Rapallo One is the largest condominium neighborhood inside Rapallo at Coconut Point in Estero: 160 residences built 2005 and 2006, a club included, and every recent closing listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Rapallo One is a condominium neighborhood inside the master-planned community of Rapallo at Coconut Point in Estero, Florida. It is the largest of the community's five condominium associations: 160 residences in 18 buildings on Via Lungomare Circle, Piazza Doria Lane and Via Garibaldi Circle, built in 2005 and 2006, and it shares one product line and one price band with the 94 homes of Rapallo Four, which this page covers with it. In the 12 months to September 29, 2026, 24 Rapallo One closings reached the Southwest Florida MLS at a $390,000 median.
A word on the name, because search engines blur it. This page covers the Rapallo One condominium in Estero, Lee County, Florida, and the Rapallo Four homes that trade with it. It is not the Rapallo Condominium Apartments associations, which are separate Florida corporations elsewhere in the state, and it is not Mirasol at Coconut Point, a different community with a similar address pattern. It also is not the Italian town of Rapallo, though the street names borrow from the Ligurian coast.
If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Rapallo One condo costs to buy and to carry, what the public record proves about the buildings, and which documents you must ask the association for before you write an offer. Where the record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Rapallo One because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a neighborhood read built from every recent MLS closing, the county's parcel-by-parcel roll and the state's condominium register.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
If you're searching for the best realtor for Rapallo One in Rapallo at Coconut Point, Estero, whether you're ready to sell your Rapallo One home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Rapallo One floor plan from its own recent sales, and we do that below in the open.
Recent Rapallo One track record (last 12 months): In the last 12 months Rapallo One has seen 24 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $390,000 (n = 24, even, the mean of the middle pair $390,000 and $390,000), a range of $314,000 to $737,500, $10,034,000 in total volume, a median of 40.5 days on market and a median sold-to-list ratio of 96.9% against the final list price. The highest-priced resale in that window was $737,500 for a large three-bedroom home. We publish no count of Rapallo One sales we represented, because none is on file for this neighborhood, and we do not dress up a public-record comparison as our own deal.
In the last 12 months we tracked every one of the 24 Rapallo One closings the Southwest Florida MLS matched to this neighborhood, and we tracked all 76 it has matched since October 2021. The MLS carries a single subdivision string, RAPALLO, for the whole community, so we assign each closing to its condominium by matching price and date against Lee County's recorded sales; the method, and one place where it overlaps a sibling list, are laid out in the market snapshot below.
For Rapallo One sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. In a neighborhood where 22 of the last 24 closings sold below the final list price, the marketing has to reach the buyer who compares Rapallo One against the Enclave and Villas Two, and the paperwork has to be ready early: the association's resale documents, the estoppel, and the $100 transfer and $100 application fees the community page reports.
For Rapallo One buyers: the first question is the floor plan, because the same 24 closings split three ways: two-bedroom-plus-den homes at a $350,000 median across 11 sales, three-bedroom homes at $412,000 across 10, and two-bedroom homes at $375,000 across 3 (all in the last 12 months, with the last a small sample). The second is the carry, because the two Rapallo One fee entries we can verify run about $2,663 a quarter. The third is the building, because about 84 units in the terrace buildings appear to sit over ground-floor parking, which changes what the state's milestone and reserve rules ask of the association.
Honors and recognition:
Selling your Rapallo One home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo One? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Rapallo One means a two- or three-bedroom condominium in a gated Italian-styled community beside Coconut Point, an association that maintains the buildings and grounds under one quarterly fee, and a resident club with courts, a pool and a boardwalk through Halfway Creek that comes with every Rapallo residence rather than as a separate membership.
Rapallo One is a condominium under Chapter 718, Florida Statutes, recorded in 2005, and one of five Rapallo associations that sit under The Club at Rapallo, the master entity. The state's condominium register lists Rapallo One at 160 units, recorded January 31, 2005, and the county's 2026 tax roll carries 160 residential parcels under the Rapallo One legal name, all in condominium use. The corporation that runs it, Rapallo One Association, was filed with the Florida Division of Corporations on September 23, 2004, and is active.
Rapallo Four is a separate condominium with its own declaration, association and 94 units in 9 buildings, all on Via Garibaldi Circle. We fold it into this page because it is the same terrace product built two years later and it prices the same way: county-recorded medians of $390,000 and $395,000 for Rapallo One and Rapallo Four over the trailing year, too close to justify a second page that would repeat this one. Where a figure here is for Rapallo One alone, it says so; the 24 MLS closings and the 254 residential parcels are the two neighborhoods together.
The community page describes Rapallo One as terrace condominiums plus carriage homes, and it describes Rapallo Four as a mid-rise terrace building. The county roll does not carry a product label, only unit numbers, heated area and year built, so we do not assign homes to a product line by name. What the roll does show is two building patterns inside Rapallo One: most buildings number units 101 to 106 and 201 to 206, and two buildings, numbers 10 and 12, number them 201 to 208 and 301 to 306 with no 100-series units, which fits two residential floors above ground-floor parking.
A resident leaves through one of five pedestrian gates into Coconut Point, walks or rides the 2.5 miles of internal path, and reaches the shopping and dining district that Simon operates west of US-41 without taking a car onto the highway. The Lee Health Coconut Point emergency department is about three minutes from the main gate, by the community page's count. Those are the features owners describe, and they are what a buyer should test on a Saturday afternoon before making an offer.
Rapallo One has no on-site golf course, no community development district and no age restriction. The developer's own marketing archive says the design was a deliberate choice for a walkable club rather than a golf course, and the hub for Rapallo at Coconut Point confirms there is no CDD. There is also no short-term rental option, since the community page reports that the association bars rentals shorter than 30 days.
Selling your Rapallo One home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo One? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Rapallo One condos closed 24 times in the Southwest Florida MLS in the 12 months to September 29, 2026, at a $390,000 median and a 96.9% median sold-to-list, the first window that reaches 10 closings. In the 60 months to that date, 76 closed at a $419,000 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even. Sold-to-list means sold price over final list price. We do not quote the number of Rapallo One homes for sale, because the MLS carries one subdivision string for the whole community and we cannot assign an active listing to its condominium the way the county's sales record lets us assign a closing.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months, first window with 10+ | 24 | $390,000 (mean of $390,000 and $390,000) | $236.85 | 40.5 | 96.9% |
24 months | 35 | $390,000 (odd n, the middle sale) | $245.04 | 46 | 96.7% |
36 months | 46 | $417,500 (mean of $415,000 and $420,000) | $252.08 | 37 | 97.1% |
60 months | 76 | $419,000 (mean of $418,000 and $420,000) | $270.31 | 16 | 97.7% |
The 12-month window totals $10,034,000 in volume, with days on market from 1 to 330 (mean 67.0) and a mean of the per-sale sold-to-list ratios of 96.2%. Twenty-two of the 24 sold below the final list price, two sold at it and none above. Seven took more than 90 days and 11 took 30 days or fewer.
The MLS labels every Rapallo closing with one subdivision name, RAPALLO, so the association is not in the record. We match each of the 142 closings under that name to Lee County's recorded sales by price within 45 days, then to the parcel's legal description. Seventy-six matched a Rapallo One or Rapallo Four parcel; 65 matched a parcel in another Rapallo association; one closed after the county file ends and cannot be placed. The match is a strong inference, not a record of the sale.
Five of the 76 closings also appear in a sibling neighborhood's list: three in The Enclave at Rapallo list (July 2022 at $400,000, and November and December 2025 at $390,000 each) and two in the Rapallo Villas Two list (both March 2024 at $650,000). The county records a $390,000 sale in November 2025 in a Rapallo One building, which belongs here, and a $390,000 sale in December 2025 in an Enclave parcel, so the December MLS row probably belongs to the Enclave. Without it the 12-month window is 23 closings with the same $390,000 median, a 50-day median on market, a 97.1% median sold-to-list and $9,644,000 in volume. We show the full 24 and flag the overlap.
Each closing below is listed by month, price, bedrooms and living area only, newest first. The 24 rows are public MLS record matched to Rapallo One; none is a sale we represented.
Month closed | Sold price | Bedrooms | MLS living area (sq ft) | Days on market | Sold to final list |
|---|---|---|---|---|---|
June 2026 | $340,000 | 3 bed | 1,436 | 123 | 97.1% |
May 2026 | $335,000 | 2 bed | 1,317 | 129 | 94.4% |
May 2026 | $350,000 | 2 bed plus den | 1,342 | 17 | 95.1% |
May 2026 | $340,000 | 2 bed plus den | 1,612 | 51 | 97.1% |
May 2026 | $314,000 | 2 bed plus den | 1,342 | 57 | 95.4% |
April 2026 | $405,000 | 2 bed plus den | 1,836 | 15 | 97.6% |
April 2026 | $380,000 | 3 bed | 1,436 | 138 | 95.0% |
April 2026 | $420,000 | 3 bed | 1,836 | 50 | 95.7% |
March 2026 | $435,000 | 2 bed | 1,836 | 77 | 96.7% |
March 2026 | $395,000 | 2 bed plus den | 1,612 | 107 | 98.8% |
March 2026 | $380,000 | 3 bed | 1,606 | 24 | 92.5% |
March 2026 | $599,000 | 3 bed | 2,584 | 7 | 100.0% |
February 2026 | $404,000 | 3 bed | 1,606 | 6 | 98.3% |
February 2026 | $339,000 | 2 bed plus den | 1,342 | 2 | 100.0% |
January 2026 | $635,000 | 3 bed | 2,492 | 66 | 97.7% |
January 2026 | $737,500 | 3 bed | 2,584 | 28 | 94.7% |
January 2026 | $425,000 | 3 bed | 1,836 | 1 | 95.5% |
December 2025 | $585,000 | 2 bed plus den | 1,966 | 330 | 97.7% |
December 2025 | $390,000 | 2 bed plus den | 1,836 | 10 | 95.1% |
November 2025 | $333,000 | 2 bed plus den | 1,606 | 9 | 96.5% |
November 2025 | $390,000 | 3 bed | 1,612 | 11 | 97.5% |
October 2025 | $337,500 | 2 bed plus den | 1,342 | 218 | 97.8% |
October 2025 | $390,000 | 2 bed plus den | 1,732 | 31 | 97.7% |
October 2025 | $375,000 | 2 bed | 1,660 | 100 | 85.3% |
Twenty-four closings is enough to say something, and what it says is that price moves with size. Homes under 1,400 square feet closed at a $337,500 median across 5 sales, 1,400 to 1,699 square feet at $380,000 across 9, 1,700 to 1,999 at $420,000 across 7, and 2,000 and up at $635,000 across 3 (all MLS living area, all 12 months). Four sales reached $500,000 or more, at $585,000, $599,000, $635,000 and $737,500; the other 20 sold at a $380,000 median.
The MLS records three configurations here. Two-bedroom-plus-den homes are the most common in the last 12 months, 11 closings at a $350,000 median. Three-bedroom homes follow with 10 at a $412,000 median (the mean of $404,000 and $420,000). Two-bedroom homes without a den closed 3 times at $375,000, a small sample. Over 60 months the same split reads 40 two-bedroom-plus-den sales at $407,500 and 31 three-bedroom sales at $495,000.
The 60-month median of $419,000 sits above the 12-month $390,000, and the days on market are 16 against 40.5, because the longer window includes the fast 2022 and 2023 market. The median $ per MLS square foot tells the same story: $270.31 over 60 months against $236.85 over 12. We lead with the 12-month figure because it is the price a seller is asking a buyer to match today.
Calendar year | MLS closings | Median sold | Median days on market | Median sold-to-list | Median $ per MLS sq ft |
|---|---|---|---|---|---|
2021 (October to December) | 4 (small sample) | $403,500 | 3.5 | 100.7% | $224 |
2022 | 17 | $418,000 | 8 | 98.4% | $298 |
2023 | 12 | $496,500 | 17 | 98.1% | $304.50 |
2024 | 8 (small sample) | $557,500 | 27.5 | 97.4% | $320.50 |
2025 | 18 | $390,000 | 40 | 97.0% | $247.50 |
2026 (to September 29) | 17 | $395,000 | 50 | 96.7% | $237 |
The pattern is a peak in 2023 and 2024 and a reset in 2025. The median MLS price per square foot fell about 26% from 2024 to 2026 (our arithmetic on the two medians), and days on market rose from 8 in 2022 to 50 in 2026.
We do not quote a listing count for Rapallo One, and the reason is the method, not a lack of data. Because the MLS has one subdivision string for all of Rapallo, an active listing has no county sale to match against, so we cannot say which association it belongs to. For a current, address-level list of Rapallo One homes for sale, call Marc at (239) 287-5873; he reads the association from the listing, not from the subdivision field.
The most recent MLS closing matched to Rapallo One was in June 2026: a three-bedroom home of 1,436 square feet that sold for $340,000 after 123 days on market, against a final list price of $350,000. It is a public-record sale, not one we represented, and we use it only to show the arithmetic. The price is 2.9% below the final list, and at $237 per MLS square foot it sits close to the 2026 median of $237, so a slow sale near the ask was still a sale at the market.
Rapallo One was declared in early 2005 as part of a planned Italian-styled community by its developer, on about 114 acres of the Coconut Point master plan that Lee County approved for 1,934 units. Its buildings went up in 2005 and 2006, and Rapallo Four followed in 2006 and 2007.
The Rapallo One Association filed its articles of incorporation with the Florida Division of Corporations on September 23, 2004, the same day as the master entity The Club at Rapallo and the Rapallo Four Association. The articles state the purpose plainly: to operate Rapallo One, a condominium. They give each unit one vote, and they let the board approve or disapprove the transfer, mortgage, ownership and occupancy of units as the declaration and bylaws provide. That last power is why the approval-of-sale question below is worth asking.
The state register shows Rapallo One's declaration recorded January 31, 2005, for 160 units, and Lee County's roll cites it at Official Records Book 4574, page 1681. Rapallo Villas Two was recorded the same day. Rapallo Four followed on November 27, 2006, at 94 units. The Florida register lists Rapallo One's project address as Old Lighthouse Road in Bonita Springs, a postal quirk that is worth knowing when a search returns two towns.
The Florida corporate register holds a profit corporation named Touchstone at Rapallo, Inc., filed August 21, 2003 and inactive since a voluntary dissolution on April 15, 2015. We did not read a declaration that names it as declarant, so we call it the likely developer entity, not a proven one. A dissolved developer is normal for a sold-out community, and it points a buyer's questions to the owner-controlled board and its manager.
Coconut Point's master planned development on the Lee County Planning page totals 482.40 acres and 1,934 units, of which residential is 98.10 acres and 1,214 units. Its amendments matter to Rapallo One in a few places. One clarified building height as three stories over parking with a 40-foot maximum, another (2012) reduced a water-body setback to 20 feet for buildings numbered 4, 16 and 22, and a third (2009) provided curbside solid waste collection for multifamily units. The 2012 building numbers match Rapallo One's buildings 4 and 16 and Villas Two's building 22 by number, which is an inference, not a stated fact.
Rapallo One's 18 buildings are numbered 1 to 18 and grouped in five phases on the roll's legal descriptions. Buildings 15 to 18 (24 units) are Phase A, buildings 1 to 4 (40 units) are Phase B, buildings 10 and 12 (28 units) are Phase C, buildings 5 to 9 (38 units) are Phase D, and buildings 11, 13 and 14 (30 units) are Phase E. Rapallo Four's 9 buildings are numbered 48, 49, 50 and 60 to 65.
Rapallo One has 160 residences on the county roll inside the Rapallo at Coconut Point community, an association that keeps its master club included in the price, and in the 12 months to September 29, 2026, exactly 24 of its homes closed at a $390,000 median. The seller who prices to the recent closings and has the association paperwork in hand is the one who closes.
Selling a Rapallo One condo in Estero? Get a free Rapallo One home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in Rapallo and see what a Rapallo home is worth.
Buying at Rapallo One? Call Marc at (239) 287-5873, start with our Rapallo buyer's guide, or read how we represent buyers.
Lee County's recorded sales file holds 449 records for Rapallo One and Rapallo Four parcels, including bulk developer-era transfers, and since September 29, 2025 it counts 23 qualified sales at a $390,000 median. That figure is the county's, kept apart from the MLS 12-month median; the two agree here because they describe the same market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
County figures come from the Lee County Property Appraiser's recorded sales, DOR-qualified, and are assigned to Rapallo One or Rapallo Four by the parcel's legal description. They are never compared with MLS square-foot figures.
Year | Rapallo One qualified sales | Rapallo One median | Rapallo Four qualified sales | Rapallo Four median |
|---|---|---|---|---|
2019 | 16 | $303,750 | 6 | $270,500 |
2020 | 12 | $313,500 | 9 | $269,900 |
2021 | 17 | $330,000 | 13 | $310,000 |
2022 | 13 | $447,500 | 7 | $400,000 |
2023 | 7 (small sample) | $498,000 | 6 (small sample) | $467,500 |
2024 | 8 (small sample) | $452,500 | none recorded | none |
2025 | 10 | $410,000 | 7 (small sample) | $390,000 |
2026 (to July 29) | 12 | $400,000 | 5 (small sample) | $404,000 |
Taken together, the county's two-neighborhood medians moved from $328,750 in 2021 to $495,000 in 2023, up 50.6%, then to $390,000 in 2025, down 21.2% from the peak. An owner who bought in 2022 or 2023 is likely to be looking at a price below what they paid; an owner who bought in 2019 to 2021 is still well ahead.
From 2024 forward the county shows 3 qualified sales of two-bedroom homes at a $335,000 median and 39 of three-bedroom homes at $415,000, in the two neighborhoods together. The two-bedroom count is too small to price from, and the three-bedroom number is a reminder that the MLS medians above blend homes of very different sizes.
Rapallo One's parcels were built in two years: 98 in 2005 and 62 in 2006. Rapallo Four's 94 were built in 2007. Every one is between 19 and 21 years old on the 2026 roll, which puts the buildings past the age when roofs, elevators and paint cycles start to appear on reserve schedules, and inside the window the state's structural rules will reach.
A Rapallo One condo is a two- or three-bedroom home of roughly 1,240 to 2,330 heated square feet on the county roll, built in 2005 or 2006 in buildings of two residential floors, or two floors over parking, with impact glass, poured-concrete floors and, in the larger plans, elevator access, according to the developer's archived marketing.
The county roll records 15 different heated sizes in Rapallo One: 1,242 (20 homes), 1,317 (8), 1,499 (1), 1,500 (35), 1,612 (18), 1,660 (18), 1,705 (18), 1,839 (7), 1,861 (9), 1,873 (5), 2,284 (7), 2,324 (1), 2,327 (1), 2,329 (9) and 2,330 (3). Rapallo Four uses nine of the same sizes, from 1,238 to 2,284. The repeat of sizes across the two associations is the reason we treat them as one product family.
The roll's largest Rapallo One home is 2,330 heated square feet, but some MLS listings show 2,492 and 2,584 square feet of living area. The two measures are not reconciled, and we do not mix them: every square-foot figure on this page is labelled MLS, and every county figure is a price, not a rate per foot. When you compare two homes, compare the same measure.
On the roll, 15 Rapallo One homes are two-bedroom and 145 are three-bedroom; Rapallo Four has 13 and 81. The MLS describes many of these as two bedrooms plus a den, which the county appears to count as a third bedroom, so the MLS "2+Den" group and the roll's three-bedroom group overlap. That is our reading of the two records, and the floor plan on the association's or builder's drawings is the authority.
Most Rapallo One buildings run unit numbers 101 to 106 and 201 to 206, which is two habitable floors. Buildings 10 and 12 in Rapallo One, and buildings 48, 49, 50 and 65 in Rapallo Four, run 201 to 208 and 301 to 306 with no 100 series, 84 homes in all, which is consistent with two residential floors over a ground-floor parking level. The master plan's amendment that clarified building height as three stories over parking supports that reading.
The developer's archived pages describe concrete-block construction, poured-concrete second and third floors, 130 mph impact-rated glass, in-building reserved parking and storage in the terrace buildings, a private elevator to the upper floors, and two-car attached garages in the carriage homes. That is marketing from 2019 to 2025 captures, not an as-built record. A buyer should ask the association for the building's plans and the last insurance appraisal.
The roll does not record condition, renovation or roof age. The community page reports that roofs were replaced across the community around 2022 and 2023, and one listing we saw described roofs as three years old, but we did not read a permit or association minute that confirms which Rapallo One buildings were done, so treat it as a question for the association, not a fact.
Selling your Rapallo One home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo One? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Rapallo One condo comes with membership in The Club at Rapallo: a 13,200-square-foot sports club, five lighted Har-Tru tennis courts, a 25-meter lap pool, 2.5 miles of walking and biking path and a half-mile boardwalk through the Halfway Creek preserve, all included in the price with no separate equity fee.
The developer's archived club page describes the 13,200-square-foot building as the center of The Club at Rapallo, with a fitness area and gathering rooms. The page dates from a February 2025 capture. We did not tour the club for this page, so hours, equipment and any renovation are worth confirming on a visit.
The same page lists five lighted Har-Tru courts and a 25-meter lap pool. Har-Tru is a clay-like surface that needs regular watering and brushing, so a buyer who plays should ask how court time is booked and who pays for resurfacing. That belongs in the club's budget, not in the price of the condo.
The community has 2.5 miles of internal path and a half-mile boardwalk through the Halfway Creek preserve, plus five resident-only pedestrian gates that open toward Coconut Point. The gates are the daily-use feature: they turn a drive on US-41 into a walk.
There is no golf course, and no community development district, so there is no separate CDD assessment on the county tax bill. The community page reports that the club is included with every residence, which removes the equity deposit that golf communities in Estero usually charge.
Owners pay for their own utilities beyond those in the bundle, their own contents insurance, and any personal use of guest facilities the club charges for. Amenities can change, so ask the association for the current rules before relying on a feature that sold the home to the last owner.
Rapallo One's condominium fee is billed quarterly, and the two Rapallo One listing entries we can verify show $2,663.11 and $2,663 per quarter, about $10,652 a year or $888 a month, for a bundle the community page says includes cable, internet, water, sewer, building exterior insurance, landscaping, pest control, security and reserves.
Two MLS listing entries for Rapallo One parcels, one on Via Lungomare Circle and one on Piazza Doria Lane, show $2,663.11 and $2,663 a quarter. That is two data points, not a fee schedule, and fees vary by unit size, so the association's budget is the authority. Older developer marketing that quoted a combined monthly fee of $499 reflects pre-2008 pricing and is not a current figure.
The community page reports quarterly samples from $2,543.03 to $2,663.11 across the Rapallo associations, but several of its sample addresses belong to Rapallo Three on the county roll, not Rapallo One, so we do not use its per-association assignment. We flag that as a hub error for correction and use only the two Rapallo One entries above.
The bundle the community page describes covers the building exterior, the grounds, cable and internet, water and sewer, pest control, security and a reserve contribution. What an owner still pays separately is electricity, the HO-6 policy on the interior and contents, and any personal assessments. Whether the master club's operating cost sits inside the Rapallo One fee is a question for the budget.
There is no CDD line on the tax bill, and the community page states none was ever created. That removes one layer that many Estero communities carry, and it is why the quarterly fee is the number to underwrite.
At about $10,650 a year, a Rapallo One owner pays roughly 2.7% of a $390,000 price in fees before insurance and tax. That is a heavy carry, and it is bundled: the cable, internet, water and sewer that a single-family owner would pay separately are inside it, so compare the total monthly cost, not the fee alone.
Rapallo One buyers pay four layers: the quarterly association fee, the master club relationship inside it, one-time charges at closing that include a reported $100 transfer fee and $100 application fee, and the county property tax and insurance that follow the home, not the community.
The Rapallo One Association bills the quarterly fee, and its budget sets the number. The state gives every buyer a right to see the budget and the resale disclosure before closing under Section 718.503, and the estoppel certificate shows the fee status of the specific unit under Section 718.116.
The Club at Rapallo, Inc. is the master entity, active on the corporate register since 2004. The five Rapallo associations share it, and the community page says the club is included in the price. We did not read the master declaration, so how the club's costs are allocated to each association is a question for the budget.
The community page reports a $100 transfer fee and a $100 application fee. Florida also sets the estoppel fee: Section 718.116(8) caps it at $250 when nothing is owed, adds $100 for delivery within three business days and up to $150 when the account is delinquent, and adjusts those figures for inflation every five years, so the amount now in force is higher than $250. The association must deliver the certificate within 10 business days or charge nothing.
The county tax bill depends on the assessed value, which can reset after a sale. Documentary stamp tax on the deed is 70 cents per $100 of price under Section 201.02, which is $2,730 on a $390,000 sale; in Southwest Florida it is customarily a seller's cost. The association carries the building exterior policy, and the owner carries an HO-6 policy on the interior and contents, with loss assessment coverage that defaults to $2,000 unless the owner raises it under Section 627.714.
On a $390,000 purchase, a buyer with a 20% down payment brings $78,000, closing costs of their own, and starts a carry of about $2,663 a quarter plus electricity, insurance and tax. The association's fee does not vary with the mortgage, so the bundle is the part of the budget that a lender will count in the debt-to-income ratio.
Selling your Rapallo One home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo One? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Rapallo One declaration of condominium was recorded in Lee County's Official Records at Book 4574, page 1681 in 2005, and it, with the articles, bylaws, rules and budget, governs what an owner may do. We did not read the declaration itself, so this section names what it controls and where to get it.
The county roll cites the declaration at Official Records Book 4574, page 1681, shared in the same book as the Rapallo Villas Two declaration. The Lee County Clerk's records search is an interactive form, and we did not pull the instrument. A buyer should ask the association or the title company for the recorded declaration and every amendment.
We read the articles filed September 23, 2004. They state the purpose (operating Rapallo One, a condominium), give one vote per unit, and list the board's powers, which include approving or disapproving transfers and occupancy of units, collecting assessments due to the master association, and preparing a disaster management plan. They can be amended by three-quarters of the voting interests or by written approval of two-thirds. A 2013 amendment revised indemnification and added an article of miscellaneous provisions; it was approved by the board on December 3, 2012 and by the members on January 10, 2013.
Because the articles give the board power over the transfer and occupancy of units, a buyer or landlord should ask whether the declaration requires approval, and how long it takes. The community page lists an application fee of $100. We could not confirm the approval process from a record we read.
The association controls the building exterior, so changes to windows, balconies, doors and lanai enclosures need approval. Impact glass is standard in the buildings according to the developer, so a buyer replacing glass should ask what specification the association accepts.
Section 718.110 governs how a condominium's declaration is amended, and it sets the vote a change needs. A buyer worried about future rule changes on rentals or pets should ask when the documents were last amended and whether anything is pending.
Rapallo One is not a 55+ community: the community page states that buyers of any age may purchase, and none of the public records we read for Rapallo One, the articles or the state register, places an age restriction on ownership.
All ages means the declaration does not screen by age. It does not tell you who lives in a given building, and we describe the property, not the people. A buyer who wants a particular age mix should visit at different times of the week.
Third-party listing filters sometimes tag Estero condominiums as 55+ because of the mix of owners who use them in season. That is a filter's guess, not a record. The recorded declaration is the source, and none we know of restricts age.
Rapallo One owners can rent, but with limits: the community page reports a maximum of three leases a year, minimum lease terms of 30 to 90 days, and no short-term or vacation rentals, so a Rapallo One condo suits a long-stay or seasonal tenant, not a nightly guest.
The three-lease cap and the 30-to-90-day minimum are the community page's summary of the rental rules. We did not read the declaration or rules to confirm the numbers or which of the 30-to-90-day figures applies to Rapallo One, so ask the association for the current text before you buy to rent.
Under the articles the board may approve or disapprove occupancy, and the community page lists a $100 application fee. A landlord should assume a tenant is screened and budget for the time.
The community page states there are no short-term rentals. That excludes a nightly-rental income model and is one reason the buyer pool here is owners and seasonal tenants.
Pet rules at Rapallo One are set by the association's declaration and rules, and we did not find a pet limit in any public record we could read. Federal fair housing guidance on assistance animals applies in every association, whatever its pet limit says.
We cannot state a weight limit, a number of pets or breed rules for Rapallo One, because none is in a public record. The community page does not state a pet limit either. Any figure we gave you would be a guess.
Ask the association manager for the rules and regulations before making an offer, and ask specifically about size, number and leash rules. HUD's guidance on assistance animals explains that a person with a disability may request a reasonable accommodation to a no-pet rule, which is a separate question from an ordinary pet limit.
Florida's milestone inspection and structural integrity reserve study rules apply to buildings of three habitable stories or more, and whether Rapallo One's two-floors-over-parking buildings meet that test is a question for the association's engineer, not something a public record answers.
Section 553.899 requires a milestone inspection of a building of three habitable stories or more at 30 years, or 25 years where a local enforcement agency sets a shorter interval for buildings within three miles of the coastline. Section 718.112(2)(g) requires a structural integrity reserve study for buildings three stories or more, and does not apply to buildings less than three stories in height. The Division of Condominiums publishes SIRS reporting instructions for associations.
Rapallo One's buildings were built in 2005 and 2006, so a 30-year interval would arrive in 2035 or 2036, and a 25-year interval in 2030 or 2031. Most buildings have two residential floors, which is below the threshold. The six taller buildings, with 201 to 208 and 301 to 306 unit numbers, have two residential floors over parking, so whether they count as three habitable stories depends on how the building code counts the parking level. We do not decide that; ask the association whether it has commissioned a SIRS and whether it treats any building as covered.
Even a building outside the SIRS rule must fund reserves under the association's own budget and Section 718.112. The community page says reserves are part of the quarterly fee, and the buyer should ask for the reserve schedule, the last 3 years of budgets and any planned special assessment.
The Division of Condominiums register lists Rapallo One as an approved, recorded project of 160 units. It does not show whether an inspection has been done. The buyer's document request is the tool that shows the association's compliance, and Section 718.503 makes the seller's disclosure part of the contract.
A buyer under Section 718.503 receives the declaration, articles, bylaws, rules, the most recent annual financial statement and the budget, with a right to cancel within the statutory period. Ask in the same request for any milestone report, SIRS and the insurance appraisal.
Selling your Rapallo One home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo One? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Rapallo One sits inland of US-41 in FEMA flood Zone X at the four street points we checked, on panel 12071C0591H effective November 17, 2022, but one point read as a 0.2 percent annual chance area, and the panel's shapes include drainage areas mapped as Zone AE, so verify the flood zone parcel by parcel.
We queried FEMA's National Flood Hazard Layer at four points on Rapallo One and Rapallo Four streets. All four returned Zone X. Three read as area of minimal flood hazard and one, on Via Lungomare, read as 0.2 percent annual chance, which is a shaded Zone X. None was in the special flood hazard area. The governing panel is 12071C0591H, effective November 17, 2022. The area's envelope also intersects AE and AH polygons, which are the internal water and drainage features, so a building near a lake or canal needs its own check.
A lender generally does not require flood insurance on a Zone X property, but the requirement is set by the lender and the insurer. A buyer should ask for an elevation certificate or a flood determination for the specific building, and can ask Lee County for its FIRM letter.
The Village of Estero's Flood Zones Removed maps carry street labels that include Via Garibaldi Circle, Via Lungomare and Piazza Del Lago Circle. The maps do not prove which parcels were removed from a special flood hazard area, so we do not claim a removal. The Village's Community Rating System page lists Class 6 and a 20 percent discount.
The community page places Rapallo inland of the storm surge zone in Hurricane Ian, and we found no primary report of Rapallo-specific flooding in that storm, which is an absence of evidence, not proof. The National Hurricane Center's report on Ian and the Village's evacuation zone map are the primary references for wind and surge.
The association's master policy covers the building exterior and common elements under Section 718.111; the owner's HO-6 covers the interior, contents and personal liability, and loss assessment coverage under Section 627.714 defaults to $2,000. Ask the association for the master policy's deductible, because a large wind deductible can become an assessment.
Citizens Property Insurance says flood coverage will become required on its wind policies in phases beginning January 1, 2027. A buyer relying on Citizens should ask an agent how the rule applies to that policy and what a flood policy costs at this address.
Rapallo One is served by Pinewoods Elementary, Three Oaks Middle and Estero High in the School District of Lee County, according to the community page, and the district assigns schools by address, so confirm the assignment for the specific building before you rely on it.
Pinewoods Elementary, Three Oaks Middle School and Estero High School are the schools the community page lists. Each has its own page on the district's site, and the school report cards are the district's and the state's to publish.
Lee County Schools assigns by attendance zone, and zones and school choice options change. Use the district's address lookup for the current assignment, and do not treat a listing's school field as an assignment.
The Village of Estero issues building permits within its limits, and a buyer can search a Rapallo One building's permit history for roofs, windows, water heaters and air handlers; Lee County holds the older records. We did not run that search for this page, so treat permit history as an open question.
Estero is an incorporated village, so its own permit office handles work inside the village, while Lee County holds records from before the Village's incorporation and for county-managed items. A Rapallo One building built in 2005 and 2006 predates the Village, which was incorporated in 2014, so its original permits are with the county.
Roof replacement, window and door replacement, water intrusion repairs and elevator work are the entries that matter in a building of this age. An association-wide roof project would show as a permit per building.
We did not read Rapallo One permit files or association minutes, so we cannot say what has been replaced. A buyer's inspector or the association's manager can pull them.
Near Rapallo One, the Coconut Point district across US-41 continues to add retail, apartments and roadwork, including the I-75 widening, and in March 2026 the Village's planning board criticized a 365-unit apartment plan at Coconut Point and asked for a redesign.
The community page names the commercial frontage still being built out along Via Villagio and US-41, and nearby apartment communities, including Waypoint Apartments, Woodfield Estero and Lumio. We did not verify each project's status. The buyer's takeaway is that the walkable edge is a construction zone that will keep changing.
Gulfshore Business reported on March 11, 2026 that the Village's Planning, Zoning and Design Board criticized a 365-unit apartment plan at Coconut Point and urged a redesign. That is a proposal in review, not an approval, and it shows the direction of the area.
FDOT's project pages track the I-75 improvements, and the Village's road updates cover local work. A buyer should expect construction on the edges of the community for years.
Daily life at Rapallo One turns on five pedestrian gates into Coconut Point, a main gate for vehicles, and the Lee Health Coconut Point emergency department about three minutes from the main gate, so errands, dining and urgent care are short trips.
Rapallo is a gated community, so a showing needs the gate to be told. Ask the listing agent how guests are registered, and ask the association how contractors and movers are cleared.
In the terrace buildings the developer describes reserved in-building parking and storage; carriage homes have two-car attached garages. Curbside solid waste collection for multifamily units was approved in 2009 by a master plan amendment. Ask which space is deeded to the unit and where guests park.
Coconut Point, which Simon operates, is across US-41, and its own page counts more than 110 stores. The community page names dozens of restaurants. The five pedestrian gates make this a walk, which is what distinguishes Rapallo from other Estero condos.
Lee Health Coconut Point provides 24-hour emergency care and lists a phone number of 239-468-1000. It is about three minutes from the main gate by the community page's estimate.
Pinewoods Elementary, Three Oaks Middle and Estero High serve the community; Florida Gulf Coast University is in the Estero area, and Southwest Florida International Airport is a short drive up I-75. We do not quote drive times we did not measure.
Rapallo One is the largest and busiest of the neighborhoods inside Rapallo at Coconut Point: 254 residences with Rapallo Four, 24 MLS closings in 12 months at a $390,000 median, against 12 at $397,500 for The Enclave at Rapallo with Rapallo Three, and 1 for Rapallo Villas Two.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Neighborhood | Units on the county roll | Regime | Year built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
Rapallo One (with Rapallo Four) | 254 (160 and 94) | Condominium, Chapter 718 | 2005 to 2007 | 24 | $390,000 |
The Enclave at Rapallo (with Rapallo Three) | 207 (90 and 117) | Condominium, Chapter 718 | 2006 to 2007 | 12 | $397,500 |
78 | Condominium, Chapter 718 | 2005 to 2007 | 1 (small sample) | $800,000 (one sale) |
The three neighborhoods hold 539 residential parcels on the county roll against the community's stated 540 units, a one-unit gap we cannot resolve from public records. The MLS 12-month closings above assign the three by county price-and-date match, so they can double-count a small number of sales; the market snapshot above names the five we know of. On the county's own recorded sales, the roster count for the trailing 12 months is 23 for Rapallo One with Rapallo Four, 12 for the Enclave with Rapallo Three and 1 for Villas Two.
The Enclave at Rapallo is the closest comparison: the same era, the same price band and the same club, with a 2007 declaration against Rapallo One's 2005 one. Its 12-month median of $397,500 is $7,500 above Rapallo One's, on half the closings, and over 60 months the Enclave's $440,000 sits $21,000 above Rapallo One's $419,000 (MLS figures, both assigned by county match). The Enclave page has its own detail.
Rapallo Villas Two is a different product: 78 homes, all three-bedroom, from 1,665 to 3,554 heated square feet with a median of 1,810, against Rapallo One's 1,238 to 2,330 with a median of 1,500. It trades rarely: 17 MLS closings in 60 months at a $695,000 median, which is why its first 10-closing window is the 60-month one. A buyer who wants a larger home at a higher price sits in Villas Two, and one who wants more choice in a lower price sits in Rapallo One.
The community page assigns products to the five associations in ways that do not agree with the county roll, and it lists some fee-sample addresses under Rapallo One that the roll places in Rapallo Three. We used the roll. Buyers who read the community page's product-by-association table should confirm each building with the association.
Selling your Rapallo One home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo One? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Rapallo One for the broadest choice of condominium floor plans in Rapallo at Coconut Point, with a $390,000 median on 24 MLS closings in 12 months; choose The Enclave at Rapallo for a newer 2006 to 2007 building set at a $397,500 median on 12 closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Rapallo One (with Rapallo Four) | The Enclave at Rapallo (with Rapallo Three) |
|---|---|---|
Residential parcels (2026 roll) | 254 | 207 |
Regime | Condominium, one association each for One and Four | Condominium, one association each for the Enclave and Three |
Built | 2005 to 2007, median 2006 | 2006 to 2007 |
Declaration recorded | January 31, 2005 (One); November 27, 2006 (Four) | 2007 (the Enclave); 2006 (Three) |
Bedrooms (roll) | 28 two-bedroom, 226 three-bedroom | 9 two-bedroom, 198 three-bedroom |
Heated area (roll) | 1,238 to 2,330, median 1,500 | 1,239 to 2,284, median 1,612 |
MLS, 12 months | 24 closings, $390,000 median | 12 closings, $397,500 median |
MLS, 24 months | 35, $390,000 | 20, $397,500 |
MLS, 36 months | 46, $417,500 | 29, $430,000 |
MLS, 60 months | 76, $419,000 | 49, $440,000 |
Median $ per MLS sq ft, 12 months | $236.85 | $243.49 |
Median days on market, 12 months | 40.5 | 21 |
Median sold-to-list, 12 months | 96.9% | 95.6% |
County qualified sales, since September 29, 2025 | 23, $390,000 median | 11, $400,000 median |
County qualified sales, 2025 | 17, $390,000 (One and Four) | 13, $390,000 |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register. MLS and county figures are never mixed, and both neighborhood pairs are combined on the roll.
Choice and speed. Rapallo One has twice the closings and a wider range of sizes, including a 2,000-plus square foot tier that sold at a $635,000 median in the last 12 months. The Enclave sold faster, at a 21-day median against 40.5, but at a lower sold-to-list of 95.6% against 96.9%, which means Enclave buyers negotiated harder on a shorter list time.
Both are statistically usable, with 24 and 12 closings a year. The Enclave's 12 is a thinner base, and one of its rows overlaps Rapallo One's list, so a single sale can move its median. Treat a difference of $7,500 between the two medians as noise, and compare the specific floor plans instead.
Choose Rapallo One if you want the most options at the lowest median in the community's core, or a home of more than 2,000 square feet. Choose the Enclave if a slightly newer building and a shorter market time matter more. If you want a three-bedroom with a larger footprint and can pay for it, look at Villas Two. A tour of one home in each is worth more than any median.
Owning at Rapallo One gives a walkable, gated, club-included condominium at a $390,000 median, with a quarterly fee near $2,663 that bundles cable, internet, water and sewer; it also carries a heavy fee, buildings approaching two decades old, and market softening since 2024.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The pros are physical and visible; the cons are financial and documentary. A buyer should walk the property, read the budget and reserve schedule, and ask the association's engineer about the buildings. A seller should price against the 12-month closings and have the documents ready.
If you're searching for a Rapallo One listing agent, or thinking, 'I need someone to sell my Rapallo One home...' you are selling into the largest neighborhood in Rapallo at Coconut Point, where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
In the last 12 months we tracked all 24 Rapallo One closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 76 the MLS has matched here since October 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free Rapallo One home valuation. Jesse follows up with the Rapallo One closings that fit your home: the same floor plan, adjusted for condition, updates, furnishings and any lease in place. For the full seller playbook, see the Rapallo seller guide linked above.
(239) 898-6072, text or call. Confidential conversations welcome. Our Rapallo One at Coconut Point seller's guide walks through the sale step by step, and the Rapallo One at Coconut Point home valuation page shows how homes here are priced.
For a home priced to the recent closings, yes: 24 closed in 12 months and 2026's median time on market is 50 days against 40 in 2025, so pricing matters more than timing. Sellers who ask well above the recent range should expect to wait (Southwest Florida MLS, September 29, 2026).
Against Rapallo One's own recent sales, by floor plan and size. In 12 months, two-bedroom-plus-den homes closed at a $350,000 median across 11 sales and three-bedroom homes at $412,000 across 10.
The 12-month median is 40.5 days, with a range of 1 to 330. Seven of 24 took more than 90 days and 11 took 30 days or fewer, and the spread is mostly price.
That depends on the declaration, which we have not read. The articles give the board power to approve transfers as the documents provide, so ask the association before you list.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease or the tenant leaves, and the association's approval process applies, so confirm the rules first.
Rapallo One owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Rapallo One sale and public record before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Rapallo One guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Rapallo One realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “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.” Lori Crosby, verified Google review
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Sherry Warga, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
Selling your Rapallo One home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo One? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
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.
These are the questions buyers ask most about Rapallo One homes for sale, condos for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Rapallo One and points to the section that holds the detail. Where a record is not public, the answer says so.
Rapallo One is a condominium of 160 residences in 18 buildings inside Rapallo at Coconut Point, a gated community of 540 units in Estero, Florida. It was declared in 2005, built in 2005 and 2006, and is the largest of the community's five condominium associations.
No. Rapallo One is a condominium inside Rapallo at Coconut Point in Estero, Lee County. The Rapallo Condominium Apartments associations are separate Florida corporations elsewhere, and Mirasol at Coconut Point is a different community, so check the street names (Via Lungomare, Piazza Doria, Via Garibaldi) before relying on a search result.
Rapallo One is in Estero, Florida, ZIP 33928, east of US-41 beside the Coconut Point lifestyle center. Its buildings sit on Via Lungomare Circle, Piazza Doria Lane and Via Garibaldi Circle, and the state's condominium register lists a Bonita Springs postal address for the project.
The county roll and the state register both show 160 units for Rapallo One. The community has 540 units by its own count and 539 on the county roll, a one-unit gap we cannot resolve from public records. Rapallo Four adds 94 more, and this page covers the two together.
Rapallo Four is a separate condominium of 94 units on Via Garibaldi Circle, built in 2007 in the same product family, and it prices within a few thousand dollars of Rapallo One. A separate page would repeat this one, so we fold it in and say where a figure is for Rapallo One alone.
The county roll shows 15 heated sizes in Rapallo One from 1,242 to 2,330 square feet, with a median of 1,500 across Rapallo One and Rapallo Four. The most common sizes are 1,500 (35 homes) and 1,242 (20), and MLS living-area figures can run higher than the roll's, so compare like with like.
On the roll, 15 Rapallo One homes are two-bedroom and 145 are three-bedroom. The MLS also describes homes as two bedrooms plus a den, which the county appears to count as three. In the last 12 months, 11 closings were two-plus-den, 10 were three-bedroom and 3 were two-bedroom.
Rapallo One was built in 2005 (98 parcels) and 2006 (62 parcels), on the county roll, with the declaration recorded January 31, 2005. Rapallo Four, which trades with it, was built in 2007. The buildings are between 19 and 21 years old.
We do not quote a listing count for Rapallo One, because the MLS carries one subdivision string for all of Rapallo and an active listing cannot be assigned to its association the way a closing can. Call Marc at (239) 287-5873 for a current list of Rapallo One homes for sale, read from each listing's address.
In the 12 months to September 29, 2026, 24 Rapallo One condos closed at a $390,000 median, from $314,000 to $737,500 (Southwest Florida MLS). Two-plus-den homes closed at $350,000 and three-bedroom homes at $412,000, so the price depends on the floor plan.
The median is $236.85 per MLS square foot over 12 months, $245.04 over 24, $252.08 over 36 and $270.31 over 60. These are MLS living-area figures and should not be compared with county numbers, and the 2026 year-to-date median is $237.
Down from the 2024 peak, and flat since. The MLS median was $557,500 in 2024 (8 closings, small sample), $390,000 in 2025 (18) and $395,000 in 2026 to date (17). The county's recorded medians for Rapallo One were $452,500 in 2024 and $400,000 in 2026 to July 29.
The 12-month median is 40.5 days on market, with a range of 1 to 330. The median for 2026 is 50 days, against 40 in 2025 and 8 in 2022, so a well-priced home moves faster than the median and an overpriced one waits.
The two Rapallo One entries we can verify show $2,663.11 and $2,663 a quarter, about $888 a month. The fee is set by the association's budget, so ask for the current budget and the fee for the specific floor plan.
The community page says the bundle covers cable, internet, water, sewer, building exterior insurance, landscaping, pest control, security and reserves. We did not read the budget, so confirm the list, and note that electricity and the interior HO-6 policy are not included.
Expect the usual purchase costs plus the community page's reported $100 transfer fee and $100 application fee. The seller pays the estoppel, and Florida's deed tax is 70 cents per $100, customarily paid by the seller.
No CDD; the community page states none was created. We found no record of a current special assessment, but records that live with the association are not public, so ask for the last three budgets and any board minutes discussing one.
They follow the assessed value, which can reset after a sale, so do not use the seller's bill. Ask the county's tax collector or your closing agent for an estimate at the purchase price.
No separate membership: the community page states the club is included with each residence, with no equity fee. Ask the association whether guest and event use carries a charge.
No. The community page states that buyers of any age may purchase, and none of the records we read places an age restriction on Rapallo One.
Yes, with limits. The community page reports a maximum of three leases a year and minimum lease terms of 30 to 90 days, and the articles give the board power over occupancy. Confirm the current rules before you buy to rent.
No, according to the community page. That excludes a nightly-rental model, so the rental market is long-stay and seasonal.
We did not find a pet rule in a public record. Ask the association for the rules and regulations, including limits on size and number, before making an offer.
The developer's archived pages describe reserved in-building parking in the terrace buildings and two-car attached garages in the carriage homes. Ask which space is deeded to the unit you are buying.
The developer describes a private elevator to the upper floors of the terrace buildings. Elevators are a reserve item as buildings age, so ask for the elevator's maintenance and replacement schedule.
FEMA Zone X at the four street points we checked, one of them a 0.2 percent annual chance area, on panel 12071C0591H effective November 17, 2022. Nearby water and drainage features are mapped as Zone AE, so check the specific building.
A lender generally does not require it in Zone X, but you may want it, and Citizens says flood coverage becomes required on its wind policies in phases from January 1, 2027. Ask an insurance agent for a quote at the address.
We found no primary report of Rapallo-specific flooding in Ian, and the community sits inland of the surge zone. That is an absence of evidence, so ask the association whether any building had water intrusion.
Only if a building has three habitable stories or more. Most Rapallo One buildings have two residential floors, and the six buildings over ground-floor parking are a question for the association's engineer. Ask whether a SIRS has been commissioned.
The community page lists Pinewoods Elementary, Three Oaks Middle and Estero High. Lee County assigns by address, so verify the assignment for the building before relying on it.
The Enclave at Rapallo has a $397,500 median on 12 MLS closings in 12 months against Rapallo One's $390,000 on 24, with a 21-day median time on market against 40.5. See the Enclave neighborhood page and the decision table above.
Rapallo Villas Two has 78 three-bedroom homes of 1,665 to 3,554 heated square feet and traded once in the last 12 months, at $800,000. Rapallo One offers more choice at a lower price; see the Villas Two page.
Ask for the declaration, budget, reserve schedule, rules, insurance appraisal, any milestone or SIRS report, the fee for your floor plan and the rental rules. Ask about roof and window projects, and whether any special assessment is planned.
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008. Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Call Marc at (239) 287-5873 and we schedule showings through the gate. Plan to see one home in Rapallo One, one in the Enclave and one in Villas Two on the same day.
The manager is not stated on a public record we read. The state register shows the association's registered agent was changed on January 28, 2026 and its annual reports are current; the association or a title company can name the manager.
These are the questions sellers ask most about selling a Rapallo One condo in Estero, answered from the recent closings and the public record. Each answer names Rapallo One. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 12-month median of $390,000 (n = 24) and adjust for floor plan, size, condition and asking history. Two-plus-den homes closed at $350,000 and three-bedroom homes at $412,000. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
In the 12 months to September 29, 2026, 24 closed from $314,000 to $737,500. The June 2026 closing was $340,000 for a three-bedroom home of 1,436 square feet after 123 days on market.
Not reliably. With one subdivision label for all of Rapallo and 24 sales a year here, one sale moves an automated estimate, and the estimate cannot see floor plan, the den, condition or association paperwork. A sale-by-sale comparison is better.
Yes. In 12 months, two-plus-den homes closed at a $350,000 median (n = 11), three-bedroom homes at $412,000 (n = 10) and two-bedroom homes at $375,000 (n = 3, a small sample). We price each home against its own configuration.
Yes. By MLS living area in 12 months: under 1,400 square feet, $337,500 (n = 5); 1,400 to 1,699, $380,000 (n = 9); 1,700 to 1,999, $420,000 (n = 7); 2,000 and up, $635,000 (n = 3).
The MLS does not tag renovation, so we cannot measure it here. Our reading is that condition explains part of the spread between homes of the same size, and we compare finishes on the day.
The county's recorded medians for Rapallo One were $498,000 in 2023 and $400,000 in 2026 to date, so a price you paid in 2022 or 2023 may sit above today's market. Recorded price is history, and current closings set the ask.
The 12-month median is 40.5 days, with a range of 1 to 330. The difference between a fast sale and a slow one is mostly price.
We do not quote that, because the MLS labels all of Rapallo with one subdivision string and we cannot assign an active listing to Rapallo One. Against 24 closings in 12 months, the point for a seller is that buyers have choice, so price to the closings.
Listing before the winter season reaches the seasonal buyers who drive Estero, but 24 closings a year are too few for us to state a monthly pattern. Timing matters less than price.
Rarely. Twenty-two of 24 sold below final list and none above, with a median sold-to-list of 96.9%, so a list price well above the range has usually waited or been cut.
A median of 96.9% of the final list price over 12 months, 96.7% over 24, and 97.7% over 60. Four sold below 95%, at 94.4%, 92.5%, 94.7% and 85.3%.
Fix what a buyer's inspector will find and what the association will ask about. In a building of this age, air handlers, water heaters and windows are the usual items, and paperwork for any completed work helps.
The declaration, articles, bylaws, rules, the current budget, the reserve schedule, the estoppel and any milestone or SIRS report. Section 718.503 makes the disclosure part of the contract, so have it ready before the first showing.
Section 718.116(8) caps the fee at $250 when nothing is owed, plus $100 for delivery within three business days and up to $150 when the account is delinquent, adjusted for inflation every five years. The association must deliver within 10 business days.
The community page reports a $100 transfer fee and a $100 application fee. Price knowing your buyer brings that cash.
Florida's documentary stamp tax is 70 cents per $100 of price under Section 201.02, which is $2,730 on a $390,000 sale, and in Southwest Florida the seller customarily pays it. Your contract sets the split.
That depends on the declaration, which we have not read. The articles give the board power to approve transfers as the documents provide, so ask the association before you list.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease or the tenant leaves by its terms, so confirm the rules before you list.
It narrows the investor pool: the community page reports a three-lease cap, minimum terms of 30 to 90 days and no short-term rentals. Owner-occupants and seasonal residents are the core buyers, and we market to both.
Zone X at the four points we checked is favorable, and a lender generally does not require flood insurance there. Buyers still ask, so have the building's flood determination ready.
It can, for the taller buildings, if the association commissions or reports one. A buyer will ask for it and for the reserve schedule, so ask the association what it has done.
An assessment that has been levied or is known to be planned belongs in the resale documents, and the estoppel shows what is owed on your unit. Ask the association for the current status.
Through the gate, so the listing agent registers the buyer's agent. Give the gate and the manager the showing schedule, and keep access instructions current.
Cinematic video, drone, professional photography, a qualified-buyer database and discretion when a sale needs to stay quiet. We target the buyer comparing Rapallo One, the Enclave and Villas Two.
Slightly. The two trade in the same band, with Rapallo Four's county median at $404,000 in 2026 against $400,000 for Rapallo One, and we use both when they fit your floor plan.
Then you likely bought near the peak: the county's combined median was $495,000 in 2023 against $390,000 in 2025. Price to today's closings and decide whether a lower sale beats holding.
The large tier is thin: 3 sales in 12 months at a $635,000 median, so each is a small sample. We price against the specific closings and the Villas Two range.
That depends on your gain, your holding period and the home-sale exclusion. IRS Topic 701 and Publication 523 explain the rules, and your tax adviser applies them.
Yes, but the estoppel shows what is owed and the balance is paid from closing proceeds. Florida law gives the association a lien for unpaid assessments, so clear or disclose it.
A buyer sees the Enclave at a $397,500 median and a 21-day market against your $390,000 and 40.5 days. Price so the home holds up in that comparison; see the Enclave page.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Get a free home valuation or Call Jesse direct at (239) 898-6072. The Rapallo seller guide linked above covers the process.
It compares your floor plan and size against the Rapallo One closings from the last 12 months, adjusts for condition and any lease, and shows the county's recorded history. Start with the free home valuation or Call Jesse direct at (239) 898-6072.
They set the buyer's comparison. A buyer will see the Enclave and Villas Two in the same search, so we show the buyer what Rapallo One offers at its price, from the 24 recent closings.
Every fact on this Rapallo One guide traces to a primary record below: Florida state records, Lee County and Village of Estero records, FEMA and federal sources, the developer's own archived pages, and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or agent site is cited. Items without a link are records we hold and read, and are named so a reader can ask for them.
Rapallo One's key documents are published by the State of Florida, FEMA, Lee County and the federal government, and the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the budget, rules and estoppel come from the Rapallo One Association or its manager on request.
Document | Issued by | Date | Link |
|---|---|---|---|
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Rapallo One Association corporate record | Florida Division of Corporations | filed September 23, 2004 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Village of Estero Flood Zones Removed index maps | Village of Estero | current file | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | |
Hurricane Ian Summary | National Weather Service Miami | 2022 | |
Lee County Hurricanes Helene and Milton After-Action Report | Lee County | 2025 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Rapallo One. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
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.
