market | Median sale-to-list | Active Oct 10 | Pending | Months of supply |
|---|---|---|---|---|---|---|
Isles of Porto Vista | 13 | 44 | 95.1% | 4 | 1 | 3.7 |
ZIP 33909 condominiums | 74 | 56.5 | 95.2% | 23 | 5 | 3.7 |
Cape Coral condominiums (six ZIP codes) | 480 | 71 | 94.5% | 244 | 36 | 6.1 |
Source: Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded. In the 12 months before that window, the MLS shows 14 closings at Isles of Porto Vista, 13 of them marketed through the MLS, with a median of $169,000 and 72 days on market.
Months of supply is the active listings divided by the monthly pace of closings: 4 active divided by (13 closings divided by 12 months) is 3.7. The MLS records every one of the 13 closings as a low-rise building of one to three stories, as listing brokers enter that field.
In the same 12 months the county recorded 79 condominium sales in ZIP 33909 at a $185,000 median, and 535 condominium sales across the six Cape Coral ZIP codes at $210,000. The 13 Isles of Porto Vista sales are part of the ZIP 33909 figure. The community's median of $157,000 therefore sits below both. Supply is the notable match: 3.7 months at Isles of Porto Vista and 3.7 months for ZIP 33909 condominiums, against 6.1 months for the city's condominiums as a group. A lower supply figure means fewer listings against the pace of sales, and it does not by itself say which way a price will move.
Every calendar year in the table from 2019 to 2026 shows 0 builder-direct sales, and the 12-month window shows 0 as well. Builder-direct is the analysis tool's estimate of a first sale of a new home from the record. The result matches what the roll says about the buildings: they were completed in 2006 and 2007, so every sale in the 12 months is a resale from one owner to another. A buyer here competes with other resale listings, not with a builder's inventory. We also found no sale of vacant land on the 233 parcels in any window.
The county and the MLS describe the same market through different records, so their figures do not always match, and we say which one each number comes from. The county record counts a sale when a deed is recorded and the state's revenue rules qualify it as an arm's-length sale. The MLS counts a closing when the listing is closed out in the system, and the broker who closes it enters the details, including the building type and the fees. That is why the county leads on counts and prices, and the MLS supplies only days on market, sale-to-list, active and pending listings and months of supply.
Both sources show 13 sales for the 12 months, but their medians are not identical, and we use the county's. The two also count the prior year differently: the MLS shows 14 closings in the 12 months before this window, and only 13 of them were marketed through the MLS, so months of supply and days on market use the marketed ones. Square footage is the third difference. The county measures heated area, the MLS carries a living-area field that listing brokers enter, and we print only the county's.
Want these 13 sales read against your own building? Call Jesse direct at (239) 898-6072 for a seller conversation, or Marc at (239) 287-5873 if you are buying, or start at https://mcgreevyandcomisar.com/home-valuation-isles-of-porto-vista.
Isles of Porto Vista began as a 2005 land purchase. Harbour Development Group, Inc. bought the Entrada multifamily land for a recorded $23,000,000, planned 444 condominiums in 37 buildings, and built and sold 18 of those buildings in 2006 and 2007. Land on the same plan later became rental apartments.
Data updated: October 2026. Sources: Lee County recorded sales and Property Appraiser roll dated October 4, 2026; Florida Division of Corporations and South Florida Water Management District permit layer read October 10, 2026; Business Observer items read October 10, 2026.
Isles of Porto Vista does not sit on a plat of its own. Its condominiums stand on a multifamily tract, Tract MF-1 in Block 8052, of the Entrada plat, according to the legal descriptions on the Lee County roll. Entrada is a separate community with its own page, and the Isles of Porto Vista tract is one multifamily piece of that larger plan.
The county record carries a $23,000,000 transfer of the land recorded on July 5, 2005, in Official Records Book 4787, Page 1878. Florida's corporation records list Harbour Development Group, Inc. (document number P03000120580, active, filed October 28, 2003) as the developer, and the Business Observer item described below names the same company as the buyer.
The water management side of the approval is also on public record. The South Florida Water Management District lists environmental resource permit 36-05074-P-04, "Isles Of Porto Vista At Entrada," a general permit modification for residential use that serves 37.54 acres, with final action on June 21, 2005. Its parent is permit 36-05074-P, "Entrada." Read the permit layer yourself at the South Florida Water Management District permit map service.
The plan came before the buildings. An undated mid-2000s item in the Business Observer's Lee and Collier real estate briefs, headed "444 Condos Planned in Cape Coral," reported that Harbour Development Group planned 444 two-bedroom condominiums in 37 three-story buildings on 38 acres within Entrada, at 1,200 to 1,400 square feet and about $200,000 each. Read the item at the Business Observer.
Treat those figures as the plan as the press reported it, not as what was built. The item carries no date, so we place it in the mid-2000s on the evidence of the 2005 land deal. The arithmetic of the plan is simple: 444 homes across 37 buildings is 12 homes in each building, which is the count the county roll shows for most of the buildings that were actually built.
The size range in the press item is a planning figure. It is not comparable with the county roll's heated area of 1,280 square feet for the built homes, which is a measurement recorded by the Property Appraiser.
Of the 37 planned buildings, 18 were built and sold as condominiums. Each is its own condominium, named Isles of Porto Vista Condominium 1 to 18, and the Lee County roll holds 215 condominium homes across them. The roll dates Condominiums 1 to 12 and 15 to 2006 (155 homes) and Condominiums 13, 14, 16, 17 and 18 to 2007 (60 homes). The first recorded sale of an individual home in the community is dated November 15, 2006.
Who built them is not on the public record we could read. The contractor of record would sit in the City of Cape Coral's building permit files, and the certificate of occupancy dates for each building would sit there too. We have not seen either, so this page does not name a builder and treats the roll's year built as the year built.
A trade press report dated December 16, 2020 described the sale of a block of 75 units in the community that were leased at the time. We mention it only as context for how some homes have been held. We print no price from it, and the county's qualified sale record, which drives every figure on this page, is a separate source.
The legal structure was filed early. Isles of Porto Vista Community Association, Inc. (N06000000320) was filed with the state on January 11, 2006. The 18 condominium associations were filed nine months later, on October 11, 2006. Condominium 3's association was re-registered under a second record, N07000009691, which carries a 2007 document number.
Today the state lists the community association as active, with a principal address at 9150 Galleria Court, Naples. Of the 18 condominium associations, 16 are active and 2 are inactive after an administrative dissolution on September 25, 2026, covered in the section on who governs the community below.
We report filing dates only. When control of each association passed from the developer to unit owners is a matter for the recorded documents, and the Lee County Clerk's online records were not readable by our tools. The Florida Division of Corporations search shows all 20 records for the name, read October 10, 2026.
The sequence is public even though the reason is not. A Business Observer item dated May 8, 2018 described an expansion of the community as a condominium project. In 2019 the expansion land was declared as two condominiums, and the buildings on it, completed in 2021 and 2023, operate as rental apartments.
We publish only that sequence. No document we read says why the later land went to rental use, and we do not offer a reason. Read the press item at the Business Observer.
Those apartments are the subject of the next section. They are not part of the 18 for-sale condominiums, and they are not in any count or price on this page.
Every date below comes from a county record, a state filing, a permit or a dated news item, and the table says which.
Date | What the record shows | Kind of record |
|---|---|---|
June 21, 2005 | Water management permit 36-05074-P-04 reaches final action | South Florida Water Management District |
July 5, 2005 | $23,000,000 transfer of the land recorded | Lee County recorded sales |
Mid-2000s (undated) | Press plan: 444 condominiums in 37 buildings | Business Observer |
January 11, 2006 | Community association filed | Florida Division of Corporations |
October 11, 2006 | The 18 condominium associations filed | Florida Division of Corporations |
November 15, 2006 | First recorded sale of an individual home | Lee County recorded sales |
2006 and 2007 | The 18 buildings, by roll year built | Lee County Property Appraiser roll |
May 8, 2018 | Press item calls an expansion a condominium project | Business Observer |
2019 | Expansion land declared as two condominiums, now rental apartments | Lee County Property Appraiser roll |
2021 and 2023 | The rental apartment buildings completed | Lee County Property Appraiser roll |
September 3, 2026 | City permit issued for a tile re-roof at the Condominium 18 building on Tuscan Drive | City of Cape Coral permit layer |
September 25, 2026 | Condominium 10 and Condominium 15 associations administratively dissolved | Florida Division of Corporations |
The Apartments at the Isles of Porto Vista are two rental condominiums of apartments, built in 2021 and 2023 beside the 18 for-sale condominiums of Isles of Porto Vista. Two owner companies hold them, the county shows no recorded sale of any apartment, and they use the same private streets. This page counts none of them.
Data updated: October 2026. Sources: Lee County Property Appraiser roll dated October 4, 2026; Florida Division of Corporations read October 10, 2026; City of Cape Coral street layer read October 10, 2026.
The county roll shows two rental properties on the land that follows the for-sale buildings. "The Apartments of Isles of Porto Vista" was declared in 2019 and built in 2021. "The Apartments at Isles of Porto Vista II" was declared in 2019 and built in 2023. Each is legally a condominium, and each is run as rental apartments with a single owner for all of its homes.
Florida's corporation records name the owners. Genesis IPV Properties, LLC (L18000061665, filed March 13, 2018) holds the first phase and Genesis IPV Properties II, LLC (L19000260594, filed October 29, 2019) holds the second. Each phase also has its own condominium association on file with the state, N19000009420 for the first and N19000011679 for the second.
Both owner companies are companies, not individuals, and we name no person. Read the filings at the Florida Division of Corporations.
Every unit count, sale, median, fee and amenity on this page refers to the 18 for-sale condominiums and their 215 homes. A rental property is a different use, held by a different kind of owner, and mixing it in would distort every number a buyer relies on. The apartments' own count is never added to the 215.
The same rule keeps the apartments out of price per square foot, months of supply and the benchmark table against nearby communities. When a listing or a search result mixes the two, the 215 homes and the 18 buildings are the Isles of Porto Vista condominiums, and anything described as an apartment is the neighbour.
Two things connect the properties on the public record. First, the streets. The City of Cape Coral's street layer lists Pomodoro Circle and the Apartments' Porta Rossa, Porta Salerno and Porta Trieste loops, together with the condominiums' other streets, as private, so residents of both properties reach their homes by the same private street system.
Second, the community association's board. Its 2026 annual report on file with the state lists the managers of both owner companies among its officers and directors, so the owners of the rental properties sit on the board of the association that sits over the for-sale condominiums. We print no names.
Neither fact says what either property pays for or uses. The record establishes roads and board seats, and it stops there.
Several answers a buyer might want are not in any document we could read. We do not know whether the apartments belong to the community association, pay assessments into it, or share its gate, pool, amenity building, road upkeep or other costs. We do not know whether apartment residents use the pool and court.
The documents that settle these questions are the apartments' two declarations and any shared-facilities or cross-easement agreement, all recorded with Lee County. The Clerk's online records were not readable by our tools, so we cannot summarize them. A buyer who cares asks the building's association and the community association, in writing, before signing.
Selling your Isles of Porto Vista condo? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-isles-of-porto-vista, or call Jesse direct at (239) 898-6072 (confidential conversations welcome).
Buying in Isles of Porto Vista? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we help Isles of Porto Vista buyers, or see how we represent buyers.
On the county record, no. We measured every qualified recorded sale across all windows and found none for any apartment in the two rental condominiums. The homes that change hands in Isles of Porto Vista are the 215 for-sale condominiums, and those are the homes this page measures.
A person who searches the name and finds a rental listing is looking at the neighbour, not at a home that can be purchased through the market this page describes.
Several names get mixed up with Isles of Porto Vista: the rental Apartments next door, Porto Vista on SW 50th Street in southwest Cape Coral, Porto Vista Parkway, and the neighbouring Entrada and Bella Vida communities. Each is a different place with its own record, and none of their figures appear in the Isles of Porto Vista numbers.
Data updated: October 2026. Sources: Florida Division of Corporations read October 10, 2026; Lee County recorded sales, 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis; City of Cape Coral address layer read October 10, 2026.
Porto Vista is a different community, on SW 50th Street in ZIP 33914 in southwest Cape Coral. It has twelve condominiums with 144 units, built from 2003 to 2005, and its own Porto Vista Community Association (N03000003775). The MLS files it as Development PORTO VISTA CONDO.
Isles of Porto Vista is in northeast Cape Coral, ZIP 33909. The two share a name stem and nothing else on the record: different associations, different builders and years, different streets, different sales. A sale, fee or association document labelled "Porto Vista" has to be checked against the ZIP code and the street before anyone treats it as an Isles of Porto Vista fact.
Porto Vista Parkway is the entrance road of Isles of Porto Vista in ZIP 33909, a street at this community. It is unrelated to the other Porto Vista. The entrance stretch is private, and the city maintains the road up to it.
A search that returns the parkway returns a street here, not the community in southwest Cape Coral.
Entrada and Bella Vida are separate communities with their own pages and their own records. Isles of Porto Vista's condominiums stand on a multifamily tract of the Entrada plat, but Entrada is a single-family-led community, and we claim no shared association between them.
In the 12 months to September 25, 2026, Entrada had 26 recorded sales at a median of $347,500 across 769 parcels. In the same window, Bella Vida had 26 recorded sales at a median of $300,595 across 467 parcels. Both are single-family-led communities in ZIP 33909, and their medians mix houses and attached homes, so they are not a like-for-like comparison with the Isles of Porto Vista condominiums.
A separate multifamily project, labelled "Paramount at Entrada" in the City of Cape Coral's address layer on Villa Del Mar Circle, is under construction to the southwest of Isles of Porto Vista. It is not part of Isles of Porto Vista and not part of the rental apartments.
The record we read gives no unit count, no operator and no information on whether the homes will be sold or rented. We print what the layer shows and no more.
Search engines mix several things when someone types the name: the condominiums, the rental apartments, the other Porto Vista, and places with similar names far from Florida. When you read a result, check for Pomodoro Circle, Del Sol Lane or Tuscan Drive, ZIP 33909, and the words "Condominium" and a building number. Those mark the for-sale community this page describes.
With 4 condos active on October 10, 2026 and 3.7 months of supply, an Isles of Porto Vista buyer can compare the few homes listed with the 13 recorded sales before making an offer. Selling instead? Call Jesse direct at (239) 898-6072. For buyers, call Marc at (239) 287-5873, read how we represent buyers at https://mcgreevyandcomisar.com/buying, or start with a free valuation of a home you already own at https://mcgreevyandcomisar.com/home-valuation.
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review
Isles of Porto Vista holds 18 condominiums, Isles of Porto Vista Condominium 1 to 18, each a three-story building with its own recorded declaration and its own association. They stand on Pomodoro Circle, Del Sol Lane and Tuscan Drive, were built in 2006 and 2007, and carry 215 homes on the Lee County roll.
Data updated: October 2026. Sources: Lee County Property Appraiser roll dated October 4, 2026; Florida Division of Corporations read October 10, 2026, with Condominiums 10 and 15 re-read October 15, 2026.
The table lists each condominium with the street it stands on, the year the roll gives, the homes on the roll, its association's state record and that record's status. The last column groups the buildings by the registered agent or address the state lists, which is a state filing and not a statement about who manages a building today.
Condominium | Street | Year built (roll) | Homes on the roll | Association (Sunbiz number) | Status on October 10, 2026 | Registered agent group on the state record |
|---|---|---|---|---|---|---|
1 | Pomodoro Circle | 2006 | 12 | N06000010651 | Active | A Naples law firm |
2 | Pomodoro Circle | 2006 | 12 | N06000010654 | Active | Infinity Property Management Firm, LLC, Bonita Springs |
3 | Pomodoro Circle | 2006 | 12 | N07000009691 | Active | 9150 Galleria Court, Naples |
4 | Pomodoro Circle | 2006 | 12 | N06000010656 | Active | 9150 Galleria Court, Naples |
5 | Pomodoro Circle | 2006 | 12 | N06000010645 | Active | 9150 Galleria Court, Naples |
6 | Del Sol Lane | 2006 | 12 | N06000010642 | Active | Infinity Property Management Firm, LLC, Bonita Springs |
7 | Pomodoro Circle | 2006 | 12 | N06000010646 | Active | Infinity Property Management Firm, LLC, Bonita Springs |
8 | Pomodoro Circle | 2006 | 12 | N06000010653 | Active | 9150 Galleria Court, Naples |
9 | Pomodoro Circle | 2006 | 12 | N06000010652 | Active | 9150 Galleria Court, Naples |
10 | Pomodoro Circle | 2006 | 12 | N06000010650 | Inactive: administrative dissolution filed September 25, 2026 (re-read October 15, 2026) | 9150 Galleria Court, Naples (Sandcastle Community Management named) |
11 | Pomodoro Circle | 2006 | 12 | N06000010644 | Active | 9150 Galleria Court, Naples |
12 | Pomodoro Circle | 2006 | 11 | N06000010655 | Active | 9150 Galleria Court, Naples |
13 | Tuscan Drive | 2007 | 12 | N06000010658 | Active | Infinity Property Management Firm, LLC, Bonita Springs |
14 | Pomodoro Circle | 2007 | 12 | N06000010660 | Active | Infinity Property Management Firm, LLC, Bonita Springs |
15 | Pomodoro Circle | 2006 | 12 | N06000010661 | Inactive: administrative dissolution filed September 25, 2026 (re-read October 15, 2026) | Infinity Property Management Firm, LLC, Bonita Springs |
16 | Pomodoro Circle | 2007 | 12 | N06000010671 | Active | Florida Skyline Management |
17 | Tuscan Drive | 2007 | 12 | N06000010670 | Active | Florida Skyline Management |
18 | Tuscan Drive | 2007 | 12 | N06000010669 | Active | Florida Skyline Management |
Condominium 12 shows 11 homes on the roll, explained below. The community association over the 18 is N06000000320, active. These are state filings, not management contracts, and no sale counts appear per building because each building has recorded only a handful of sales in the last 12 months.
Every home on the roll is the same plan: two bedrooms and two baths. Of the 215 homes, 214 carry 1,280 square feet of county heated area and one carries 1,270. Because the plan is uniform, the variables a buyer weighs between two homes here are the building, the floor and the condition, not the layout.
Some MLS listings describe a home as a two-bedroom plus den. The county roll shows one plan, and we print the roll's measurement, not a listing's description. The living area a listing reports is a different measure from the county's heated area, so the two are never compared on this page.
The roll dates the buildings to two years. Condominiums 1 to 12 and Condominium 15 carry 2006, which is 13 buildings and 155 homes. Condominiums 13, 14, 16, 17 and 18 carry 2007, which is five buildings and 60 homes. Together that is 155 plus 60, or 215 homes.
The year is the Property Appraiser's year built. It is not a certificate of occupancy date, which the city's building records hold and which we have not seen. That matters for the condo safety schedules covered later on this page, where the clock runs from the certificate of occupancy.
The count is simple on the roll: 12 homes in each condominium, except Condominium 12, which shows 11. Seventeen buildings at 12 homes is 204, and with Condominium 12's 11 the total is 215. The roll also holds 18 common-element parcels, one for each condominium, so 233 parcels in all.
One home in Condominium 12 appears on the Property Appraiser's parcel map with the note "Certified Roll Data not found for this parcel." The roll count of 215 stands. Why that home has no roll data is not on the public record we read, and the Property Appraiser or the building's association is the place to ask.
We built one page for the whole community and not one per building. The 18 buildings share the same plan, the same streets, the same amenity land and the same community association. Each building records between none and a few sales a year, too few to measure on its own, and a buyer does not search by building number.
What does differ by building is the association, its budget and its status. This page gives the facts that differ, in the table above and in the section on governance, so a buyer can ask the right questions for the right building.
The deed or the property tax bill names the building in its legal description, in the form "Isles of Porto Vista Condominium" followed by a number. The Property Appraiser's public parcel service shows the same legal description for any address; see the Lee County Property Appraiser parcel map service.
Once you have the building number, find that building in the table above. It tells you the association's state number, whether the association is active, and which group's address the state lists for it. Ask the seller or the listing for the building's declaration and budget before you rely on any building-level assumption.
Isles of Porto Vista has a community association filed in 2006 and 18 condominium associations, one for each building. The MLS lists a master association fee of $145 to $175 a month on all 13 closings in the last 12 months, and the state administratively dissolved the Condominium 10 and Condominium 15 associations on September 25, 2026.
Data updated: October 2026. Sources: Florida Division of Corporations read October 10, 2026, with Condominiums 10 and 15 re-read October 15, 2026; Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded.
Isles of Porto Vista Community Association, Inc. (N06000000320) is a Florida not-for-profit corporation, filed on January 11, 2006 and active. Its principal address is 9150 Galleria Court, Naples, changed on December 5, 2023.
Its board, per the state record, includes the presidents of two of the condominium associations, Condominiums 4 and 8, along with others. We name no individuals. What the community association owns, controls and charges is a matter for its recorded documents, which we have not read; the Lee County Clerk's online records were not readable by our tools.
One fact we can state: the pool, the 4,080-square-foot building beside it and the other amenity land sit on parcels the county roll lists as owned by the community association. The amenities section covers them.
Each of the 18 buildings is its own condominium with its own association, filed on October 11, 2006. The state lists 16 as active and 2 as inactive. Condominium 3 was re-registered under a second record, N07000009691, which is the active one.
Because each building is a separate association, each has its own board, its own budget, its own reserves and its own fee. Two buildings in the same community can set different fees and carry different financial positions. That is the single most important difference between buying here and buying in a community with one association over every home, and it is why the table above lists each building's state record separately.
The MLS lists a master association fee of $145 to $175 a month on all 13 closings in the 12 months to September 25, 2026 (pull of October 10, 2026): $145 on five, $155 on seven and $175 on one, with a median of $155. Those entries are made by the listing agent for each home, not stated by the association.
The state's records show a community association, and its board overlaps with the condominium associations' presidents. Those are signs of a layered structure, but they are not proof of one. Whether the community association is a master association over the 18, and what it owns, controls and charges, is for the recorded declarations to say, and we have not read them. We therefore describe what the MLS lists and what the state filings show, and we do not describe the community association's powers.
The table groups the associations by the registered agent or address the state lists for them. It comes from state filings and says nothing about who holds a management contract for a building today.
Group | Associations | Registered agent or address on Sunbiz |
|---|---|---|
1 | Community association; Condominiums 3, 4, 5, 8, 9, 10, 11 and 12 | 9150 Galleria Court, Naples; Sandcastle Community Management is named on Condominium 10 |
2 | Condominiums 2, 6, 7, 13, 14 and 15 | Infinity Property Management Firm, LLC, Bonita Springs |
3 | Condominiums 16, 17 and 18 | Florida Skyline Management |
4 | Condominium 1 | A Naples law firm as registered agent; owner officers |
State filings, not management contracts. The practical result for a buyer is that resale documents can come from up to four different sources depending on the building, and the first step is to learn who holds the building's records.
On September 25, 2026 the state recorded an administrative dissolution for an unfiled annual report against the Condominium 10 association (N06000010650) and the Condominium 15 association (N06000010661). Both are now inactive on the state's record. Each had filed annual reports through 2025. We re-read both records on October 15, 2026.
Florida law dissolves a not-for-profit corporation administratively for an unfiled annual report on the fourth Friday of September, and September 25, 2026 was that Friday. The same law lets the corporation apply for reinstatement at any time, and reinstatement relates back to the dissolution date (Florida Statutes sections 617.1421 and 617.1422).
The record is about the association's corporate filing. It is not a record about the condominium or the deeds to the homes. Whether either association has filed for reinstatement since September 25 is not on the record we read. A buyer in either building asks the seller and the management company whether reinstatement has been filed, and we re-read the state page for each building when we update this page.
We found no website for the community association or for any of the 18 condominium associations. Florida requires a condominium association's website and document posting at 25 or more units, under Florida Statutes section 718.111. No condominium here has more than 12 units on the county roll, which is under that threshold.
That statutory fact explains why the building associations are unlikely to post documents publicly. It says nothing about the community association's duty, which depends on its documents. A search that finds nothing is not proof that nothing exists, so ask for the documents directly.
The leasing rules, pet rules and buyer approval process all sit in each building's recorded declaration and rules, which we have not read. They can differ from building to building, and amendments change them. Do not assume a rule you heard about one building applies to another.
A buyer under contract is entitled to the documents. Under Florida Statutes section 718.503, the seller delivers, at the seller's expense, the declaration, articles, bylaws and rules, the financial statement and budget, the frequently asked questions sheet, and the summary of the milestone inspection report and the latest structural integrity reserve study where they exist. The buyer may void the contract within seven days, not counting weekends and legal holidays, after signing and receiving them.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, will go through that package with you before the deadline runs. Selling your Isles of Porto Vista condo? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-isles-of-porto-vista, or call Jesse direct at (239) 898-6072 (confidential conversations welcome).
Owning a condo in Isles of Porto Vista means budgeting for the master association fee the MLS lists at $145 to $175 a month, a building fee that each of the 18 associations sets, property tax in district 057 and your own insurance. The record shows no club fee and no community development district.
Data updated: October 2026. Sources: Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded; Lee County Property Appraiser and City of Cape Coral records read October 10, 2026; Florida statutes and county figures as dated below.
The table lists every layer a buyer meets. Where a layer is not published, the table says so and names the document that holds it.
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
MLS-listed master association fee (who collects it is not on the public record) | $145 to $175 a month on all 13 closings (agent-entered, not the association's statement) | Monthly | Not published | MLS, pulled October 10, 2026 |
Your building's condominium association | $407 to $600 a month as reported in MLS listings of closed sales, 12 months to September 25, 2026; not confirmed with the associations | Monthly | Not published; the building's budget lists what it covers | MLS, pulled October 10, 2026 |
Mandatory club or recreation lease | None in the MLS fields ($0.00 on all 32 listings) | None | None | MLS, pulled October 10, 2026 |
Community development district | None on the county parcel record | None | None | Lee County Property Appraiser |
Property tax | District 057; 2025 certified 15.3806 mills; 2026 applied 15.3250 mills | Annual | County, schools, city and special districts | Lee County Property Appraiser; School Board of Lee County; City of Cape Coral |
City charges on the bill | Condominium-unit amounts not read; read the unit's bill | Annual | Fire, stormwater, solid waste | City of Cape Coral |
Estoppel certificate at sale | Up to $299, plus $119 for 3-day delivery, $179 if delinquent, from each association that issues one | Per request | The association's account statement for the sale | Florida Statutes section 718.116 |
Owner's title policy | In Lee County the seller customarily pays; the contract controls | At sale | Title insurance for the buyer | Lee County custom |
Unit owner insurance | Not quoted; Citizens Lee County condominium unit owner average $1,356 after the 2026 change (county book, not a quote) | Annual | Your own unit and belongings | Citizens Property Insurance |
Flood insurance | Optional in Zone X at the lender's and insurer's discretion; Cape Coral's CRS Class 5 gives 25 percent on every National Flood Insurance Program policy | Annual | Flood damage | FEMA; City of Cape Coral |
The MLS lists a master association fee on all 13 closings in the 12 months to September 25, 2026: $145 a month on five, $155 on seven and $175 on one. Over a year, $145 a month is $1,740 and $175 a month is $2,100. Both figures are MLS-listed and agent-entered, not the association's own statement.
We cannot tell you what the fee covers or who collects it, because no budget or declaration from the community association was readable. Use the figure as a reason to ask, not as a quote. The seller's resale package and the estoppel certificate hold the fee the association actually charges.
Each building's association sets its own fee. As reported in MLS listings of closed sales, 12 months to September 25, 2026, the per-building condominium fees ran from $407 to $600 a month. These are listing-agent entries and have not been confirmed with the associations, so treat them as a sign that the fee varies from building to building, not as a published fee.
We do not add the building fee to the master fee into one total, because the two entries are made separately and each may be incomplete. The building's annual budget, its reserve schedule and an estoppel certificate hold the figure that applies to a particular home. What the fee covers, whether reserves are funded and whether any special assessment is pending are not on the public record we read.
Property tax in Isles of Porto Vista falls in taxing district 057, the City of Cape Coral. The last certified total was 15.3806 mills for 2025. For 2026, the City Council kept the city operating rate at 5.1471 mills (city release dated October 6, 2026), and the School Board adopted 5.271 mills (district release posted September 9, 2026). The Property Appraiser's final 2026 millage book, printed October 9, 2026, applies a total of 15.3250 mills to the tax roll for district 057.
The 2025 components, in mills, were: Lee County General Revenue 3.7623; Public School by local board 2.2480; Public School by state law 3.0710; City of Cape Coral 5.1471; Lee County All Hazards 0.0693; Lee County Library 0.4218; South Florida Water Management District 0.0948, 0.0327 and 0.1026; Hyacinth Control 0.0192; Mosquito Control 0.2116; West Coast Inland Navigation District 0.0394; and City Parks voted debt service 0.1608. They sum to 15.3806.
Here is an illustration, not a bill. Take a homesteaded unit assessed at $157,000, which is the 12-month county median used only as an example. For 2026 the first $25,000 of assessed value is exempt from all property taxes, and an additional exemption of up to $26,411 applies to non-school taxes on assessed value over $50,000. The non-school taxable value is $157,000 less $25,000 less $26,411, which is $105,589. At 10.0540 mills, that is $1,061.59. The school taxable value is $132,000, and at 5.271 mills it is $695.77. The total is about $1,757.36, before the city's non-ad valorem charges on the bill.
Assessed value is set by the Property Appraiser, and it is not the sale price. A homestead application is due by March 1 of the year the owner qualifies.
The same unit without a homestead exemption pays on the full assessed value. At the 2026 total, $157,000 times 15.3250 mills is $2,406.03, again before the city's charges and again an illustration, not a bill.
Two caps shape how a bill changes year to year. For a homestead, Save Our Homes limits the yearly rise in assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower; the 2026 cap is 2.7 percent, up from 2.9 percent in 2025. For property without a homestead, the Property Appraiser's exemptions pamphlet describes a 10 percent yearly assessment cap that does not apply to school taxes. A buyer should check the current-year terms with the Lee County Property Appraiser.
No community development district appears on the county parcel record for Isles of Porto Vista. That means the parcel record shows no CDD assessment layer on top of the association fees and the property tax.
On utilities, the City of Cape Coral's utility extension project map shows no project area at the centre of the community. The city's permit record for the Condominium 18 building on Tuscan Drive shows water, sewer and irrigation assessments as paid. Those two facts are signs, not a guarantee for every unit.
A unit's own tax bill and the city's free payoff request, run through CapeIMS, are the check. A payoff covers special assessments, utility balances, open code cases and open building permits. At a sale, the city says you do not have to pay off an assessment when you sell, because it continues against the property and transfers to the new owner, though some lenders require payment in full. Condominium-unit city charges for fire, stormwater and solid waste were not read for these units, so read the unit's bill.
Insurance is a carrying cost in two layers: the building's insurance, which the association carries, and your own policy for the unit. We have not seen any building's master policy, so its terms are unknown.
For your own policy, Citizens Property Insurance reports 801 condominium unit owner policies in Lee County. The average premium was $1,459 before and $1,356 after an approved change of minus 7.0 percent in 2026, per Citizens' 2026 approved rate changes by county. That is a county book average, not a quote for any home here.
Florida Statutes section 627.714 requires a condominium unit owner policy to include at least $2,000 of loss assessment coverage. Ask your insurer how much loss assessment coverage you carry, because an assessment from the association is how a building-wide cost can reach an owner.
Under Lee County custom, the seller pays the deed stamps and the owner's title insurance policy, and the contract controls. On a $157,000 sale the deed stamp tax is $0.70 for each $100, which is $1,099.00. Florida's owner's title premium by rule is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above it, which is $575.00 on the first $100,000 plus $285.00 on the next $57,000, or $860.00, before any credit. One estoppel certificate is up to $299.
Together that is $1,099.00 plus $860.00 plus $299.00, or $2,258.00, before commission and prorations. If both the building association and the community association issue an estoppel certificate, a second certificate applies. The documents decide how many. We print no commission rate, closing fee or title search fee because no dated first-party document sets one.
Under the same custom, the buyer pays to record the deed and the costs of a new mortgage. On a $157,000 purchase with an 80 percent loan of $125,600, mortgage stamp tax is $0.35 per $100, or $439.60. The one-time intangible tax is $2 per $1,000, or $251.20. Recording a two-page deed costs $10.00 for the first page and $8.50 for the second, or $18.50.
The total is $439.60 plus $251.20 plus $18.50, or $709.30. That is the state's part. Lender, appraisal, inspection and insurance costs are on top and depend on the loan and the contract.
A buyer in Isles of Porto Vista should ask for a short list of documents before the contract's cancellation window closes. The list is below; the documents name the building, so insist on the right building's set.
Buying in Isles of Porto Vista? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we help Isles of Porto Vista buyers, or see how we represent buyers. Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, will go through that list with you.
Isles of Porto Vista has one pool with a paved deck, a 4,080 square foot building beside it, a hard court with a play structure, three thatched cabanas and a small picnic pavilion, all on community association land rather than inside any one condominium building. Hours, rules and the building's use are not on the public record.
Data updated: October 2026 (Lee County roll dated October 4, 2026; City of Cape Coral parcel, address and aerial layers read October 10, 2026).
Amenities are the part of a condominium page where marketing language runs ahead of the record, so this section sorts what a county or city record proves from what only an aerial photograph shows and from what nobody has published. Where we read an image, we say so and name the layer. Where a document would settle the question, we name the document.
Amenity | What the record shows | Kind of evidence |
|---|---|---|
Pool | One pool with a paved deck near the middle of the community | City of Cape Coral aerial layers, 2022 to 2026 |
Building beside the pool | 4,080 square feet, built 2007, county use code 09 (common area), 3936 Pomodoro Circle | Lee County roll dated October 4, 2026 |
Court and play structure | One hard court and one play structure | City aerial layers (not a document) |
Cabanas | Three thatched cabanas | City aerial layers (not a document) |
Picnic pavilion | One small pavilion on a lawn | City aerial layers (not a document) |
Lakes | Three stormwater lakes | City aerial layers; Property Appraiser land classification |
Hours, rules, fitness room, heating, guest policy | Not published | No document read |
The City of Cape Coral's aerial photographs for 2022 through 2026 show one pool with a paved deck inside the condominium area (City of Cape Coral, Aerials map service). The pool is on community association land, not inside a building parcel, which we confirmed by testing the pool deck's location against the Property Appraiser's parcel boundaries (Lee County Property Appraiser, parcel layer).
Beside the pool stands a building of 4,080 square feet that the Lee County roll dates to 2007 and classes as a common area, with the address 3936 Pomodoro Circle. Because it is a non-residential building at the pool, built the same year as the second group of condominium buildings, it is the natural candidate for a clubhouse or pool house. No record we could reach says what it is used for, who may enter it or what it contains, so we do not call it a clubhouse, and we do not say it holds a fitness room. If a listing says otherwise, the association's rules and budget are the documents that prove it.
For a buyer, the practical point is that the pool and this building sit on community association land, not inside the building parcel you would own a home in. When you read budgets, ask which association pays for pool service and the upkeep of this building, because the public record does not say.
Selling your Isles of Porto Vista condo? Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from your building's own sales, and buyers ask what the pool and the building beside it cost to maintain. Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-isles-of-porto-vista, or call Jesse direct at (239) 898-6072 (confidential conversations welcome). Buying in Isles of Porto Vista? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we help Isles of Porto Vista buyers, or see how we represent buyers.
The aerial layers show one hard court beside one play structure, with three thatched cabanas around the same pad. The 2022 photograph shows that pad as bare graded ground, so the court and the play structure appear to have been added after that imagery was taken. That is a reading of photographs, not a permit date, and we did not find the permit.
We cannot tell from an image which sport the court's lines were laid out for, whether it is open all day, or whether guests may use it. The same goes for the cabanas: they are visible, and nothing published says whether they can be reserved.
A small picnic pavilion sits on a lawn on association land near the center of the community, in the same aerial layers. It is the only covered gathering structure in the imagery besides the cabanas. Reservation rules, capacity and hours are not published. The public park nearest the community, Gator Trails Park, is a separate City of Cape Coral facility and is covered in the nearby places section below.
The Lee County roll shows four parcels owned under the label Isles of Porto Vista Community that fall outside the 233 parcels we count as the condominium community (215 homes plus 18 building common parcels). Together they cover about 21.44 acres of land that the 18 condominium buildings do not sit on:
Parcel | Size | What the appraiser and the aerials show on it |
|---|---|---|
Large tract | 17.00 acres | Classed as water retention and buffer; holds the pool deck, the 4,080 square foot building and the lakes |
Second tract | 4.03 acres | Holds the court and the picnic lawn |
Two reserve parcels | About 0.2 acre each | Held as condominium reserve parcels; what they contain is not stated |
Source: Lee County Property Appraiser, parcel layer, read October 10, 2026, and the county roll dated October 4, 2026.
The owner label matches the name of the community association that Florida's corporation records list, which is why we describe the amenities as sitting on community association land. The recorded deed or declaration that conveys the land sits with the Lee County Clerk, and we have not read it. Until someone does, treat "owned by the community association" as the best reading of the county record, and confirm it from the declaration in your resale package.
Here is what a buyer cannot learn from any public record we read:
Florida requires a condominium association to run its own website only when it has 25 or more units, and each condominium here has 12, so no website is required by that rule (Florida Statutes 2026, s. 718.111). We found no public website for the community association either. The rules and the budget reach you in the packet you receive at contract, described at the end of the condominium safety section below.
Whether residents of the rental apartments next door may use the pool, the court or the building is not on any record we could read. The answer would be in the recorded declarations and in any shared-facilities or cost-sharing agreement between the owners. We make no claim either way, and nothing in the county record changes the count of 215 homes that this page uses.
Two City of Cape Coral records point to a gate at Isles of Porto Vista: the street layer's note reads "Isles of Porto Vista Gated Community," and the address layer tags one building at the entrance "SECURITY." Whether the gate is staffed, what hours it keeps and what type it is are not on the public record.
Data updated: October 2026 (City of Cape Coral street and address layers read October 10, 2026).
"Gated" is a word that does a lot of work in a listing and very little in a record. We use it here only as the City's own tags use it, and we separate what the City wrote from what we would be guessing.
City record | What it says | Layer |
|---|---|---|
Street centerline layer, notes field | "Isles of Porto Vista Gated Community" on segments of Pomodoro Circle, Del Sol Lane and Porto Vista Parkway | |
Address layer, comments field | One building at the entrance on Porto Vista Parkway tagged "SECURITY," the only filled comment in the community |
Both records were read on October 10, 2026. A City tag is a record someone entered. It is not a statement from the association that the entrance is controlled, and it does not say who runs it.
The City's aerial photographs show the entrance road crossing between two lakes that each have a fountain (City of Cape Coral, Aerials map service). That is the whole of what we can say from the imagery. We do not describe the paving, we do not call the crossing a bridge, and we do not describe any staffing. Any listing language about the entrance goes beyond the record.
Pomodoro Circle, Del Sol Lane and Tuscan Drive are the community's own streets, and all three are marked private on the City's street layer and on the county road layer (Lee County Property Appraiser, road centerline layer). The City maintains Porto Vista Parkway up to the entrance stretch, and that stretch is private. The county road layer carries no access-restriction entry for these streets, so the layer does not itself record a controlled entrance.
The rental apartments next door are reached by the same private street system, with Pomodoro Circle plus the Porta Rossa, Porta Salerno and Porta Trieste loops. A private street is a cost someone carries: who pays for paving, lighting and drainage on these streets is a question for the declarations and the budgets, and the public record does not answer it.
We could not confirm any of the following, and a listing that states them has a source we have not seen:
The community association's rules and budget hold these answers, and they are part of the resale package described in the safety section below. A seller who includes the access rules in that package saves a buyer a round of questions.
Selling in Isles of Porto Vista? Describing the entrance accurately protects your sale, because a buyer who finds an overstated listing starts doubting the rest. Start with a free valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Buying here? Marc can walk the entrance and the access rules with you before you offer: (239) 287-5873, or see https://mcgreevyandcomisar.com/buying.
Isles of Porto Vista has lake views, not canal frontage. Three stormwater lakes sit on association land beside the buildings and the entrance, and the nearest City canal is about 1.58 kilometers away, just under a mile. There is no dock, no seawall and no boat access at the community.
Data updated: October 2026 (City of Cape Coral canal layer, Lee County Property Appraiser and South Florida Water Management District permit layer read October 10, 2026).
Cape Coral is known for its canals, and most "waterfront" talk in the city means a home whose lot backs onto a canal with a seawall and a dock. Isles of Porto Vista is not that kind of place, and this page uses "waterfront" only in the sense of lake views.
The aerial photographs show three bodies of water at the community: one long lake along the east edge and two fountain lakes beside the entrance. The Property Appraiser classes the large association tract that holds them as water retention and buffer land, which is the classification of a stormwater system, not of a recreational lake (Lee County Property Appraiser, parcel layer). The lakes are on association land, not on any single building's parcel.
Which buildings face which lake, and whether any unit looks directly onto water, varies by building and floor, and we do not make a claim for any building. That is one more reason the building and the floor matter when you compare two homes of the same plan.
The City's canal layer shows the nearest canal feature 1.58 kilometers away, a freshwater canal named Donald Canal, and no saltwater canal within 9 kilometers (City of Cape Coral, Canals layer). Dividing 1.58 kilometers by 1.609 kilometers to the mile gives about 0.98 mile, so the nearest canal of any kind is just under a mile away by straight line, and the nearest saltwater canal is much farther. The measurement is to the nearest mapped vertex of the canal line, read October 10, 2026.
South Florida Water Management District holds an environmental resource permit for the stormwater system: permit 36-05074-P-04, project name "Isles Of Porto Vista At Entrada," a general permit modification for residential use that serves 37.54 acres, with final action on June 21, 2005 (South Florida Water Management District, Environmental Resource Permit layer). It sits under a parent permit for the Entrada plan, number 36-05074-P. The permit's own pages, which would show lake design and control elevations, were not available to us.
The 37.54 acres is the permit's "acres served," not the size of the community, and we do not use it as one.
When Cape Coral pages quote prices for saltwater canal-front, freshwater canal-front and non-canal homes, those groups measure single-family homes by the water behind the lot. Isles of Porto Vista is a condominium community with no canal frontage, so none of those groups describes a home here. The condominium record for this community, 13 recorded sales at a median of $157,000 in the 12 months to September 25, 2026, is the right comparison, and the market section above sets it out. A lake view is a feature of the building's position; it is not a canal lot, and we make no claim that it carries a price difference.
Who maintains the lakes, who pays for the fountains and what the association's rules say about fishing, swimming or boats are matters for the declarations and the community association's budget. We have not read them, and the public record is silent. Ask for the community association's budget and rules in your resale package; the lakes and fountains are the sort of line items you will want to see.
Isles of Porto Vista has no golf course, no marina or dock, no canal frontage, no published dues schedule or rules, and no mandatory club or recreation fee in the MLS. The pool, the amenity building and the lakes are what the record supports, and this section lists what it does not.
Data updated: October 2026 (Lee County parcel layer read October 10, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026).
A buyer comparing communities in Cape Coral often expects golf, boats or a club. We list the absences plainly, because an absence that is clear from a record is useful, and an amenity that is only implied by a listing is not.
No golf course, recreational parcel or marina parcel appears within about 400 meters of the community on the county parcel record (Lee County Property Appraiser, parcel layer). The nearest golf is Sabal Springs Golf & Racquet Club in North Fort Myers, about 1.6 route miles away. The condominiums are not on a golf course, have no golf views and carry no golf membership.
There is no marina, dock, slip or boat ramp at the community. The nearest improved City boat ramps and the City's marina are at Rosen Park on the Caloosahatchee River, about 10.0 route miles away, and the nearest unimproved freshwater canal ramps are about 2.3 to 2.4 route miles away. Both are covered with their sources below.
The MLS records no mandatory club fee and no recreation lease fee, entered as $0.00, on all 32 Isles of Porto Vista listings in our pull: 13 closed in the 12 months to September 25, 2026, 14 closed in the prior 12 months, 4 active and 1 pending. The transfer fee field reads $0.00 on all 13 closings (Southwest Florida MLS (Matrix), pulled October 10, 2026). Those are fields entered by hand when a home is listed, not a statement from the association, so treat them as a reason to ask, not as an answer.
No association has published a budget, a dues schedule or a set of rules that we could find, so we cannot tell you what the dues cover. Two figures from the MLS give a sense of scale, both as reported in MLS listings of closed sales, 12 months to September 25, 2026, and not confirmed with the associations:
These are two separate layers and each is entered by hand by the listing side. We do not add them together, because we cannot confirm that every closing reports both in the same way, and because each of the 18 buildings sets its own fee. Each building's association sets the figure from its own budget, and the budget and the estoppel certificate are where a buyer reads it.
Without a canal, the community carries none of the canal-specific costs that Cape Coral canal homes carry, such as seawall upkeep. It also carries none of the canal-front pricing. The water section above has the measurements.
Looking at Isles of Porto Vista condos? The absences above are part of why these homes price where they do. Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the building-level documents with you: sellers can get a free valuation at https://mcgreevyandcomisar.com/home-valuation-isles-of-porto-vista or call Jesse direct at (239) 898-6072, and buyers can call Marc at (239) 287-5873.
From the center of Isles of Porto Vista, the nearest golf is Sabal Springs at about 1.6 route miles, the nearest city park is Gator Trails Park at 1.4, and a Del Prado Boulevard North plaza is 0.35 route mile away. The nearest improved City boat ramps and marina, at Rosen Park, are about 10.0 route miles away.
Data updated: October 2026 (route miles by the public OSRM router from the center of the community, October 10, 2026; City, County and club pages read October 10, 2026).
Every distance below is a route mile on the public road network, computed from the center of the community, with no travel times and no claim about traffic. A travel time depends on the hour; a route mile does not.
Sabal Springs Golf & Racquet Club in North Fort Myers is an executive-length par 60 course about 1.6 route miles away. It posts public rates for May to October 2026 of $41 for 18 holes and $38 for 9 holes, and it posts separate rates for homeowners in its own community (Sabal Springs Golf & Racquet Club). Rates change by season, so the figures above carry their posting dates, and we do not print membership terms. The course is not part of Isles of Porto Vista.
Coral Oaks Golf Course is the City of Cape Coral's own course, 18 holes, par 72, about 9.6 route miles away (Coral Oaks Golf Course). We do not print its rates.
Rosen Park on the Caloosahatchee River has two ramps and 20 annual marina slips, about 10.0 route miles from the community (City of Cape Coral, Rosen Park). It is the nearest improved City ramp and the City's marina. The City also lists several unimproved freshwater canal ramps, and the nearest are about 2.3 to 2.4 route miles away (City of Cape Coral, Marine Services). Whether a boat launched from those freshwater ramps can reach saltwater is not stated in the City pages we read.
Gator Trails Park is about 1.4 route miles away. It covers 16.8 acres and has lighted pickleball courts, basketball courts and a half-mile trail with fitness stations (City of Cape Coral, Gator Trails Park).
Yellow Fever Creek Preserve is about 2.9 route miles away. The City's project page, read October 10, 2026, did not show it as open, and a July 2026 update on that page described the work as 99 percent complete (City of Cape Coral, Yellow Fever Creek Preserve). Treat it as planned until the City says it is open.
Four Mile Cove Ecological Preserve is about 10.4 route miles away (City of Cape Coral, Four Mile Cove Ecological Preserve).
The North Fort Myers Public Library, a Lee County branch, is about 3.8 route miles away (Lee County Library, North Fort Myers Public Library). Hours change, so check the branch page before you go.
A plaza on Del Prado Boulevard North is about 0.35 route mile from the community center, and the City's business layer shows an ALDI business tax receipt at 3510 Del Prado Boulevard North, about 0.67 route mile away (City of Cape Coral, Businesses layer). A business tax receipt shows that a business holds a license. It does not show opening hours, and it does not show that the store is open today. We list no other shops or restaurants, because a license list is not a guide to what is open.
Place | What it is | Route miles from the community center |
|---|---|---|
Del Prado Boulevard North plaza | Shopping plaza | 0.35 |
ALDI (business tax receipt at 3510 Del Prado Boulevard North) | Grocery | 0.67 |
Gator Trails Park | City park, 16.8 acres | 1.4 |
Sabal Springs Golf & Racquet Club | Executive par 60 golf course, North Fort Myers | 1.6 |
Unimproved freshwater canal ramps | City ramps | 2.3 to 2.4 |
Yellow Fever Creek Preserve | City preserve, not yet open on the page read | 2.9 |
North Fort Myers Public Library | Lee County library | 3.8 |
Coral Oaks Golf Course | City-owned, 18 holes, par 72 | 9.6 |
Rosen Park | Improved ramps (two) and City marina (20 annual slips) | 10.0 |
Four Mile Cove Ecological Preserve | City preserve | 10.4 |
Method: route miles on the public OSRM router from the center of the community, October 10, 2026; no travel times. A receipt is a license record, not an opening notice.
Selling or buying near these places? Distances to golf, parks and shopping are the kind of fact a buyer weighs after price. Sellers can get a free valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read https://mcgreevyandcomisar.com/buying.
Isles of Porto Vista's buildings are three stories, so Florida's reserve study law and its milestone inspection law both apply. The reserve study must be completed by December 31, 2026 at the latest. The first milestone inspection is likely due by December 31, 2036 or 2037, depending on each building's certificate of occupancy.
Data updated: October 2026 (Florida Statutes 2026 and the City of Cape Coral condominium inspection page read October 10, 2026; the City permit record re-read October 15, 2026).
Two statutes changed what a buyer of an older Florida condominium needs to ask. One requires a study of what a building will need to repair or replace and how the reserves will pay for it. The other requires a structural inspection when a building reaches 30 years. Both key on the number of stories, and both apply to a three-story building.
The county roll numbers the units 101 to 104, 201 to 204 and 301 to 304 in each building, which is three floors of four homes. Both laws apply to a building of three habitable stories or more, so they apply to these buildings (Florida Statutes 2026, s. 553.899; Florida Statutes 2026, s. 718.112). The MLS describes the buildings as low rise on all 13 closings, which agrees with that reading, though it is a field filled in by hand when a home is listed.
The law calls the study a structural integrity reserve study. It must be done at least every 10 years for each building of three stories or more. For an association that existed on or before July 1, 2022 and is controlled by unit owners, the study had to be completed by December 31, 2025, and the statute says it may in no event be completed after December 31, 2026 (Florida Statutes 2026, s. 718.112). The study covers the building's roof, structure, fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors, plus other items above a cost threshold.
Because each of the 18 condominiums is its own association, a buyer should ask for the study of the building they are buying into. We did not find whether any of the 18 associations has filed. Do not read "no filing found" as "no study done" or the reverse; it is a record we could not read.
The milestone law requires an inspection by December 31 of the year a building reaches 30 years from the date its certificate of occupancy was issued, then every 10 years after. The City of Cape Coral's condominium inspection page applies that 30-year schedule (City of Cape Coral, Condominium Inspections FAQ). We do not have the certificate of occupancy dates, so we work from the year the roll gives for each building. That is why we write "likely":
Buildings | Roll year built | Units on the roll | Roll year plus 30 | First milestone inspection likely due by |
|---|---|---|---|---|
Condominiums 1 to 12 and 15 | 2006 | 155 | 2036 | December 31, 2036 |
Condominiums 13, 14, 16, 17 and 18 | 2007 | 60 | 2037 | December 31, 2037 |
The arithmetic is the roll year plus 30: 2006 + 30 = 2036 and 2007 + 30 = 2037. If a building's certificate of occupancy was issued in a different calendar year from the roll's year built, the date moves with it. Any buyer can ask the City of Cape Coral Building Division for the certificate date.
For budgets adopted on or after December 31, 2024, an association that must obtain a reserve study may not vote to provide no reserves, or less reserves than the study requires, for the items the study covers. A condominium made up of several condominiums can be excepted through an alternative funding method that the state approves (Florida Statutes 2026, s. 718.112). What each Isles of Porto Vista association actually reserves, and whether any uses the alternative method, is in its budget and not on the public record. That is a figure to read before you buy, because it decides whether reserves or special assessments will fund the next big repair.
The City of Cape Coral's permit layer shows permit BLDTC26-000620, issued September 3, 2026, status Issued, for a "Crown Roof Tile re-roof" of about 10,517 square feet at the Condominium 18 building on Tuscan Drive, with a stated valuation of $110,000 (City of Cape Coral, Building Permits Map layer). We re-read the permit on October 15, 2026. It tells you a building is being re-roofed with tile. It does not tell you what the association will charge its owners, how it is funding the work or how many of the other 17 buildings have been re-roofed, and we make no claim on any of those. The permit layer lists active permits only, so earlier roof work is not shown.
Florida's Division of Condominiums, Timeshares and Mobile Homes at the Department of Business and Professional Regulation keeps the state's reserve study reporting, in two lists, one for studies submitted before July 2025 and one for those submitted in July 2025 and after (Florida DBPR, Condominiums and Cooperatives SIRS Reporting; submitted before July 2025; submitted July 2025 and after). Both lists are interactive pages we could not read by script, so we do not say whether any of the 18 associations appears there. The state's condominium inspection resources page is the companion reference (Florida DBPR, Condominium Information and Resources, Inspections).
The state keeps no statewide list of milestone inspections that we found, so the local building department and the association are the sources for those. The associations for Condominiums 10 and 15 were administratively dissolved on September 25, 2026, as the governance section above explains, and whether they have since reinstated is a state record worth re-checking on the day you buy.
When you contract to buy a resale condominium in Florida, the seller must give you, at the seller's expense, the declaration, articles of incorporation, bylaws, rules, the association's financial statement and budget, the frequently asked questions sheet, and the milestone summary and latest reserve study where they exist. You then have 7 days, excluding weekends and legal holidays, to cancel the contract (Florida Statutes 2026, s. 718.503). That packet is where most of the unknowns on this page get answered: the access rules, the amenity rules, the budget, the reserves and the study. Read it before the cancellation period ends, not after.
Selling your Isles of Porto Vista condo? Having your building's reserve study, budget and rules ready before you list speeds the buyer's review and protects your price. Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, can help you assemble the packet: get a free valuation at https://mcgreevyandcomisar.com/home-valuation-isles-of-porto-vista, read the Isles of Porto Vista seller guide, or call Jesse direct at (239) 898-6072. Buying here? Call Marc at (239) 287-5873, and we will go through the packet line by line with you.
FEMA's flood map shows Zone X, an area of minimal flood hazard, at all six points we sampled across the 18 Isles of Porto Vista buildings, on map panel 12071C0260G effective November 17, 2022. Ground sits at about 19.5 feet on the NAVD88 datum. A map zone describes a point on the map, not a promise about a unit.
Data updated: October 2026 (FEMA National Flood Hazard Layer and USGS 3DEP elevation service, both read October 10, 2026; City of Cape Coral flood protection pages; FEMA CRS Discount Guide, July 2023).
We placed one sample point in each of six Isles of Porto Vista buildings and asked FEMA's National Flood Hazard Layer for the zone at each point (FEMA National Flood Hazard Layer, read October 10, 2026). All six came back the same: Zone X, subtype "area of minimal flood hazard", on panel 12071C0260G, effective November 17, 2022. No Letter of Map Revision or Letter of Map Amendment touches the community. The nearest mapped Special Flood Hazard Area lies about 0.4 mile to the south.
Sample point | Building | Street | FEMA zone | Subtype | Panel | Effective | Ground elevation (ft, NAVD88) |
|---|---|---|---|---|---|---|---|
P1 | Condominium 1 | Pomodoro Circle | X | Area of minimal flood hazard | 12071C0260G | November 17, 2022 | 19.51 |
P2 | Condominium 8 | Pomodoro Circle | X | Area of minimal flood hazard | 12071C0260G | November 17, 2022 | 19.64 |
P3 | Condominium 6 | Del Sol Lane | X | Area of minimal flood hazard | 12071C0260G | November 17, 2022 | 19.61 |
P4 | Condominium 17 | Tuscan Drive | X | Area of minimal flood hazard | 12071C0260G | November 17, 2022 | 19.52 |
P5 | Condominium 15 | Pomodoro Circle | X | Area of minimal flood hazard | 12071C0260G | November 17, 2022 | 19.48 |
P6 | Condominium 12 | Pomodoro Circle | X | Area of minimal flood hazard | 12071C0260G | November 17, 2022 | 19.50 |
Source: FEMA National Flood Hazard Layer and USGS 3DEP Elevation Point Query Service, read October 10, 2026, our sampling at one point per building.
Six points are a sample. They tell you how the map treats the ground the buildings stand on. They do not tell you the zone of any single home, and we do not print a zone for an address.
The USGS 3DEP elevation service puts the ground at the six points between 19.48 and 19.64 feet on the NAVD88 datum, about 19.5 feet at every point (USGS 3DEP Elevation Point Query Service, read October 10, 2026). The spread across the community is 0.16 foot, so the land is level from building to building.
That number is the height of the ground, not of a floor. The first floor of a three-story building sits above the ground, and the floor heights of these buildings are not on the public record we read. Ground elevation is also not a guarantee against water. Heavy rain, a blocked drain or a failed pump can put water where a map says the hazard is minimal, which is why the city and FEMA both point owners to flood insurance as a separate decision.
Cape Coral holds a Community Rating System Class 5 rating, reached in 2010 (City of Cape Coral, Flood Protection). Under FEMA's current rating method, the 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 Cape Coral that means 25 percent on every NFIP policy, Zone X included (FEMA CRS Discount Guide, July 2023).
On November 22, 2024 the city announced that it retained the 25 percent discount and was not placed on probation. The discount belongs to the city's program, so it applies to an Isles of Porto Vista unit owner's NFIP policy the same way it applies elsewhere in the city. It does not apply to a private flood policy, whose pricing is the insurer's own.
Flood insurance is a decision among the buyer, any lender and the insurer. The City of Cape Coral says X-Zones are not part of the Special Flood Hazard Area and that flood insurance is available to all properties in the city, including properties in the X-Zone; the city's page says flood insurance in the X zone "may be optional". Whether it is required on a given purchase depends on the lender's flood determination and the lender's own terms, and the contract and the lender decide.
The city also notes that more than 60 percent of Cape Coral lies in a FEMA-mapped Special Flood Hazard Area (city release dated July 1, 2026). Isles of Porto Vista is not in that share at the six points we sampled, and a buyer should still price a flood quote before closing, because the building's master policy and the unit owner's own policy are separate layers, covered in the next section.
The city states a 50 percent rule: an improvement or repair "the cost of which equals or exceeds 50% of the market value of the building or structure before the improvement or repair is started" is a substantial improvement, and the building must then meet the flood rules for new construction. Substantial damage is damage of any origin whose repair cost would equal or exceed 50 percent of the building's market value before the damage (City of Cape Coral, Substantial Improvement and Damage Checklist and Notice, updated July 1, 2025).
Two details matter for a condominium building. The market value in the test is the value of the building only, with land excluded. And the city says an appraisal from a qualified independent appraiser is required for condominiums. The city's notice does not say how the rule is applied to a Zone X building such as these, so we do not extend it. For a large repair after any kind of damage, the Building Division is the place to ask.
Start with the unit's own address, not our sample. The FEMA Flood Map Service Center (FEMA Flood Map Service Center) shows the effective map for any address. The City of Cape Coral also runs a flood portal (City of Cape Coral, Forerunner flood portal) where many elevation certificates are posted. A lender orders its own flood determination at financing, and an insurer prices from its own data.
Ask for three things: the lender's or insurer's zone for the address, the building association's flood and wind coverage summary, and any elevation certificate on file. If the building has a flood claim history, the seller's disclosure under Florida law is the place it appears.
Isles of Porto Vista sits in Lee County Evacuation Zone D at all six sampled points, and the U.S. Geological Survey recorded no Hurricane Ian high-water mark within 5 kilometers of the community. Insurance comes in two layers: the building association's master policy and the unit owner's own policy. Neither layer's terms are published for this community.
Data updated: October 2026 (Lee County Emergency Management evacuation layer, USGS Short-Term Network, OpenFEMA claims data, all read October 10, 2026; Citizens 2026 approved rate changes; Florida Statutes 2026).
Lee County's evacuation layer places all six sample points in Evacuation Zone D (Lee County Emergency Management, Evacuation Zones, read October 10, 2026). The county's Zone D sheet describes it as one of its least vulnerable evacuation zones and one of the last areas evacuated, and it names wind and heavy rain as the hazards to plan for (Lee County, Evacuation Zone D sheet). An evacuation zone is a county planning tool. It is not a FEMA flood zone, and an evacuation order for any zone is a county decision at the time of a storm.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm with winds of about 150 miles an hour (National Hurricane Center, Tropical Cyclone Report, Hurricane Ian). The National Hurricane Center's inundation statement concerns Pine Island, Cape Coral and other communities along the mouth of the Caloosahatchee River, and we do not attach it to this community.
For Isles of Porto Vista itself, the USGS Short-Term Network recorded no Ian high-water mark within 5 kilometers, about 3.1 miles, of the community (USGS Short-Term Network, high-water marks, read October 10, 2026). The record shows no surge depth, damage figure or repair cost at the community, and we did not find one, so we print none.
OpenFEMA publishes National Flood Insurance Program claims by census tract. The tract that holds Isles of Porto Vista, 12071010204 on the 2010 boundaries, shows 5 NFIP claims with Ian-period loss dates, none paid on the building (OpenFEMA, NFIP Claims, read October 10, 2026).
Read that figure with its limits. A tract is larger than the community, so the claims may come from anywhere in it. The data covers flood claims only, so wind claims are not in it. And a claim count is not a damage count: many owners carry no flood policy and file nothing.
A condominium building is insured in two layers. The association carries a master policy on the building and common elements, and each unit owner carries a policy on the inside of the unit, the owner's belongings and the owner's liability. Where the association's coverage ends and the owner's begins is written in the building's declaration and in the master policy itself.
For Isles of Porto Vista, we found neither a master policy nor a declaration on the public record, and no insurance cost for the community is published. Each of the 18 condominium associations buys its own coverage, so two buildings in the same community can differ. The building's insurance certificate and budget, both requested at contract, hold the answer.
Citizens Property Insurance, the state-backed insurer, publishes approved rate changes by county. For condominium unit owners (form HO6) in Lee County, the 2026 table lists 801 policies with an average premium of $1,459 before and $1,356 after an approved change of minus 7.0 percent (Citizens Property Insurance, 2026 Approved Rate Changes by County).
That is Citizens' county book, not a quote for an Isles of Porto Vista unit. Coverage amounts, deductibles and the year a building was built move a premium, and a private insurer prices on its own terms.
When a master policy has a gap or a large claim, a condominium association can levy a loss assessment on its unit owners. Florida law requires a condominium unit owner's policy to include at least $2,000 of loss assessment coverage (Florida Statutes 2026, s. 627.714). That is a statutory floor. Whether to carry more is a question for the owner and the insurer, and the building's deductible on the master policy is one number that informs it.
Citizens requires a four-point inspection for homes over 20 years old, and its roof rule asks for documentation of remaining roof life once a roof passes 25 years, or 50 years for the roof types it treats as longer-lived. Those rules are written for homes, and other insurers set their own. For a condominium unit, ask the insurer which inspections apply to the unit policy and which belong to the association.
Wind mitigation is recorded on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector (Florida Statutes 2026, s. 627.711). One building here, the Condominium 18 building on Tuscan Drive, received a tile re-roof permit on September 3, 2026, which a buyer of a unit in that building would see in the building's documents.
Selling your Isles of Porto Vista condo? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-isles-of-porto-vista, or call Jesse direct at (239) 898-6072 (confidential conversations welcome).
Lee County assigns students through choice zones and a lottery, not a single neighborhood school. For 2026 to 2027, Isles of Porto Vista falls in elementary Proximity Zone B, middle Proximity Zone CC and the high school West Zone, sub-zone 1. Island Coast High School is about 1.7 road miles away.
Data updated: October 2026 (School District of Lee County 2026/2027 zone layer and Student Enrollment Plan 2026-2027; distances by the public OSRM router from the community centre, October 10, 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 (School District of Lee County, Student Enrollment Plan 2026-2027). Families rank schools in the zone, and a lottery places students, with preferences for exceptional student education programs, siblings, Proximity 1 (within two miles) and Proximity 2 (the nearest school).
We checked the district's 2026/2027 zone layer at eight points across the community (Lee County GIS, School Enrollment Zones 2026/2027). The school a given address is placed in is decided by the district's lottery within the zone, so no page can tell you the school before the district does. We print no grades or ratings; the district and the Florida Department of Education publish their own.
School | Level | District zone, 2026 to 2027 | Road miles from the community centre |
|---|---|---|---|
Dr Carrie D Robinson Littleton Elementary | Elementary | Proximity Zone B | 3.9 |
Diplomat Elementary | Elementary | Proximity Zone B | 4.9 |
Tropic Isles Elementary | Elementary | Proximity Zone B | 6.6 |
Hancock Creek Elementary | Elementary | Proximity Zone B | 7.3 |
Caloosa Elementary | Elementary | Proximity Zone B | 7.5 |
North Fort Myers Academy for the Arts (K-8) | Middle | Proximity Zone CC | 3.8 |
Diplomat Middle | Middle | Proximity Zone CC | 4.9 |
Caloosa Middle | Middle | Proximity Zone CC | 7.1 |
Bayshore School (K-8) | Middle | Proximity Zone CC | 7.7 |
Island Coast High | High | West Zone, sub-zone 1 | 1.7 |
North Fort Myers High | High | West Zone, sub-zone 1 | 6.0 |
Mariner High | High | West Zone, sub-zone 1 | 9.2 |
Oasis Charter campuses (city charter) | Charter | Not a district zone | 13.0 to 14.8 |
Source: School District of Lee County Student Enrollment Plan 2026-2027 and zone layer; route miles by the public OSRM router from the centre of the community, October 10, 2026. No travel times.
The district plan lists five elementary schools in Proximity Zone B: Caloosa, Diplomat, Hancock Creek, Littleton (Dr Carrie D Robinson Littleton) and Tropic Isles. The nearest by road is Littleton Elementary at 3.9 miles, then Diplomat Elementary at 4.9, Tropic Isles at 6.6, Hancock Creek at 7.3 and Caloosa at 7.5. Distance is not placement: the lottery decides, and a student can rank any school in the zone.
The middle zone lists four schools: North Fort Myers Academy for the Arts (a K-8 school), Diplomat Middle, Caloosa Middle and Bayshore School (a K-8 school). By road they sit at 3.8, 4.9, 7.1 and 7.7 miles from the community centre. Two of the four are K-8 campuses.
The high school zone is the West Zone, sub-zone 1, and the plan lists Island Coast, Mariner and North Fort Myers high schools there. Island Coast High, on De Navarra Parkway, is the nearest at about 1.7 road miles. North Fort Myers High is 6.0 and Mariner High 9.2. The plan lets a student also choose in a contiguous sub-zone of the same zone, which widens the set beyond those three.
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 (City of Cape Coral Charter Schools). The campuses are 13.0 to 14.8 road miles from the community. 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, and we print no residency or preference rule beyond that. The city's fiscal year 2027 budget dedicates $50.4 million to run the charter system.
The nearest emergency room to Isles of Porto Vista on the map is AdventHealth Cape Coral ER at 2521 Del Prado Boulevard North, about 3.6 route miles away, though its open status was not confirmed. Cape Coral Hospital is about 7.2 route miles, and Lee Memorial Hospital in Fort Myers about 8.2.
Data updated: October 2026 (AdventHealth, Lee Health and HCA Florida Healthcare location pages, read October 10 and re-checked October 15, 2026; route miles by the public OSRM router from the community centre, October 10, 2026).
AdventHealth Cape Coral ER, at 2521 Del Prado Boulevard North, calls itself a hospital department of AdventHealth Port Charlotte, and its page states 24/7 care (AdventHealth, AdventHealth Cape Coral ER). It is about 3.6 route miles from the community. The page gives no opening date, and we could not confirm that the emergency room is open, so confirm it with AdventHealth before you count on it.
HCA Florida Cape Coral Emergency, a freestanding emergency room at 322 SW Pine Island Road that its page lists as open 24 hours, is about 8.8 route miles (HCA Florida Healthcare, Cape Coral Emergency).
Facility | What its page says | Route miles from the community centre |
|---|---|---|
AdventHealth Cape Coral ER, 2521 Del Prado Blvd N | Hospital department of AdventHealth Port Charlotte; states 24/7 care; open status not confirmed | 3.6 |
Lee Health Convenient Care, 1682 NE Pine Island Rd | Walk-in urgent care, 7 a.m. to 7 p.m. daily | 5.5 |
Lee Health Cape Coral Hospital, 636 Del Prado Blvd S | Emergency care listed | 7.2 |
Lee Memorial Hospital, Fort Myers | Hospital | 8.2 |
HCA Florida Cape Coral Emergency, 322 SW Pine Island Rd | Freestanding emergency room, open 24 hours | 8.8 |
Gulf Coast Medical Center, Fort Myers | Lee Health Level II trauma center | 14.5 |
Source: facility pages named in the text, read October 10, 2026 (Cape Coral Hospital and AdventHealth re-checked October 15, 2026); route miles by the public OSRM router, October 10, 2026. No travel times and no bed counts.
Lee Health's Cape Coral Hospital, at 636 Del Prado Boulevard South, lists emergency care and is about 7.2 route miles from the community (Lee Health, Cape Coral Hospital, page live and re-checked October 15, 2026). The route runs down Del Prado Boulevard North into Del Prado Boulevard South. We print no bed count.
Lee Health Convenient Care on Northeast Pine Island Road is a walk-in urgent care center open 7 a.m. to 7 p.m. daily, about 5.5 route miles from the community (Lee Health, Convenient Care Pine Island Road, read October 10, 2026). It is the nearest option on this list that is open on a walk-in basis, and its hours end at 7 p.m.
Lee Memorial Hospital in Fort Myers is about 8.2 route miles away. Gulf Coast Medical Center, which Lee Health lists as its Level II trauma center, is about 14.5 route miles (Lee Health, Trauma Care). The routes to both leave by North Tamiami Trail (US 41) and cross the Caloosahatchee River on the Edison Bridge or the US 41 bridge, covered under bridges and tolls below.
Lee Health's pages also carry a notice, as printed on October 10, 2026, that from January 1, 2027 its hospitals and physicians will be out of network with UnitedHealthcare.
Isles of Porto Vista is about 7.4 route miles from downtown Fort Myers and about 22.5 route miles from Southwest Florida International Airport, measured from the centre of the community. Fort Myers Beach and the start of the Sanibel Causeway are each about 22.7 route miles. Every trip leaves by Del Prado Boulevard North.
Data updated: October 2026 (public OSRM router, route miles from the community centre, October 10, 2026; Lee County toll pages read October 15, 2026).
Destination | Route miles from the community centre | River crossing on the route |
|---|---|---|
Cape Coral City Hall | About 8.5 | None, stays in Cape Coral |
Downtown Fort Myers | About 7.4 | Edison Bridge South |
Punta Gorda (downtown) | About 18.2 | None, runs north on Tamiami Trail |
Southwest Florida International Airport (RSW) | About 22.5 | Edison Bridge South |
Fort Myers Beach | About 22.7 | US 41 Caloosahatchee River Bridge |
Start of the Sanibel Causeway | About 22.7 | US 41 Caloosahatchee River Bridge |
Sanibel (City Hall) | About 28.6 | US 41 Caloosahatchee River Bridge |
Naples (downtown) | About 49.5 | Edison Bridge South |
Source: route miles on the public OSRM router from the centre of the community, October 10, 2026; no travel times. Every figure is from the community, not from City Hall. Plan more time at peak hours and in season.
Every trip out of Isles of Porto Vista leaves the same way: Del Sol Lane or Pomodoro Circle to Tuscan Drive, Porto Vista Parkway, then Dan Ledduke Road for trips north and east, or De Navarra Parkway for trips south and west, to Del Prado Boulevard North. That first stretch is about 0.4 to 0.5 mile from the buildings. From there, trips to Fort Myers, the airport, the beaches, Sanibel and Naples run by North Tamiami Trail (US 41).
The usual trips from Isles of Porto Vista to Fort Myers, the airport, the beaches, Sanibel and Naples cross the Caloosahatchee River on the Edison Bridge or the US 41 Caloosahatchee River Bridge, not on the Midpoint or Cape Coral bridges. Lee County's toll pages list toll plazas at the Midpoint, Cape Coral and Sanibel bridges (Lee County, Tolls). They do not list the Edison or US 41 bridges, and we did not find a page that states the toll status of those two crossings either way, so check the current rules before you plan a regular commute.
Where tolls do apply, the Lee County rate for a two-axle vehicle at the Midpoint and Cape Coral bridges is $2.00 with a transponder or prepaid account, and $5.00 by plate, which includes a $3 administrative fee. The county states that toll trips are only charged for trips from Fort Myers to Cape Coral or Sanibel (Lee County, Toll costs, read October 15, 2026).
The start of the Sanibel Causeway is about 22.7 route miles from the community, the same distance as Fort Myers Beach. The Sanibel Causeway toll for a two-axle vehicle is $6.00 with a transponder and $9.00 pay-by-plate. The beach trip crosses the river on the US 41 Caloosahatchee River Bridge, then runs by Colonial Boulevard and McGregor Boulevard.
Buying in Isles of Porto Vista? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we help Isles of Porto Vista buyers, or see how we represent buyers.
The city's agenda and permit records show a land use request on De Navarra Parkway, two Entrada replats, commercial site plans on Del Prado Boulevard North and a separate multifamily project to the southwest of Isles of Porto Vista. Where we could not read an outcome, we say so below and print none.
Data updated: October 2026 (City of Cape Coral eScribe agendas, Development Planning Activities layer and FDOT traffic layer, read October 10 and October 15, 2026).
Ordinance 14-25 (case FLUM24-000014) asked to change the future land use at 3561 De Navarra Parkway, about 0.4 mile from the community, from Mixed Use (MX) to Mixed Use Ten (MUX). The Planning and Zoning Commission heard it on April 2, 2025 (City of Cape Coral, Planning and Zoning Commission agenda, April 2, 2025).
We did not read the City Council's outcome. The city's future land use layer still showed MX on October 10, 2026. The outcome would be in the City Council's minutes.
Two replats on the Entrada plat sit near the community. The Entrada West Commercial Park final replat, at the northwest corner of Del Prado Boulevard North and De Navarra Parkway, was on the City Council consent agenda of August 7, 2024 (City Council agenda, August 7, 2024). The Entrada North subdivision replat was approved on the consent agenda of October 8, 2025 (City Council agenda, October 8, 2025). Isles of Porto Vista's own condominiums stand on a multifamily tract of the same Entrada plat.
The city's records list several items along Del Prado Boulevard North. A Wendy's site development plan, SDP25-000045 at 3490 Del Prado Boulevard North, has the status Approved. An Acorn self-storage site plan, SDP22-000107 at 3754 Del Prado Boulevard North, was issued on August 21, 2025 (City of Cape Coral, Development Planning Activities).
A car wash vested-rights item at Del Prado Boulevard North and Dan Ledduke Road was pulled for rescheduling at the City Council meeting of September 18, 2024 (City Council agenda, September 18, 2024), and we did not read a later outcome.
A separate multifamily project, labeled "Paramount at Entrada" in the city's address layer, is under construction to the southwest of Isles of Porto Vista on Villa Del Mar Circle (City of Cape Coral, Addresses layer, read October 10, 2026; 2026 aerial imagery). It is not part of the community and not the rental apartments next door. We found no unit count, operator or ownership type on the public record, so we print none.
Yellow Fever Creek Preserve, a city GO Bond park project about 2.9 route miles from the community, was not yet open on the city's page read October 10, 2026. A July 2026 update on that page put the project at 99 percent complete (City of Cape Coral, Yellow Fever Creek Preserve). Check the city page for an opening date before you count it as a nearby park.
The Florida Department of Transportation traffic layer shows about 7,000 vehicles a day in 2025 on the Del Prado Boulevard segment nearest the community, 0.31 kilometer away (FDOT, Florida Traffic Online). That is a yearly average count for one segment, not a measure of delay at any hour.
The City of Cape Coral zones Isles of Porto Vista RML, Residential Multi-Family Low, with a Mixed Use future land use. City water hydrants stand on the community's streets, and the city's permit record for one building shows water, sewer and irrigation assessments as paid. Each unit's tax bill and a city payoff request confirm the rest.
Data updated: October 2026 (City of Cape Coral zoning, future land use, utilities and permit layers, read October 10 and re-checked October 15, 2026; city utility rate schedule effective October 1, 2026).
The city's zoning layer shows RML (Residential Multi-Family Low) at all six points we sampled, and the future land use layer shows MX (Mixed Use) (City of Cape Coral, Zoning layer; City of Cape Coral, Future Land Use layer). The Lee County Property Appraiser's parcel fabric carries a different single-family label on some neighboring parcels, so the city's layer is the one to read for zoning. We print no density or height figure, because we did not read the city's land development code text for RML.
The city's utilities layer shows water hydrants on the community's streets, which is the plain reading that the City of Cape Coral supplies water (City of Cape Coral, Utilities layer). Whether each unit has its own meter or a building is on a shared meter is not on the record we read.
For reference, the city's schedule effective October 1, 2026 lists, for a 5/8 inch meter, a water capacity charge of $25.36 a month plus $5.44 per 1,000 gallons up to 5,000 gallons, and a wastewater capacity charge of $32.83 a month plus $12.85 per 1,000 gallons. Those are the city's published rates. A unit's actual bill depends on how it is metered and billed.
The city runs a Utilities Extension Project that extends water, sewer and irrigation to areas that did not have them. The city's project layer shows no project area at the centre of Isles of Porto Vista (City of Cape Coral, Capital Projects layer, read October 10, 2026). The city's permit record for the Condominium 18 parcel shows water, sewer and irrigation as "BPAID", assessments paid (City of Cape Coral, Building Permits Map, re-checked October 15, 2026).
The city says that if you sell, you do not have to pay off an assessment, that it continues against the property regardless of the owner, and that some lenders may require payment in full. A unit's own tax bill and the city's payoff request are the check.
The city bills stormwater, solid waste, fire service and similar charges on the property tax bill. We did not read the amounts for condominium units, and the single-family figures in the city's schedules do not apply to a unit, so we print none. The unit's tax bill shows the amounts, and the Lee County Tax Collector's record for the parcel is the first place to read them.
The city 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 Citizen Self Service portal. If a prior owner left a permit open, an owner may close it 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). In a condominium, work inside the unit still follows the association's rules, which are in the declaration.
Isles of Porto Vista had 13 recorded sales at a $157,000 median in the 12 months to September 25, 2026, against $347,500 at Entrada, $300,595 at Bella Vida and $210,000 at Concordia. The benchmark below sets the four communities beside ZIP 33909 condominiums and all Cape Coral condominiums.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix) pulled October 10, 2026).
Community | Product | Parcels | 12-month recorded sales | Median | MLS median days on market | MLS median sale-to-list | MLS months of supply | Page |
|---|---|---|---|---|---|---|---|---|
Isles of Porto Vista | Condominiums, 2006 to 2007 | 233 | 13 | $157,000 | 44 | 95.1% | 3.7 | This guide |
Concordia | Condominiums, 2006 to 2010 | 341 | 22 | $210,000 | 25 | 93.7% | 6.0 | Named in text |
Entrada | Single-family led | 769 | 26 | $347,500 | 48 | 97.5% | 8.3 | |
Bella Vida | Single-family led | 467 | 26 | $300,595 | 87.5 | 96.4% | 6.0 | |
ZIP 33909 condominiums | Condominiums | Not counted | 79 | $185,000 | 56.5 | 95.2% | 3.7 | ZIP summary |
Cape Coral condominiums | Condominiums | Not counted | 535 | $210,000 | 71 | 94.5% | 6.1 | City summary |
County figures: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. MLS figures use the MLS Development value as agents enter it, Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded. Entrada and Bella Vida medians mix houses and attached homes. Isles of Porto Vista and Concordia are condominiums only.
Read the county columns first. They count every qualified recorded sale in the window, and the MLS columns describe only the listings agents marketed through the MLS. The MLS columns exist for pace: days on market, sale-to-list and months of supply.
Two cautions. Parcels are not homes: Isles of Porto Vista's 233 parcels are 215 condominium units and 18 common-element parcels, and the rental apartments next door are not counted. And the product differs row to row, so a median compares a $157,000 two-bedroom condominium with a $347,500 mix that is led by single-family homes. The table compares markets, not homes.
Entrada is the single-family-led community whose plat holds the multifamily tract on which Isles of Porto Vista's condominiums stand. It recorded 26 sales at a $347,500 median in the same 12 months, and the MLS shows 23 closings, a 48 day median on market, 97.5 percent of list and 8.3 months of supply. Entrada is a separate community with its own page.
Bella Vida, also single-family led and in ZIP 33909, recorded 26 sales at a $300,595 median. Its MLS record shows 24 closings, an 87.5 day median on market, 96.4 percent of list and 6.0 months of supply. The slower pace at Bella Vida and the faster pace at Isles of Porto Vista come from different products, so read them as separate markets rather than a ranking.
Within ZIP 33909, condominiums recorded 79 sales at a $185,000 median and $153.27 per square foot of county heated area, and Isles of Porto Vista's $157,000 median and $122.66 per square foot sit below both. The MLS gives ZIP 33909 condominiums the same 3.7 months of supply that Isles of Porto Vista shows, with 23 active and 5 pending listings on October 10, 2026.
Across the six Cape Coral ZIP codes, condominiums recorded 535 sales at $210,000, with 244 active listings, a 71 day median on market and 6.1 months of supply. Citywide, all single-family homes and condominiums recorded 5,804 sales at a $365,000 median.
Isles of Porto Vista and Concordia are both Cape Coral condominium communities in ZIP 33909, about 2.4 miles apart by straight line. Isles of Porto Vista offers one plan at a $157,000 median, Concordia a mix of one, two and three bedrooms at $210,000. The record below sets them side by side on criteria.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix) pulled October 10, 2026).
Factor | Isles of Porto Vista | Concordia |
|---|---|---|
Where | Northeast Cape Coral, ZIP 33909, off De Navarra Parkway | Same ZIP, about 2.4 miles away by straight line |
Homes on the roll | 215 condominiums, all 2 bedrooms, 2 baths; 214 at 1,280 sq ft heated, one at 1,270 | 340 condominiums: 68 one-bedroom, 136 two-bedroom, 136 three-bedroom |
Built | 2006 and 2007 | 2006 to 2010 |
County record, 12 months | 13 sales, median $157,000, $135,000 to $195,000 | 22 sales, median $210,000, $112,500 to $267,000 |
Price per sq ft of county heated area | $122.66 | $155.16 |
MLS pace | 44 days median, 95.1% of list, 3.7 months of supply | 25 days median, 93.7% of list, 6.0 months of supply |
Governance | A community association plus 18 condominium associations; the MLS lists a master fee | Not researched for this page beyond the record above |
Water | Three stormwater lakes, no canal | Not measured for this page |
City zoning | RML | RML |
Source: Lee County recorded sales, 12 months to September 25, 2026 (roll October 4, 2026), our analysis; Southwest Florida MLS (Matrix) Development value as agents enter it, pulled October 10, 2026; price per square foot is per square foot of county heated area for both.
Concordia recorded 22 sales at a $210,000 median, from $112,500 to $267,000, in the 12 months to September 25, 2026. Isles of Porto Vista recorded 13 at $157,000, from $135,000 to $195,000. On the county's heated area the same window gives $155.16 per square foot at Concordia and $122.66 at Isles of Porto Vista, both measured on the same denominator.
By calendar year, Concordia's median was $243,000 in 2023, $235,000 in 2024 and $185,540 in 2025, and $212,500 for 2026 to September 25. Isles of Porto Vista's was $250,000 in 2023, $220,000 in 2024, $169,000 in 2025 and $159,500 for 2026 to September 25. We print no forecast from either series.
The two communities use the same MLS method here. Isles of Porto Vista shows a 44 day median on market, 95.1 percent of list, 4 active and 1 pending listings and 3.7 months of supply on October 10, 2026. Concordia shows 18 marketed closings in the window, a 25 day median, 93.7 percent of list, 9 active and 1 pending listings and 6.0 months of supply.
Concordia sold faster in the window and sold for a lower share of list price. Isles of Porto Vista has less supply relative to its sales. Both are small samples, so one month can move a median.
Every Isles of Porto Vista home on the roll is the same plan: 2 bedrooms, 2 baths and 1,280 square feet of county heated area (one unit at 1,270). Building, floor and condition decide the price. Concordia's roll shows three unit types: 68 one-bedroom, one-bath homes at 1,147 square feet, 136 two-bedroom, two-bath homes at 1,190 to 1,356, and 136 three-bedroom, two-bath homes at 1,468 to 1,618. A buyer who needs a third bedroom will find it in one of the two communities and not the other.
At Isles of Porto Vista, a community association (N06000000320) and 18 condominium associations are on Florida's corporation records, and the MLS lists a master association fee of $145 to $175 a month. Two of the 18 building associations were administratively dissolved on September 25, 2026, and each can reinstate. The recorded declarations decide leasing, pets and buyer approval.
We did not research Concordia's governance, gate or amenities for this page, and we make no claim about them. A buyer comparing the two should request the declaration, budget and estoppel certificate from each.
Choose on criteria, and let the documents settle the rest.
Each of those is a fact about the record, not a verdict on either community. We can run the numbers for a specific unit in either one.
Selling your Isles of Porto Vista condo? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-isles-of-porto-vista, or call Jesse direct at (239) 898-6072 (confidential conversations welcome).
The pros of Isles of Porto Vista are a $157,000 recorded median, Zone X on the flood map at the sampled points, shared pool and amenity land, and 3.7 months of supply. The cons are a single floor plan, no canal or boating, two dissolved building associations and unpublished building fees.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, our analysis; Southwest Florida MLS (Matrix) pulled October 10, 2026; FEMA and Lee County layers, Sunbiz and Florida Statutes read October 10 and re-checked October 15, 2026).
The pros are mostly about the unit and its price: one plan, a lower recorded median, a Zone X map reading and no club fee on the record. The cons are mostly about the structure around the unit: 18 separate condominium associations, two of them dissolved on paper, a community association whose role is unread, building fees nobody has published and condo safety deadlines that run through 2026 and beyond. None of the cons is a reason to walk away. Each is a reason to ask for a document before you sign.
Our order of operations is simple. Find the building's name on the deed or tax bill. Ask for the declaration, the current budget, the estoppel certificate and the reserve study. Check the association's status on Florida's corporation records. Confirm flood and insurance with a quote on the exact unit. As Top 1% Real Estate Agents Nationally Since 2008, we will help you gather them.
Buying in Isles of Porto Vista? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we help Isles of Porto Vista buyers, or see how we represent buyers.
Isles of Porto Vista buyers ask what the community is, which Porto Vista and which apartments are meant, what a condominium costs to own, and how Florida's condominium laws apply. Each answer below draws on county records, the state's corporate and statute databases and the MLS, and says plainly what the public record does not hold.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded; Florida Division of Corporations read October 10 and October 15, 2026; FEMA, City of Cape Coral and Lee County map layers read October 10, 2026).
Isles of Porto Vista is a for-sale condominium community in northeast Cape Coral, Lee County, Florida, ZIP 33909. It has 18 three-story buildings, each declared as its own condominium, built in 2006 and 2007, with 215 condominium homes on the Lee County roll. The county places every parcel in taxing district 057, the City of Cape Coral (Lee County Property Appraiser parcel layer, read October 15, 2026). Our Cape Coral hub covers the wider city.
The entrance is on Porto Vista Parkway off De Navarra Parkway in northeast Cape Coral, about 0.3 mile from Del Prado Boulevard North and North Tamiami Trail (US 41). The community's own streets are Pomodoro Circle, Del Sol Lane and Tuscan Drive. The city and county road layers mark all three as private, and the city maintains Porto Vista Parkway up to the private entrance stretch (City of Cape Coral street layer; Lee County road layer, read October 10, 2026).
No. Porto Vista is a different community: twelve condominiums with 144 units built from 2003 to 2005 on SW 50th Street in ZIP 33914 in southwest Cape Coral, with its own Porto Vista Community Association on the state's corporate records. The MLS files it as Development PORTO VISTA CONDO. Porto Vista Parkway, the entrance road to Isles of Porto Vista, is a street in ZIP 33909 and has no connection to it. We never combine their sales, fees or associations, so check the ZIP code and the street whenever you search either name. The name also matches places outside Florida, so an unfiltered search can return hotels and towns elsewhere (Florida Division of Corporations name search, October 10, 2026).
No. The Apartments of Isles of Porto Vista and The Apartments at Isles of Porto Vista II are two rental condominiums of apartments, built in 2021 and 2023 beside the 18 for-sale condominiums. One owner company holds each phase, Genesis IPV Properties, LLC and Genesis IPV Properties II, LLC, and each phase has its own condominium association on the state's records. The county shows no recorded sale of any apartment in any window, so they are not in the 215 homes or in any median on this page. They use the same private street system, and the managers of both owner companies also sit on the community association's board, according to its 2026 annual report. Whether the apartments belong to, pay into or share the gate, pool, amenity building or costs of the community association is not on the public record we could read (Florida Division of Corporations, community association, October 10, 2026).
They are two different things. The rental apartments next door are a separate property run by its owner companies, so renting one is a leasing matter for that property and not a purchase here. Renting a condominium inside the 18 buildings is governed by that building's recorded declaration and rules, including any minimum lease term or approval step, and we have not been able to read them. A buyer receives the declaration and rules at the seller's expense under Florida Statutes s. 718.503, so ask for them before you make an offer if renting out the home matters to you.
Isles of Porto Vista has 18 condominiums, named Isles of Porto Vista Condominium 1 to 18, each in one three-story building with four homes on each of three floors. The Lee County roll dated October 4, 2026 shows 215 condominium units: 12 in each condominium except Condominium 12, which shows 11. Add 18 common-element parcels and the county's count comes to 233 parcels. The rental apartments next door are not part of the 215.
Every home on the roll is a 2-bedroom, 2-bath condominium, and 214 of the 215 carry 1,280 square feet of county heated area; one carries 1,270. The county shows one plan only. Some MLS listings describe a den, but the roll does not, and a floor plan exhibit to a building's recorded declaration is the document that would settle it. That is why the building, the floor and the condition move the price here more than the layout does.
The county roll shows 1,280 square feet of heated area on 214 of the 215 units. A listing can show a different figure because the MLS living-area field is entered by the listing agent and does not follow the county's measure. We print the county figure only and always name it as county heated area, and we never compare a price per square foot built on one measure with one built on the other. The county median is $122.66 per square foot of county heated area (n 13, Lee County recorded sales, 12 months to September 25, 2026).
The Lee County roll dates Condominiums 1 to 12 and 15 to 2006, which is 155 units, and Condominiums 13, 14, 16, 17 and 18 to 2007, which is 60 units. That makes 215 homes built across two years. A 4,080-square-foot common-area building beside the pool is dated 2007. The roll year is the year the county records, not a certificate of occupancy date, and we did not find certificate dates on the public record (Lee County Property Appraiser roll dated October 4, 2026).
Harbour Development Group, Inc., a Florida corporation filed October 28, 2003 and active on the state's records, is the developer on the record we read (Florida Division of Corporations). The county record carries a $23,000,000 transfer of the land recorded July 5, 2005. A trade press item from the mid-2000s describes the original plan as 444 condominiums in 37 three-story buildings (Business Observer); 18 buildings were built and sold as condominiums. The first recorded unit sale is dated November 15, 2006. The builder of the buildings is not on any public record we could read.
In the 12 months to September 25, 2026, Lee County recorded 13 sales of Isles of Porto Vista condominiums at a median of $157,000, from $135,000 to $195,000. All 13 were under $200,000 and all were resales. By street, 10 were on Pomodoro Circle, two on Tuscan Drive and one on Del Sol Lane. The highest was $195,000 on Pomodoro Circle on June 2, 2026, and the lowest was $135,000 on Tuscan Drive on June 25, 2026. For the same window the ZIP 33909 condominium median is $185,000 on 79 sales and the Cape Coral condominium median is $210,000 on 535 sales.
The county recorded 13 sales in the 12 months to September 25, 2026, and our estimate of builder-direct sales is zero, so all 13 are resales. The MLS shows 13 closings in the same window, with Sold Data Entry rows excluded. Longer windows from the county record: 31 sales at a median of $169,000 in 24 months, 69 at $205,000 in 36 months, and 157 at $219,900 in 60 months. Since the first recorded sale on November 15, 2006 the county has recorded 421 sales at a median of $180,000, from $54,000 to $290,000.
The MLS median is 44 days on market across the 13 closings in the 12 months to September 25, 2026, and the median sale price was 95.1 percent of the final list price (Southwest Florida MLS (Matrix), pulled October 10, 2026). In the prior 12 months, 13 of 14 closings were marketed through the MLS, at a median of 72 days and $169,000. For comparison, ZIP 33909 condominiums show 56.5 days and Cape Coral condominiums show 71 days. These are agent-entered MLS fields; the county record has no days-on-market field.
On October 10, 2026 the MLS showed 4 active listings and 1 pending sale in Isles of Porto Vista. At the pace of 13 closings in 12 months that is 3.7 months of supply: 4 active divided by 13 closings over 12 months, or 4 / (13 / 12). ZIP 33909 condominiums also show 3.7 months, with 23 active and 5 pending, and Cape Coral condominiums show 6.1 months, with 244 active and 36 pending. Those counts change daily, so treat them as a dated snapshot.
The county medians by calendar year read: 2019, 19 sales at $135,900; 2020, 23 at $145,000; 2021, 37 at $179,900; 2022, 48 at $238,750; 2023, 27 at $250,000; 2024, 37 at $220,000; 2025, 19 at $169,000; and 2026 to September 25, 10 at $159,500. The 12-month median of $157,000 is 37.2 percent below the 2023 calendar-year median and 15.5 percent above the 2019 median. We make no forecast. With 10 to 19 sales a year in the recent windows, the building and floor mix of the sales moves a median noticeably.
We found no association statement of fees, so we give the MLS figures and label them as such. The MLS lists a master association fee of $145 to $175 a month on all 13 closings in the 12 months to September 25, 2026 ($145 on 5, $155 on 7 and $175 on 1), as entered by listing agents and not as any association's statement. Separately, per-building condominium fees as reported in MLS listings of closed sales, 12 months to September 25, 2026, run from $407 to $600 a month; these are not confirmed with the associations. We do not add the two layers into one total, because the MLS entries do not say what each covers and each of the 18 building associations sets its own. The fee you would pay is in your building's budget and estoppel certificate.
Nothing we could read says. The budget of each building association states what its fee covers, such as building insurance, reserves and upkeep, and the community association's budget states what its fee covers. Neither is published, and no association website exists to post them: each condominium has 12 units or fewer, under the 25-unit threshold at which Florida requires an association website (Florida Statutes s. 718.111). The budget arrives with the resale package at contract, so read it line by line instead of assuming that insurance, water or reserves are included.
Florida's corporation records list Isles of Porto Vista Community Association, Inc. (N06000000320), active and filed January 11, 2006, and one association for each of the 18 condominiums, filed October 11, 2006. The MLS lists a master association fee on all 13 closings, and the community association's board includes two condominium association presidents. What the community association owns, controls and charges is set by recorded declarations that we have not been able to read, so we do not describe it as a master association. The declarations come with the resale package at contract.
The state administratively dissolved the Condominium 10 and Condominium 15 associations on September 25, 2026 for an unfiled annual report; each had filed annual reports through 2025. Florida law dissolves a nonprofit corporation for that reason on the fourth Friday of September, lets it apply for reinstatement at any time, and relates reinstatement back to the dissolution date (s. 617.1421 and s. 617.1422). This concerns the association's corporate record, not the building or its upkeep. If you are looking at a home in those buildings, ask whether a reinstatement has been filed. We re-read both records on October 15, 2026, and later filings are not reflected here.
Two city records speak to it. The City of Cape Coral's street layer carries the note "Isles of Porto Vista Gated Community" on segments of Pomodoro Circle, Del Sol Lane and Porto Vista Parkway, and the city's address layer tags one building at the entrance on Porto Vista Parkway "SECURITY" (street layer; address layer, read October 10, 2026). Whether the gate is staffed, its hours and its type are not on the public record, and the community association's rules would say.
The entrance road crosses between two lakes with fountains, as the city's 2024 aerial imagery shows (City of Cape Coral aerials). Imagery cannot tell us how the crossing is built or what it is paved with, so we describe only what the imagery shows and leave the construction and surface to a site visit.
Not on a canal. The nearest city canal vertex is about 1.58 kilometres away, just under a mile, and it is a freshwater canal; the nearest saltwater canal is more than 9 kilometres away (City of Cape Coral canal layer, read October 10, 2026). What the community has is lake views: three stormwater lakes on association land, a long lake on the east edge and two fountain lakes beside the entrance. There is no dock, seawall or boat access on the property, and Cape Coral's canal-front price figures do not apply.
The county parcel map and the city's 2022 to 2026 aerial layers show one pool with a paved deck, a hard court with a play structure, three thatched cabanas and a small picnic pavilion, all on community association parcels. A 4,080-square-foot building built in 2007 stands beside the pool at 3936 Pomodoro Circle (Lee County Property Appraiser). No document we read says what the building is used for, so we do not call it a clubhouse and cannot confirm a fitness room. Pool hours, heating and rules are likewise not published.
Not on the property. No golf course, marina or dock sits on the community's footprint or within about 400 metres on the county record. Route miles from the centre of the community, by the public OSRM router on October 10, 2026: Sabal Springs Golf & Racquet Club, an executive par 60 course in North Fort Myers, is about 1.6 miles, with posted public rates for May to October 2026 of $41 for 18 holes and $38 for 9 (Sabal Springs); Coral Oaks Golf Course is about 9.6 miles; the city's Rosen Park, with two ramps and 20 annual slips on the Caloosahatchee River, is about 10.0 miles; unimproved freshwater canal ramps are about 2.3 to 2.4 miles.
We do not know, and no one should guess. Pet limits sit in each building's recorded declaration and rules or in the community association's rules, none of which we have been able to read. Ask for them in writing before you make an offer; the resale package under s. 718.503 includes the declaration and rules.
The recorded declaration of each building decides leasing, including any minimum lease term and any application step, and we have not read them. The MLS entries we pulled do not substitute for a declaration. If you plan to rent the home out, make the declaration and rules part of your review, and treat the 7-day window after you receive them as your time to read them.
Whether an association must approve a buyer is decided by that building's recorded declaration and rules, not by a general rule we can apply to all 18 buildings. We have not read the declarations here. The buyer is entitled to the declaration, articles, bylaws, rules, financial statement, budget and question-and-answer sheet at the seller's expense, and may void the contract within 7 days, not counting weekends and legal holidays, after signing and receiving them (Florida Statutes s. 718.503).
FEMA's map shows Zone X, an area of minimal flood hazard, at all six points we sampled across the buildings (panel 12071C0260G, effective November 17, 2022), with no letter of map revision touching the community. Ground elevation at the six points is about 19.5 feet, from 19.48 to 19.64 NAVD88. The nearest mapped Special Flood Hazard Area lies about 0.4 mile to the south (FEMA National Flood Hazard Layer; USGS elevation service, read October 10, 2026). This is not a flood determination for any unit; check an address on the FEMA Flood Map Service Center and the city's Forerunner portal.
In Zone X, flood insurance is optional by FEMA's map, but a lender or insurer can still require it, and a condominium owner should ask what the building's policy does and does not cover. Cape Coral holds Community Rating System Class 5, which gives a 25 percent discount on every National Flood Insurance Program policy in the city, X zone included, under FEMA's current rating method (City of Cape Coral flood protection; FEMA CRS Discount Guide, July 2023). Ask an insurance professional for a quote on the specific unit.
Citizens Property Insurance's Lee County book of condominium unit owner policies (form HO6) has 801 policies, with an average premium of $1,459 before and $1,356 after an approved rate change of minus 7.0 percent for 2026 (Citizens, 2026 approved rate changes by county). That is an insurer's county average, not a quote for a unit here. Florida requires a unit owner policy to include at least $2,000 of loss assessment coverage (s. 627.714). The building's master policy terms are not published; ask for the insurance certificate.
The public record does not give a damage, surge or repair figure for the community. Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm (National Hurricane Center report). The U.S. Geological Survey recorded no Ian high-water mark within 5 kilometres, about 3.1 miles, of the community, and OpenFEMA shows 5 National Flood Insurance Program claims with Ian-period loss dates in the census tract that holds it, none paid on the building (read October 10, 2026). A tract is larger than the community and wind claims are not in that data, so ask the seller for the home's history.
Lee County Evacuation Zone D at all six points we sampled. The county describes Zone D as one of its least vulnerable zones and one of the last areas evacuated, with wind and heavy rain as the hazards it names (Lee County Zone D sheet). Check your address on the county's Know Your Zone page, and follow county evacuation orders, which can change by storm.
Yes. The buildings are three stories, and Florida requires a milestone inspection of a condominium building of three or more habitable stories by December 31 of the year it reaches 30 years from its certificate of occupancy, then every 10 years (s. 553.899). The City of Cape Coral's condominium inspection FAQ applies the 30-year schedule. Using the roll's build years, the first inspections are likely due by December 31, 2036 for the buildings dated 2006 and by December 31, 2037 for those dated 2007. We label that "likely" because we did not find certificate dates.
We cannot tell you, and the answer is building by building. A structural integrity reserve study is required for each building of three or more habitable stories at least every 10 years. An association that existed on or before July 1, 2022 and is controlled by unit owners had to complete it by December 31, 2025 and in no event after December 31, 2026 (s. 718.112). Filing status is public on the DBPR SIRS reporting database, and the latest study comes with the resale package. For budgets adopted on or after December 31, 2024, an association required to have a study may not vote to provide no reserves or less than the study's items require.
None are published in anything we could read, and that is not proof that none exist. A special assessment would appear in a building's budget and minutes and on the estoppel certificate the association issues for a sale. Ask for the estoppel certificate and the budget for the building you are considering, plus the community association's, and ask directly whether any assessment has been approved or proposed. City utility assessments are a separate question, answered next.
The city's utility extension project map shows no project area at the community, and the city's permit record for one building shows water, sewer and irrigation assessments as paid (City of Cape Coral capital projects layer; building permits layer, read October 10 and October 15, 2026). The check for a given unit is its tax bill and the city's free payoff request, which lists assessments, utility balances, open code cases and open permits (CapeIMS payoff request).
Isles of Porto Vista sits in taxing district 057, where the certified 2025 total was 15.3806 mills and the 2026 total applied to the tax roll is 15.3250. As an illustration only, take a homesteaded unit assessed at $157,000, the 12-month median used as a stand-in. Non-school taxable value is $157,000 less $25,000 less $26,411, or $105,589, times 10.0540 mills, which is $1,061.59. School taxable value is $132,000 times 5.271 mills, which is $695.77. The total is about $1,757.36 before city charges. Without homestead, $157,000 times 15.3250 mills is $2,406.03. Assessed value is set by the Property Appraiser and is not the sale price, and the city charges on a condominium bill were not read.
The School District of Lee County's 2026 to 2027 plan places the community in Elementary Proximity Zone B, Middle Proximity Zone CC and the West Zone, sub-zone 1, for high school. Families rank schools within a zone, and a lottery places students, with preferences for exceptional student education programs, siblings, and proximity within two miles or to the nearest school (Student Enrollment Plan). Island Coast High is about 1.7 road miles away; the school your child is placed in is decided by the lottery. Oasis, the city's charter school system, is a separate route.
Route miles from the centre of the community, by the public OSRM router on October 10, 2026: downtown Fort Myers about 7.4, Punta Gorda about 18.2, Southwest Florida International Airport about 22.5, Fort Myers Beach about 22.7, the start of the Sanibel Causeway about 22.7, and downtown Naples about 49.5. These trips leave by North Tamiami Trail and cross the Caloosahatchee on the Edison Bridge or the US 41 bridge. Lee County's toll pages list toll plazas at the Midpoint, Cape Coral and Sanibel bridges, and the Sanibel Causeway toll is $6.00 with a transponder (Lee County tolls).
AdventHealth Cape Coral ER at 2521 Del Prado Boulevard North is about 3.6 route miles away; its page states 24/7 care, but we could not confirm that it is open, because the page gives no opening date (AdventHealth). Lee Health Cape Coral Hospital, with emergency care, is about 7.2 route miles (Lee Health). Lee Health Convenient Care on Pine Island Road is about 5.5 route miles, open 7 a.m. to 7 p.m. Lee Memorial Hospital is about 8.2, HCA Florida Cape Coral Emergency about 8.8, and Gulf Coast Medical Center, a Level II trauma center, about 14.5.
City agendas and records show several items. Ordinance 14-25 asks to change the future land use at 3561 De Navarra Parkway, about 0.4 mile away, from Mixed Use to Mixed Use Ten; the Planning and Zoning Commission heard it on April 2, 2025, we did not read the council outcome, and the city layer still showed Mixed Use on October 10, 2026. Entrada West Commercial Park and Entrada North have replats on council consent agendas (August 7, 2024 and October 8, 2025). A Wendy's site plan at 3490 Del Prado Boulevard North is approved, a self-storage plan at 3754 Del Prado Boulevard North was issued August 21, 2025, and a separate multifamily project is under construction to the southwest. Del Prado Boulevard carried about 7,000 vehicles a day in 2025 on the segment nearest the community (FDOT).
Concordia is a condominium community in the same ZIP, 33909, about 2.4 miles away by straight line, with 340 condominiums on the roll: 68 one-bedroom, 136 two-bedroom and 136 three-bedroom, built from 2006 to 2010. In the same 12 months the county recorded 22 Concordia sales at a median of $210,000, from $112,500 to $267,000, or $155.16 per square foot of county heated area against $122.66 here. On the MLS, Concordia shows a median of 25 days, 93.7 percent of list and 6.0 months of supply, against 44 days, 95.1 percent and 3.7 months here. Isles of Porto Vista is one plan under 18 associations; Concordia has three bedroom counts, and we did not research its governance. Entrada (26 recorded sales at $347,500) and Bella Vida (26 at $300,595) are nearby and have their own pages: Entrada and Bella Vida.
Pomodoro Circle is the main private street of the community, with Del Sol Lane and Tuscan Drive. Condominiums 1 to 5, 7 to 12 and 14 to 16 stand on Pomodoro Circle, Condominium 6 on Del Sol Lane, and Condominiums 13, 17 and 18 on Tuscan Drive, which is why 10 of the 13 recorded sales in the last 12 months were on Pomodoro Circle. The rental apartments next door are reached by loops off the same street system. We name streets and never publish house numbers with unit numbers.
We cannot say from the record we read. Any age rule would sit in a recorded declaration or the community association's rules, which we have not been able to read, and nothing in the county, city or state records we used states one. The declaration is part of the package a buyer receives at contract, so read it for use restrictions of every kind before you commit.
We do not print resident reviews of the community, because we have no verified source for any, and we will not invent one. What we can stand behind is the record: county sales, the state's association filings, FEMA's map, the city's permits and the MLS, each dated on this page. If you want a resident's view of a specific building, ask the association for the contact route in your resale package and ask the seller direct questions at the showing.
We can tell you only what Florida's corporation records list, and those are state filings, not management contracts. The community association and Condominiums 3, 4, 5, 8, 9, 10, 11 and 12 list the same Naples address, 9150 Galleria Court, and Sandcastle Community Management is named as registered agent on Condominium 10. Condominiums 2, 6, 7, 13, 14 and 15 list Infinity Property Management Firm, LLC of Bonita Springs, Condominiums 16, 17 and 18 list Florida Skyline Management, and Condominium 1 lists a Naples law firm with owner officers. Ask the seller who manages the building today.
By Lee County custom, a buyer pays to record the deed and all costs of a new mortgage; the contract controls. Recording a two-page deed costs $18.50 (s. 28.24). A new mortgage carries documentary stamp tax of 35 cents per $100 and an intangible tax of $2 per $1,000. On a $157,000 purchase with an 80 percent loan of $125,600, that is $439.60 plus $251.20 plus $18.50, or $709.30 in these state costs. Lender fees, title charges and prorations are extra, and we print no figure for them without a dated document.
No community development district appears on the county parcel record. The MLS records no mandatory club fee and no recreation lease fee ($0.00) on any of the 32 listings in the pull: 13 closed, 14 prior, 4 active and 1 pending, with a transfer fee of $0.00 on all 13 closings. These are agent-entered fields, so confirm them in the declaration and the estoppel certificate. The MLS-listed master fee and the building fees described above are separate layers.
The legal description on the deed or the county tax bill names the building as "Isles of Porto Vista Condominium" followed by its number. You can look up a parcel on the Lee County Property Appraiser site by address or owner. Knowing the number matters because each building is its own condominium with its own association, its own budget and its own state filing status.
Florida requires the seller to provide the declaration, articles, bylaws, rules, annual financial statement and budget, the question-and-answer sheet, the milestone inspection summary and the latest structural integrity reserve study where they exist (s. 718.503). The recorded instruments are also in Lee County's official records. The Clerk's portal blocked our automated reads, so we have not read the declarations, and we say so wherever a rule depends on one.
No. The Naples address in the state's records is the principal address of the community association's office, 9150 Galleria Court, Naples, changed on December 5, 2023. The homes are in Cape Coral, in ZIP 33909, and the county records place all 233 parcels in the City of Cape Coral. The Naples address is a business address and says nothing about where the community sits.
Selling an Isles of Porto Vista condo well means pricing it on the 13 county recorded sales, putting the building's association status and condominium safety documents in front of a buyer first, and competing honestly with 4 active listings. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every listing around those three.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded).
If you're searching for the best Isles of Porto Vista listing agent, or thinking, "I need to sell my condo in Isles of Porto Vista," you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price an Isles of Porto Vista condo against the Lee County recorded sales on the same legal descriptions, set the MLS pace beside them, and put the building association's status, the condominium safety documents and the flood map in front of a buyer before the buyer has to ask. Read our Isles of Porto Vista seller guide, and for the wider market see selling a home in Cape Coral.
In the last 12 months we tracked all 13 recorded sales on the Isles of Porto Vista legal descriptions: a median of $157,000, from $135,000 to $195,000, with every sale under $200,000 and every sale a resale (Lee County recorded sales, 12 months to September 25, 2026, our analysis). The median is $122.66 per square foot of county heated area. Every sale was a 2-bedroom, 2-bath condominium with 1,280 square feet of county heated area, built in 2006 or 2007. Streets only, never unit numbers:
Date recorded | Street | Price |
|---|---|---|
December 12, 2025 | Pomodoro Circle | $174,000 |
December 18, 2025 | Pomodoro Circle | $145,000 |
December 19, 2025 | Pomodoro Circle | $145,000 |
January 12, 2026 | Del Sol Lane | $162,000 |
February 27, 2026 | Pomodoro Circle | $152,000 |
April 16, 2026 | Pomodoro Circle | $169,000 |
April 29, 2026 | Tuscan Drive | $154,500 |
May 8, 2026 | Pomodoro Circle | $169,000 |
May 14, 2026 | Pomodoro Circle | $157,000 |
June 2, 2026 | Pomodoro Circle | $195,000 |
June 24, 2026 | Pomodoro Circle | $152,000 |
June 25, 2026 | Tuscan Drive | $135,000 |
August 28, 2026 | Pomodoro Circle | $170,000 |
Start with our free Isles of Porto Vista home valuation and we will follow up with a number built on the recorded sales of your own building and floor plan, adjusted for the floor, the view and the condition of the home. For the wider city, see our Cape Coral home valuation page. Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Every home here is the same plan, so the price turns on the building, the floor, the view and the condition. We start with the 13 recorded sales above, sorted by street and date, then look at the MLS pace beside them: a median of 44 days and 95.1 percent of final list price. Each of the 18 buildings recorded between zero and three sales in the window, so we read a building's own history over a long window and never stretch one sale into a rule. We do not borrow a price per square foot from another community, and we set no price from the rental apartments next door.
On October 10, 2026 the MLS showed 4 active listings and 1 pending sale in Isles of Porto Vista, which is 3.7 months of supply: 4 active divided by 13 closings over 12 months, or 4 / (13 / 12). ZIP 33909 condominiums also show 3.7 months and Cape Coral condominiums show 6.1 months. Four listings on one plan means a buyer compares your unit directly with theirs, so the building's association status, the documents and the condition carry the sale.
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On a $157,000 sale, the state and title costs a Lee County seller customarily pays are: documentary stamps on the deed at 70 cents per $100, which is $1,099.00; an owner's title policy premium set by state rule at $575.00 on the first $100,000 plus $285.00 on the next $57,000, which is $860.00; and one estoppel certificate, up to $299. That sums to $2,258.00 before commission and prorations. If both the building association and the community association issue an estoppel certificate, a second one applies, and the documents decide. These are customs, not law, and the contract controls (s. 201.02; Florida title insurance overview). We print no commission rate.
The buyer is entitled, at your expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the question-and-answer sheet, the summary of the milestone inspection report and the latest structural integrity reserve study where they exist, and may void the contract within 7 days, not counting weekends and legal holidays (s. 718.503). Add the estoppel certificate (s. 718.116), the association's corporate status on the state's database, and the insurance certificate. For the Condominium 10 and 15 buildings, add the reinstatement filing if one exists.
Use "Isles of Porto Vista Condominium" and the number from your deed, and the street name, so a buyer can match your home to the county record. The Apartments at the Isles of Porto Vista are a separate rental property, and Porto Vista on SW 50th Street in ZIP 33914 is a different community. A listing that mixes them sends buyers to the wrong place and the wrong comparable sales. The Cape Coral hub lays out the communities side by side.
These five come up at nearly every first meeting. The full list follows in the seller edition below.
The 13 recorded sales in the last 12 months, all on the same plan, matched by building and floor, then the longer windows when your building has had few sales: 31 sales at $169,000 in 24 months and 69 at $205,000 in 36 months (Lee County recorded sales to September 25, 2026). Buyers also see the 4 active listings, so we choose your comparables from recorded sales and show active prices separately, labelled as asking prices.
Yes. The state's September 25, 2026 administrative dissolution of the Condominium 10 or Condominium 15 association concerns the association's corporate record, and the condominium and your ownership stand. Florida allows a corporation to apply for reinstatement at any time, and reinstatement relates back to the dissolution date (s. 617.1422). Ask your manager whether it has been filed, and have the answer in writing for buyers.
It can, because a buyer will ask. A structural integrity reserve study is required for each building of three or more stories, and the outer deadline for associations that existed on or before July 1, 2022 is December 31, 2026 (s. 718.112). Filing status is on the state's public database, and the latest study goes to the buyer with the resale package. We read the status for your building before we list, so the buyer's question has an answer ready.
Whether the sale can proceed with a lease in place, and what notice or approval it needs, depends on your building's recorded declaration and the lease itself, which we read at the start of a listing. The buyer still receives the full resale package, and the lease terms belong in it. We have not read the declarations for this community, so we never assume.
Yes. We manage showings, vendor access, photography, the association paperwork and the closing remotely, with documents signed electronically through the title company. By Lee County custom the seller chooses the closing agent, and the contract controls. Your building's rules decide what upkeep a vacant home needs, and we arrange a local contact while the home is listed.
McGreevy and Comisar are the Southwest Florida team that prices an Isles of Porto Vista condo on the record and sells it without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales, with over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. We are the #5 real estate team in Florida (RealTrends 2026). Read more about our team.
Selling an Isles of Porto Vista condo? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Isles of Porto Vista? Call Marc at (239) 287-5873, or read how we help Isles of Porto Vista buyers and how we represent buyers in Southwest Florida.
Our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral.
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).
Florida license numbers: Jesse McGreevy SL3101296 and Marc Comisar BK3060671.
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 Isles of Porto Vista listings, browse Domain Realty Group's Cape Coral listings. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. For the wider city, see buying a home in Cape Coral, Cape Coral home values and new construction in Cape Coral.
Jesse McGreevy is a top-reviewed Isles of Porto Vista realtor, and the reviews on the team's Google Business Profile describe what a condominium buyer or seller needs most: clear communication, real market knowledge, and a team that follows through after the contract.
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
Isles of Porto Vista sellers ask what a condo is worth, how long a sale takes, what the building's association and Florida's condominium laws require, and what a sale costs in Lee County. Each answer cites the county record, the MLS or a statute, and says plainly where a figure is not published.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded; Florida statutes read October 15, 2026; Florida Division of Corporations read October 15, 2026).
McGreevy and Comisar of Domain Realty Group: 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). As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. For this community the question to put to any agent is who will price your building on its own recorded sales and has read its association filings. Start with a free valuation.
The county recorded 13 sales in the 12 months to September 25, 2026 at a median of $157,000, from $135,000 to $195,000, which is $122.66 per square foot of county heated area. Your home's number depends on its building, floor, view and condition, since every home is the same 2-bedroom, 2-bath plan. Our free home valuation turns the record into a figure for your unit, and the sales are listed in the seller section above.
Thirteen recorded sales, from $135,000 to $195,000, with a median of $157,000. Ten were on Pomodoro Circle, two on Tuscan Drive and one on Del Sol Lane, and all 13 were under $200,000 (Lee County recorded sales, 12 months to September 25, 2026). The MLS median sold price, which uses agent-entered figures and a slightly different set of dates, is a different statistic; we lead with the county record.
The 2019 calendar-year median was $135,900 on 19 sales. It rose to $145,000 in 2020, $179,900 in 2021, $238,750 in 2022 and $250,000 in 2023, then fell to $220,000 in 2024 and $169,000 in 2025, and stands at $159,500 on 10 sales for 2026 to September 25. The 12-month median of $157,000 is 15.5 percent above the 2019 median and 37.2 percent below the 2023 median. Builder-direct sales were zero in every year.
The record shows the change but not the reason, and we do not assert one. The 2023 median was $250,000 on 27 sales and the 12-month median is $157,000 on 13, which is $93,000 lower, or 37.2 percent: ($250,000 minus $157,000) / $250,000. Cape Coral condominiums as a whole recorded 535 sales at a median of $210,000 in the same 12 months. Small samples and the mix of buildings move a median, so we read the longer windows beside it.
The MLS median is 44 days on market across the 13 closings in the 12 months to September 25, 2026 (Southwest Florida MLS (Matrix), pulled October 10, 2026). In the prior 12 months it was 72 days across 13 marketed closings, at a median of $169,000. ZIP 33909 condominiums show 56.5 days. Cumulative days on market: Information not available at time of publishing (checked 2026-10-07).
On October 10, 2026 the MLS showed 4 active listings and 1 pending sale in Isles of Porto Vista. ZIP 33909 condominiums showed 23 active and 5 pending that day, and Cape Coral condominiums 244 active and 36 pending. The counts change daily, so we pull the live number the week you list.
The median sale price was 95.1 percent of the final list price across the 13 closings (Southwest Florida MLS (Matrix), pulled October 10, 2026), against 95.2 percent for ZIP 33909 condominiums and 94.5 percent for Cape Coral condominiums. Sale price against the original list price: Information not available at time of publishing (checked 2026-10-07). The MLS export we used carries the final list price only.
3.7 months: 4 active listings divided by 13 closings over 12 months, or 4 / (13 / 12), as of October 10, 2026. ZIP 33909 condominiums also show 3.7 months and Cape Coral condominiums show 6.1 months. Concordia shows 6.0 months. Months of supply moves with every new listing and every closing, so it is a snapshot and not a forecast.
The record we hold does not give a month-by-month pattern we trust, so we do not name a best month or a percentage. What we do instead is work backward from the date you need to close, leaving room for the buyer's inspection, the association's estoppel certificate, the lender's appraisal and a flood determination. Because Florida's contract sets the timelines, the dates come from the contract and not from a general rule.
Every home on the roll is the same 2-bedroom, 2-bath plan, so buyers compare the building, the floor, the outlook and the condition. Each building recorded between zero and three sales in the last 12 months, which is too few for us to publish a price difference by building or floor. We price your unit on the closest recorded sales and on the long windows, and we say where the sample is thin.
We make no causal claim. The community has three stormwater lakes, a long lake on the east edge and two fountain lakes beside the entrance, and some homes look out on them. The record does not separate lake-view sales from others, so we cannot attach a figure to the view. We market the outlook as a feature and let comparable sales show what buyers paid.
On a $157,000 sale the state and title costs that Lee County custom assigns to a seller are $1,099.00 in deed stamps (70 cents per $100), an $860.00 owner's title premium ($575.00 on the first $100,000 plus $285.00 on the next $57,000) and one estoppel certificate of up to $299, a sum of $2,258.00 before commission and prorations. A second estoppel certificate applies if both the building association and the community association issue one. We print no commission rate, and the contract controls every item.
By Lee County custom the seller pays the deed's documentary stamp tax and the owner's title insurance policy and chooses the closing agent, while the buyer pays to record the deed and all costs of a new mortgage. These are customs, not law, and the contract controls. Florida sets the stamp tax on a deed at 70 cents per $100 (s. 201.02), and the owner's title premium is set by state rule at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000.
Usually a buyer's title company requests one from the association. The statute caps the fee at $250, plus $100 for delivery within 3 business days and $150 where the account is delinquent, with the caps adjusted for inflation; the adjusted caps in force since 2022 are $299, $119 and $179, and the next adjustment is scheduled for July 1, 2027. The certificate is due within 10 business days of the request, is good for 30 days if delivered by hand or electronically and 35 days if mailed, and the fee is refunded if the closing does not happen (s. 720.30851; s. 718.116).
Possibly. Each of the 18 buildings has its own association, and the community association is a separate corporation whose role over the buildings is set by recorded documents we have not read. If both issue a certificate for your sale, you pay for both, up to the caps above. The MLS lists a master association fee on all 13 closings, which suggests a second layer exists, but only the declarations settle it. Ask your manager which entities issue a certificate.
At your expense: the declaration, articles, bylaws and rules, the annual financial statement and budget, the question-and-answer sheet, the summary of the milestone inspection report and the most recent structural integrity reserve study where they exist. The buyer may void the contract within 7 days, not counting weekends and legal holidays, after signing and receiving them (s. 718.503). We assemble the package before the first showing.
A seller of residential property gives the buyer the flood disclosure at or before the time the sales contract is executed. It covers known flooding during the seller's ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's (s. 689.302). The statute text does not give the buyer a right to cancel. FEMA's map shows Zone X at all six points we sampled across the community, which does not replace the disclosure.
Yes, if you know of it. The flood disclosure covers known flooding and claims during your ownership, and a seller must disclose known facts that materially affect a home's value and are not readily observable under a 1985 Florida Supreme Court decision (480 So. 2d 625); an "as is" clause does not remove that duty (Florida Supreme Court decision). The public record shows no Ian high-water mark within 5 kilometres of the community, but it cannot speak for your home, so tell us the history and we put it in order.
Only if your building's recorded declaration or rules say so, and we have not read them. We read yours at the start of the listing, note any approval step and its timing, and build it into the contract dates so the buyer is not surprised after signing. If an application is required, the declaration states the process.
That depends on your building's declaration and rules, which set leasing terms, minimum lease lengths and any approval. A buyer who plans to rent will ask, and the answer lives in the documents. We tell buyers where to find it and do not describe a rule that we have not read.
For the Condominium 10 and Condominium 15 associations, the state dissolved the corporation on September 25, 2026 for an unfiled annual report, and each can apply for reinstatement at any time with the reinstatement relating back to the dissolution date (ss. 617.1421 and 617.1422, read October 15, 2026). The condominium and your ownership are not changed. A buyer will ask whether a reinstatement has been filed and who is managing the building, so get both answers before you list.
Yes, if one exists, because the estoppel certificate and the resale package disclose it. We found no special assessment published for any building, which is not proof that none is pending. We ask your manager in writing whether any assessment has been approved or proposed, and we show the answer to buyers before they ask.
We print no figure for it. A buyer receives the most recent study with the resale package, and the study sets the reserve items a board must fund for budgets adopted on or after December 31, 2024 (s. 718.112). A building with a current study and funded reserves answers a question that a building without one leaves open, and buyers weigh that. The effect on a given sale is something the offers will show.
Likely by December 31, 2036 for the buildings the county roll dates 2006 and by December 31, 2037 for those dated 2007, which is the roll year plus 30. The statute counts 30 years from the certificate of occupancy, and we did not find certificate dates, so we label it "likely" (s. 553.899). The City of Cape Coral applies the 30-year schedule.
It is a fact buyers can find. The City of Cape Coral issued permit BLDTC26-000620 on September 3, 2026 for a crown roof tile re-roof of about 10,517 square feet at the Condominium 18 building on Tuscan Drive, with a permit valuation of $110,000 (City of Cape Coral permits layer, re-read October 15, 2026). It applies to one building, and we do not know how it is funded or who pays. If you own in that building, expect a buyer to ask for the roof documents and the budget.
Insurance is a carrying cost in two layers: the building's master policy through the association and the buyer's own unit policy. Citizens' Lee County condominium unit owner book averages $1,356 after a 7.0 percent decrease for 2026 on 801 policies, an average and not a quote, and Florida requires at least $2,000 of loss assessment coverage on a unit owner policy. The master policy terms are not published. Buyers will ask for the certificate, so have it ready.
FEMA's map shows Zone X, minimal flood hazard, at all six points we sampled, with panel 12071C0260G effective November 17, 2022. In that zone flood insurance is optional by the map, though a lender or insurer can require it. The map does not remove your disclosure duty under s. 689.302. We bring the map and the Community Rating System discount, 25 percent on every NFIP policy in Cape Coral, to the listing.
We make no causal claim. The facts are these: rental apartments in two condominiums stand next door, on the same private street system; the county shows no recorded sale of any apartment, so they are not in the 215 homes or in any median here; and whether they share the gate, pool or costs is not on the public record. Buyers ask, so we answer with those facts and no more.
Concordia, in the same ZIP, recorded 22 sales at a median of $210,000 in the 12 months, against 13 at $157,000 here, and $155.16 against $122.66 per square foot of county heated area. Its MLS median was 25 days at 93.7 percent of list, with 6.0 months of supply, against 44 days, 95.1 percent and 3.7 months here. Concordia offers one-, two- and three-bedroom plans; Isles of Porto Vista has one, which makes the comparison one of price band and unit type.
We do not predict prices. The record shows 13 sales in 12 months, a median 37.2 percent below 2023, 4 active listings and 3.7 months of supply on October 10, 2026. A sale also depends on your own timing, your building's documents and your next move. We lay out the numbers and the documents, and you decide.
You can sell as is, but a known defect that materially affects value must still be disclosed, and an "as is" clause does not remove that duty. Large repairs have a rule of their own: an improvement or repair that equals or exceeds 50 percent of the building's market value triggers flood rules for new construction, and an appraisal is required for condominiums (City of Cape Coral substantial improvement notice). We walk the unit before pricing.
Often yes, but the lease and the declaration decide the terms, so we read both first. The buyer receives the resale package in any case, and a tenant's rights, notice and the rental rules belong in your conversation with the manager. We never assume a rule that we have not read.
A change of ownership triggers reassessment, so your tax bill is not a guide to your buyer's; Florida requires the seller to give the buyer a property tax disclosure that says so (s. 689.261). Homestead assessment growth is limited to 3 percent or the change in the Consumer Price Index, whichever is lower, and the 2026 cap is 2.7 percent. Non-homestead property has a 10 percent yearly cap that does not apply to school taxes. A homestead owner can carry up to $500,000 of the benefit to a new Florida homestead.
Search the Lee County Property Appraiser's records by address, where each parcel's recorded sales are listed (Lee County Property Appraiser). We publish the 13 sales of the last 12 months by street and date above, and we add the building's own history when we price your home, since a building often has few sales.
The contract sets the dates, so we print no default number of days. For an Isles of Porto Vista condo, plan around the buyer's inspection period, the 7-day window to review the resale package, the association's estoppel certificate, which is due within 10 business days of the request, and the lender's appraisal and flood determination. We track every deadline for you.
You can, and the same duties apply: the resale package, the flood disclosure, the disclosure of known defects and the estoppel certificate. The documents and the timing are where owner sales stumble, and a buyer's lender and title company will ask for them. If you want a partner for the pricing, the packet and the negotiation, call Jesse direct at (239) 898-6072.
Start with the free Isles of Porto Vista home valuation, or call Jesse direct at (239) 898-6072, text or call, confidential conversations welcome. We then pull your building's recorded sales, read its association status and documents, and give you a price and a plan in writing.
This page states no cap. The fee your building charges comes from the budget its board adopts under the declaration, bylaws and Chapter 718, and reserves for the study's items cannot be waived or reduced in budgets adopted on or after December 31, 2024. We read the building's budget for the line items and the history, since a buyer will ask what has changed.
Dues are normally prorated between buyer and seller at closing under the contract, and the estoppel certificate states the account balance at that date. We print no proration figure, because the closing date and the building's fee set it. The certificate shows what you owe, and a delinquent account carries a higher estoppel fee.
Every figure on this Isles of Porto Vista page traces to a primary source: the Lee County Property Appraiser, the City of Cape Coral, the Florida Division of Corporations, Florida statutes, federal agencies and the School District of Lee County. Market figures come from Lee County recorded sales and the Southwest Florida MLS, each with its window.
Lee County Property Appraiser and the tax roll
City of Cape Coral
Florida Division of Corporations (Sunbiz)
Florida statutes, rules and the Department of Business and Professional Regulation
Federal agencies
Lee County, schools, health care and insurance
Water management, transport, golf and trade press
These Isles of Porto Vista documents are published by FEMA, Lee County, the School District of Lee County, Citizens Property Insurance, the National Hurricane Center, the Florida Department of Business and Professional Regulation, the Florida Legislature and the City of Cape Coral. Each link opens the issuing authority's own copy, so you read the current version.
Document | Publisher | Link |
|---|---|---|
FEMA Flood Map Service Center, flood map panel 12071C0260G | Federal Emergency Management Agency | |
Evacuation Zone D sheet | Lee County Emergency Management | |
Student Enrollment Plan 2026 to 2027 | School District of Lee County | |
2026 approved rate changes by county | Citizens Property Insurance Corporation | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | |
Condominiums and cooperatives SIRS reporting | Florida Department of Business and Professional Regulation | |
Section 718.503, condominium resale disclosure | Florida Legislature | |
Section 553.899, milestone inspections | Florida Legislature | |
Condominium inspections FAQ | City of Cape Coral Building Division |
County sales from Lee County Property Appraiser files, analyzed October 2026. Brokered by Domain Realty.
386 people live in Isles of Porto Vista, where the median age is 50 and the average individual income is $37,020. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Isles of Porto Vista, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Quiznos, Speedway, and Exxon.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 0.2 miles | 0 reviews | 0/5 stars | |
| Dining | 0.2 miles | 0 reviews | 0/5 stars | |
| Dining | 0.2 miles | 0 reviews | 0/5 stars | |
| Dining · $ | 0.33 miles | 34 reviews | 1.7/5 stars | |
| Dining | 1.36 miles | 7 reviews | 2.9/5 stars | |
| Dining | 1.41 miles | 0 reviews | 0/5 stars | |
| Dining · $ | 1.87 miles | 0 reviews | 0/5 stars | |
| Dining | 1.96 miles | 0 reviews | 0/5 stars | |
| Dining | 2.06 miles | 1 review | 5/5 stars | |
| Dining | 2.06 miles | 0 reviews | 0/5 stars | |
| Dining | 2.55 miles | 0 reviews | 0/5 stars | |
| Dining · $$ | 2.56 miles | 8 reviews | 4.1/5 stars | |
| Shopping | 0.3 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.37 miles | 0 reviews | 0/5 stars | |
| Active | 1.37 miles | 0 reviews | 0/5 stars | |
| Active | 1.45 miles | 0 reviews | 0/5 stars | |
| Active | 1.88 miles | 0 reviews | 0/5 stars | |
| Active | 2.54 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.29 miles | 4 reviews | 2/5 stars | |
| Beauty | 0.92 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.75 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.95 miles | 0 reviews | 0/5 stars | |
| Beauty | 2.53 miles | 9 reviews | 2.8/5 stars | |
| Beauty | 2.56 miles | 0 reviews | 0/5 stars | |
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Isles of Porto Vista has 200 households, with an average household size of 3. Data provided by the U.S. Census Bureau. Here’s what the people living in Isles of Porto Vista do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 386 people call Isles of Porto Vista home. The population density is 18,395 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
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10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
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Total Households
Average Household Size
Average individual Income
Households with Children
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Blue vs White Collar Workers
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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.
