Rapallo Villas Two is a 78-villa condominium neighborhood inside Rapallo at Coconut Point in Estero. See all 17 MLS closings in 60 months, the $695,000 median, the association's Sunbiz record, fees, flood zone, rules and what to ask before you buy or sell.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Rapallo Villas Two is a condominium neighborhood inside the master-planned community of Rapallo at Coconut Point in Estero, Florida. It is the smallest of Rapallo's five recorded condominiums and the one with the fewest resales: 78 attached villas on four streets, built 2005 to 2007 in four recorded phases, a $695,000 median across 17 Southwest Florida MLS closings in the 60 months to September 29, 2026, and only one closing in the last 12 months. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because search engines blur it. This page covers Rapallo Villas Two Association, Inc. (Florida Division of Corporations document N04000009111) and the condominium the state registers as Rapallo Villas Two, in Estero, Lee County, ZIP 33928. It is not the Rapallo Condominium Apartments associations that appear beside it on the state's corporate register, which match no Lee County parcel here. It is not Mirasol at Coconut Point, a different community across the Coconut Point district with its own guide. And it is not Rapallo, the coastal town in Liguria, Italy, that gave the community its name.
If you own a villa 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 Villas Two villa has cost to buy, which records are public, 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 Villas Two 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 MLS closing the record supports, the county's parcel-by-parcel roll and the state's condominium register.
If you're searching for the best realtor for Rapallo Villas Two in Rapallo at Coconut Point, Estero, whether you're ready to sell your Rapallo Villas Two 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 villa from its own recent sales, and we do that below in the open.
Recent Rapallo Villas Two track record (last 12 months): In the last 12 months Rapallo Villas Two has seen 1 resale in the Southwest Florida MLS (Matrix, pulled September 29, 2026), a 2,376 square foot villa with three bedrooms, a den and three baths that closed in March 2026 at $800,000 after 9 days on market at 100.0% of its final list price. That is a single sale, so it is a description and not a median. Over the 60 months to the same date the neighborhood has seen 17 resales at a median of $695,000, a range of $525,000 to $881,000 and $11,663,176 in total volume. We publish no count of Rapallo Villas Two 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 the one Rapallo Villas Two closing in the Southwest Florida MLS, and we tracked all 17 closings the record assigns to this neighborhood since October 2021. Each one is listed in the market snapshot below, by month, price, beds and area only.
For Rapallo Villas Two sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the marketing has to reach buyers who are comparing a villa of up to 2,376 square feet against the terrace condos and coach homes elsewhere in Rapallo, and the paperwork has to be ready early: the association's resale documents, the estoppel, and the approval step that the association's own Articles of Incorporation reserve to it.
For Rapallo Villas Two buyers: the first question is the sample, because a neighborhood that traded once in the last 12 months has no current median, only a long record. The second is the carry, because the neighborhood's own quarterly fee is not published and the community-wide figures we hold come from other neighborhoods. The third is the paperwork the association keeps behind its owner portal.
Honors and recognition:
Selling your Rapallo Villas Two home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo Villas Two? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Rapallo Villas Two means an attached villa in a small, low-numbered condominium of one-level entries, an association that maintains the exteriors, and a gated address inside Rapallo where the Club's pools, courts, fitness center and paths come with ownership, a five-gate walk to Coconut Point, and no golf course.
Rapallo Villas Two is the smallest of the five recorded condominiums inside Rapallo, with 78 residential parcels on the 2026 Lee County tax roll, all coded as condominium use. The state's condominium register lists the project at the same 78 units, recorded January 31, 2005, with a primary status of approved and a secondary status of recorded. Roll and register agree, which is not true of every Rapallo neighborhood.
Rapallo holds 540 residences on 114 acres of the 482.4 acre Coconut Point master plan, east of US-41. Rapallo Villas Two occupies four streets that no other Rapallo condominium uses: Ponte Romano Lane, Isola Verdi Way, Punta del Capo Court and Via Palazzo Place. Its neighbors by declaration are Rapallo One, which also covers the merged Rapallo Four, and The Enclave at Rapallo, which covers the merged Rapallo Three.
The roll numbers every Rapallo Villas Two unit 101 to 104, meaning every entry is on the ground level. The other Rapallo neighborhoods carry 200 and 300 series numbers, which point to upper floors and elevator buildings. That is the county's numbering, not a plan sheet, so we describe it as a pattern and not as a floor-plan claim. What the MLS adds is living areas from 1,824 to 2,376 square feet on the 17 closings, larger than most of the terrace and coach-home sales matched to the other Rapallo neighborhoods. Garage and parking counts are set by the declaration and the listing sheet, and the roll data we hold does not carry them.
The record supports three uses of the property: a full-time residence with more interior space than Rapallo's terrace condos, a lock-and-leave base within walking distance of Coconut Point, and a rental unit where the association's rules allow it. We read these from the price, size and fee structure of the villas, and we describe the property, not the people who own or rent it.
Five things buyers sometimes assume. No golf: Rapallo has no golf course of any kind, and the Club is an amenity package, not a golf club. No CDD: there is no community development district bond on the tax bill, which is a saving, not a gap. No separate club membership to buy: the Club comes with ownership. No published neighborhood fee sheet: the association's own fee is not public. No age restriction: Rapallo Villas Two is not a 55-plus community.
Selling your Rapallo Villas Two home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo Villas Two? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Rapallo Villas Two villas closed 17 times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a $695,000 median and 2 median days on market, the first window that reaches 10 closings. In the last 12 months only one closed, at $800,000, so the long record is the honest guide.
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, and county figures are qualified recorded sales that 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. Every window below is a small sample, and we label it so.
The MLS does not split Rapallo into its condominiums: every closing carries one subdivision string, RAPALLO. To place a closing in Rapallo Villas Two we matched each MLS closing to a Lee County qualified sale of one of this neighborhood's 78 parcels at the same price, recorded within 45 days. Of 142 Rapallo closings in the 60 months, 17 matched a parcel here, one closed after the county file ends on July 29, 2026 and could not be placed, and the rest matched parcels in other Rapallo neighborhoods or none.
Two of the 17 closings, both at $650,000 in March 2024 (a 1,966 and a 1,824 square foot villa, marked in the table below), rest on one county sale of that price in this neighborhood, and both also matched a county sale in Rapallo One. At most one of the two is likely ours. Dropping one of them leaves the 60-month median at $695,000 (n = 16) and moves the 36-month median from $749,000 (n = 7) to $724,500 (n = 6). We keep both in the list and say so, because a table that quietly dropped a row would be a claim we could not source.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months | 1 (small sample) | $800,000 | $336.70 | 9 | 100.0% |
24 months | 4 (small sample) | $775,000 (mean of $750,000 and $800,000) | $373.02 | 4.5 | 100.0% |
36 months | 7 (small sample) | $749,000 | $356.36 | 5 | 100.0% |
60 months, first window with 10+ | 17 | $695,000 | $348.20 | 2 | 100.0% |
The 60-month window totals $11,663,176 in volume, with days on market from 0 to 98 (mean 11.4) and a mean of the per-sale sold-to-list ratios of 99.3%. Two of the 17 sold above final list, nine sold at it and six sold below it. Ten of the 17 closed within 2 days of listing, which is the pattern of quick sales in a neighborhood with few listings.
Seventeen closings is enough for a median, but a neighborhood this small is read sale by sale. Here is each one, by month, price, bedrooms and area only, newest first.
Closed | Beds and baths | MLS living area (sq ft) | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Mar 2026 | 3 plus den, 3 baths | 2,376 | $800,000 | $800,000 | 100.0% | 9 |
Apr 2025 | 3 plus den, 3 baths | 2,376 | $800,000 | $881,000 | 110.1% | 2 |
Jan 2025 | 3 and 2 | 1,996 | $750,000 | $750,000 | 100.0% | 4 |
Dec 2024 | 3 and 2 | 1,996 | $749,000 | $749,000 | 100.0% | 5 |
Jul 2024 | 3 and 2 | 1,996 | $735,000 | $700,000 | 95.2% | 0 |
Mar 2024 (see method note) | 2 plus den, 2 baths | 1,966 | $670,000 | $650,000 | 97.0% | 10 |
Mar 2024 (see method note) | 2 plus den, 2 baths | 1,824 | $675,000 | $650,000 | 96.3% | 40 |
Sep 2023 | 3 and 2 | 1,976 | $699,999 | $695,000 | 99.3% | 98 |
May 2023 | 3 and 3 | 2,376 | $695,000 | $695,000 | 100.0% | 1 |
Mar 2023 | 3 and 2 | 1,976 | $720,000 | $720,000 | 100.0% | 1 |
Jun 2022 | 3 and 2 | 1,996 | $668,900 | $695,000 | 103.9% | 16 |
Jun 2022 | 3 and 3 | 2,276 | $768,000 | $680,500 | 88.6% | 2 |
Apr 2022 | 3 and 2 | 1,824 | $688,888 | $688,888 | 100.0% | 2 |
Mar 2022 | 3 and 2 | 1,824 | $599,999 | $589,900 | 98.3% | 2 |
Mar 2022 | 3 plus den, 3 baths | 2,376 | $628,888 | $628,888 | 100.0% | 1 |
Nov 2021 | 3 and 2 | 1,976 | $525,000 | $525,000 | 100.0% | 0 |
Oct 2021 | 3 and 2 | 1,976 | $565,000 | $565,000 | 100.0% | 1 |
Sales entered after closing and not marketed in the MLS are not in this table and are excluded from every median on this page.
In the last 12 months we tracked one closing: a 2,376 square foot villa at $800,000 in March 2026. One sale is not a median, so we do not offer a 12-month price for Rapallo Villas Two. The 24-month window holds four closings, from $749,000 to $881,000, and it is also a small sample.
Every year below is a small sample of MLS closings, so treat each median as a description.
Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
2021 (October and November) | 2 | $545,000 (mean of $525,000 and $565,000) | $525,000 to $565,000 | 0.5 | 100.0% |
2022 | 5 | $680,500 | $589,900 to $695,000 | 2 | 100.0% |
2023 | 3 | $695,000 | $695,000 to $720,000 | 1 | 100.0% |
2024 | 4 | $675,000 (mean of $650,000 and $700,000) | $650,000 to $749,000 | 7.5 | 96.7% |
2025 | 2 | $815,500 (mean of $750,000 and $881,000) | $750,000 to $881,000 | 3 | 105.1% |
2026 to September 29 | 1 | $800,000 | $800,000 | 9 | 100.0% |
The pattern is a rise from $545,000 in late 2021 to the $680,000 to $695,000 band in 2022 and 2023, a step up to $749,000 to $881,000 in the four sales since December 2024, and then almost no sales. The 2025 ratio of 105.1% is the middle of two sales, one at list and one at 110.1% of its final list price, and the 2024 dip is a March 2024 pair at $650,000 that carries the caution above.
The 17 closings carry six MLS living-area figures. Grouped by area, the 2,376 square foot villas (n = 4) had a median of $747,500 (n = 4, even, the mean of $695,000 and $800,000), the 1,996 square foot villas (n = 4) had $724,500 (mean of $700,000 and $749,000), the 1,976 square foot villas (n = 4) had $630,000 (mean of $565,000 and $695,000), and the 1,824 square foot villas (n = 3) had $650,000. One villa each closed at 1,966 and 2,276 square feet. Every group is a small sample, and we read them as a size ladder and not as floor plans.
The MLS labels the 17 closings four ways. Ten are three bedrooms and two baths (median $695,000), three are three bedrooms plus a den and three baths (median $800,000), two are three bedrooms and three baths (median $687,750, the mean of $680,500 and $695,000) and two are two bedrooms plus a den and two baths (both $650,000). The county roll records three bedrooms on all 78 parcels, so the roll and the MLS count a den differently, and we use the MLS labels for sales and the roll for the parcel count.
On September 29, 2026 we could not place any active listing in Rapallo Villas Two. The MLS carries active Rapallo listings under the single subdivision string, and without addresses we cannot tell which neighborhood an active belongs to, so we name none and we do not quote a months-of-supply figure. Marc can pull the live list by address, which is a better route than any figure on this page.
The county's qualified recorded sales cover more years than the MLS. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales, and they are never compared with MLS square-foot figures.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 1 | $800,000 |
2025 | 2 | $815,500 |
2024 | 3 | $700,000 |
2023 | 4 | $695,000 |
2022 | 7 | $650,000 |
2021 | 7 | $510,000 |
2020 | 6 | $460,500 |
2019 | 2 | $507,500 |
2018 | 5 | $461,000 |
2017 | 7 | $449,000 |
2016 | 4 | $492,500 |
2015 | 7 | $455,000 |
2014 | 5 | $409,900 |
2013 | 7 | $410,000 |
2012 | 4 | $380,000 |
2011 | 12 | $345,000 |
2010 | 2 | $385,000 |
2009 | 3 | $350,000 |
The county file holds 130 qualified sales in all. Two older rows are left out of the table because they are not resale prices: 31 sales carried a 1981 date at a $1,783,700 median, and 11 sales in 2004 show a $2,187,400 median, before the villas were built. Our reading is that they are bulk or placeholder records, and we draw no trend from them.
The county count since September 29, 2025 is one qualified sale at $800,000, the same sale as the MLS 12-month row. Turnover has slowed every year since 2021: 7 county sales in 2021 and 2022, then 4, 3, 2 and 1. Against 78 parcels, 7 sales is about 9 percent of the neighborhood in a year, and 1 sale to July 2026 is about 1 percent. The median rose from $510,000 in 2021 to $815,500 in 2025, a 60 percent rise, and eased to $800,000 in 2026 on one sale. Small counts move medians, so we describe the direction and not a precise rate.
The county record since January 2021 places 24 qualified sales on the neighborhood's four streets. Medians by street are small samples with even n, so each is the mean of a middle pair.
Street | Parcels on the roll | Qualified sales since 2021 | Median price |
|---|---|---|---|
Ponte Romano Lane | 28 | 10 | $649,950 (mean of $649,900 and $650,000) |
Isola Verdi Way | 22 | 6 | $607,500 (mean of $565,000 and $650,000) |
Via Palazzo Place | 16 | 4 | $704,444 (mean of $688,888 and $720,000) |
Punta del Capo Court | 12 | 4 | $663,920 (mean of $647,340 and $680,500) |
Via Palazzo Place carries the highest median and the 2026 sale, and Isola Verdi Way the lowest, but four to ten sales per street cannot rank the streets on quality, and the differences track when each street's sales happened as much as where they are.
This is a public-record sale, not one of ours, and it is the most recent Rapallo Villas Two closing. A villa with three bedrooms, a den and three baths, 2,376 square feet of MLS living area, closed in March 2026 at $800,000 after 9 days on market, at 100.0% of its final list price. Four facts stand out. It is $81,000 below the $881,000 that the same size and layout brought in April 2025, a fall of 9.2 percent. Its $337 per MLS square foot compares with $371 for that 2025 sale. It closed at list, so there was no negotiating discount to explain the gap. And it is the only sale in the last 12 months, so nothing else confirms whether $800,000 is the current price or one buyer's.
For the buyer, that sale carried costs the price does not show: the association's own dues, which are not published for this neighborhood, the Club pass-through inside them, Lee County property tax, and an HO-6 policy. We do not add these into an all-in figure because the neighborhood's fee is unpublished.
Rapallo Villas Two began as a Florida not-for-profit corporation filed September 23, 2004, followed by a condominium declaration the state records as recorded January 31, 2005, and it was built out in four recorded phases between 2005 and 2007, with a median year built of 2006 across its 78 parcels on the Lee County tax roll.
The Florida Division of Corporations lists Rapallo Villas Two Association, Inc. as a not-for-profit corporation with a filing date of September 23, 2004 and an active status. Three other Rapallo condominium associations were filed the same day: Rapallo One, Rapallo Three and Rapallo Four. The Enclave at Rapallo followed in March 2007. The Articles give the corporate office on Via Rapallo Drive, the road that today also serves the Marketplace retail site, and name the developer's principals as the first directors. Since January 19, 2006 the principal and mailing address has been the clubhouse office on Via Rapallo Drive.
The state's Division of Condominiums extract lists Rapallo Villas Two, a Condominium, with 78 units, a recording date of January 31, 2005, and a status of approved and recorded. The county's legal descriptions show how the declaration was built out. Phase A was recorded in Official Records book 4574 at page 1791 and holds 16 units in buildings 19 to 23. Phase B, at page 1904, holds 12 units in buildings 27 to 30. Phases C and D, both at page 1910, hold 22 units in buildings 41 to 47 and 28 units in buildings 51 to 59. That is 78 units in 25 buildings, 22 buildings of three units and 3 of four. The building numbers run across Rapallo's whole plan, which is why the numbers skip.
The roll's year-built field runs from 2005 to 2007: 13 parcels are dated 2005, 37 are dated 2006 and 28 are dated 2007, with a median of 2006. Phase D, 28 units in nine buildings, is the last-built and the 2007 group. Every Rapallo Villas Two villa is therefore between 19 and 21 years old in 2026, which matters for roofs, air-conditioning systems and the reserve conversation later on this page.
Rapallo sits inside the Coconut Point Mixed Planned Development that Lee County approved as Resolution Z-02-009 on October 21, 2002. The whole plan is 482.4 acres and 1,934 dwelling units in mixed use, and Rapallo's 114 acres and 540 units are its North Village residential component. Rapallo Villas Two's 78 units are 14 percent of Rapallo's 540.
Read in full, the Articles of Incorporation carry one oddity. The powers clause says the association shall have the powers reasonably necessary to operate "Lighthouse Bay Six", which is the name of a different project. Our reading is that the developer's counsel reused an earlier condominium's template and missed one phrase; the Articles otherwise name Rapallo Villas Two throughout. We do not treat it as a defect in the neighborhood, and a buyer's attorney will want it in the file with the recorded declaration.
The state record shows an amendment filed March 18, 2013 and annual reports every year since, the latest filed April 9, 2026. The registered agent changed on April 9, 2026 to a Naples registered agent that also serves other Rapallo associations. An officer slate of five is on file, and we name none of the individuals because a buyer needs the roles and the documents, not the names.
Rapallo Villas Two has 78 villas inside Rapallo at Coconut Point, an association that controls the approval of transfers under its own Articles, and exactly one MLS closing in the last 12 months. In a neighborhood where 17 villas closed in 60 months at a $695,000 median and the newest sold at list in 9 days, the seller who prices to the record and has the association paperwork ready is the one who closes.
Selling a villa in Rapallo Villas Two? Get a free Rapallo Villas Two 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 in Rapallo Villas Two? Call Marc at (239) 287-5873, start with our Rapallo buyer's guide, or read how we represent buyers.
See what your Rapallo Villas Two home is worth today.
Rapallo Villas Two occupies four streets, and no other Rapallo condominium uses them: Ponte Romano Lane with 28 villas, Isola Verdi Way with 22, Via Palazzo Place with 16 and Punta del Capo Court with 12. Each street has its own sales record, listed here by street name only.
The largest street holds 28 parcels, built 2007 in the roll's dating, and the widest spread of sizes, from 1,665 heated square feet to a single 3,554 square foot parcel that the roll does not explain. It has the most county sales since 2021, 10, at a $649,950 median (mean of the middle pair, $649,900 and $650,000).
Isola Verdi Way holds 22 parcels, all dated 2006 on the roll. Six qualified county sales since 2021 give a $607,500 median (mean of $565,000 and $650,000), the lowest of the four streets and a reflection of when it traded, since three of its six sales fell in 2021.
Via Palazzo Place holds 16 parcels dated 2005 and 2006, the earliest-built group, and is where the most recent sale, in March 2026 at $800,000, was recorded. Four county sales since 2021 give a $704,444 median (mean of $688,888 and $720,000).
The smallest street holds 12 parcels dated 2006. Four county sales since 2021 give a $663,920 median (mean of $647,340 and $680,500), and two of the four closed in June 2022, days apart.
The street tells a buyer about the parcel's phase, year built and building type, but not about the lake, garden or road it faces, which the roll does not record. We tell buyers to walk the specific building at different times of day, since Rapallo's Marketplace retail site at the entrance road is under construction and changes what a gate-side street feels like.
A Rapallo Villas Two villa is an attached condominium residence of 1,665 to 2,276 heated square feet on the Lee County roll, marketed in the MLS at 1,824 to 2,376 square feet, with two or three baths, built between 2005 and 2007. The county codes every parcel as condominium use, with a ground-level entry number.
The roll's heated-area field has eight values across the 78 parcels. Nine parcels show 1,665 square feet, 4 show 1,678, 11 show 1,721, 1 shows 1,776, 22 show 1,810, 3 show 1,957, 27 show 2,276, and 1 shows 3,554. The baths follow the size: the 50 parcels from 1,665 to 1,957 square feet carry two baths and the 28 parcels at 2,276 and 3,554 carry three. The MLS living-area figures are larger than the roll's heated area, 1,824 to 2,376, because the two measure different things, and we never compare them.
Fifty of the 78 parcels, 64 percent, are two-bath villas and 28, 36 percent, are three-bath. In the MLS record 12 of the 17 closings are two-bath and 5 are three-bath, with medians of $691,944 (n = 12, even, the mean of $688,888 and $695,000) and $695,000 (n = 5). The three-bath villas top the price range at $800,000 and $881,000 but also include three of the five lowest per-square-foot sales, so the second bathroom alone does not set the price.
One parcel on Ponte Romano Lane shows 3,554 heated square feet, about 1,300 square feet more than the next-largest villa. The roll does not say why. It may be a combined or expanded unit, or a data entry, and we do not build a comparable on it. A buyer or seller of that parcel needs the declaration's unit description and a measured floor plan.
Unit numbers 101 to 104 mean every entry is on the ground level in the county's numbering, and the register and roll do not carry a story count. Marketing summarized in our Rapallo research describes both one-story and two-story courtyard villas here, and the three-bedroom-plus-den, three-bath, 2,376 square foot sales suggest a larger footprint or a loft, but that source is a real estate site and not a recorded document, so we cannot confirm the configuration. Parking and garage assignment are set by the declaration and the plat, not by the roll, so ask the association for the exclusive-use assignments before you tour.
Year built is the county's only condition proxy, and it is a blunt one. A villa dated 2005 to 2007 has original air-conditioning, water heating and, unless replaced, roofs and windows that are approaching 20 years old. Research behind our Rapallo guide reports a community-wide tile-roof replacement around 2022 to 2023, but that comes from listing language and not from an association record, so treat it as a question for the association and not as a fact. The county's permit records and the association's records show what was replaced and when.
The developer's own preserved sales pages describe every Rapallo residence as concrete block construction with barrel-tile roofs and 130 mph impact-rated windows and sliders. Those are dated marketing statements from the original sales period, not an inspection, and they apply to Rapallo generally. What a buyer of a specific villa should ask for is the wind-mitigation report and the roof and window ages.
Selling your Rapallo Villas Two home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo Villas Two? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Rapallo Villas Two villa comes with access to The Club at Rapallo through the master structure: a Mediterranean clubhouse on a peninsula, two-level lagoon pools with a spa, a 25 meter lap pool, five lighted Har-Tru tennis courts, a 13,200 square foot Sports Club, a fitness center, walking paths and nine lakes, with no golf course on site.
The Club at Rapallo is the community's internal amenity package, run by a separate master association, and Rapallo has no golf course. The developer's own preserved sales page says so in plain terms: no expensive golf course, but virtually everything else, with full club membership included with every residence and no club equity fee. That is a dated developer statement and a marketing one. The controlling documents are the master's Articles and the recorded declarations, and a buyer should read them.
The developer's preserved Club page, preserved by the Internet Archive, describes a clubhouse with indoor dining for 96, a professional catering kitchen, a rotunda for 48 more and a formal garden for another 60. It describes two-level lagoon pools and a spa with a marble sundeck for up to 240, a freshwater beach and a firepit, and a screen-enclosed, four-lane, 25 meter lap pool beside the fitness center and locker rooms.
The same page describes five lighted Hydrogrid Har-Tru courts including a stadium court with tiered seating for 240, a players' bistro, a pro shop and a tennis professional; a fitness center with cardio and strength equipment and a full-time fitness director; and studios for aerobics, yoga and creative arts. Court reservations run through an online booking portal, and the owner portal is the place to confirm current programs and hours, since a 2023 web capture is not a schedule.
The developer describes nine freshwater lakes on 24 acres, stocked for catch-and-release fishing, with 42 fountains and two fishing piers with grills. It describes 2.5 miles of walking and biking path around the perimeter, in one page, and 3 miles in another, plus a half-mile nature boardwalk through the adjoining Halfway Creek preserve, which it calls a federally protected sanctuary. We use the lower figure and would confirm either on the ground.
Five pedestrian gates along the perimeter path connect Rapallo to the Coconut Point Town Center, per the developer. For a Rapallo Villas Two owner the gates are the reason the neighborhood markets itself as walkable, though the distance from a given villa to a given gate varies by street and is worth pacing off before an offer.
Nothing in the Club is specific to Rapallo Villas Two. The Enclave and Rapallo One owners use the same clubhouse, courts and paths, so the neighborhood's own edge is size and its detached-feeling ground-level entries, not amenities. That is why the price comparison later on this page is about square footage and product, and not about the Club.
Rapallo Villas Two's own quarterly fee is not published. The figures we can source come from other Rapallo neighborhoods: May 2026 MLS listing disclosures across Rapallo One, Rapallo Three and The Enclave ran from $2,543.03 to $2,663.11 per quarter, roughly $10,172 to $10,652 a year. Only the association's estoppel states this neighborhood's number.
The disclosures we hold are eight quarterly figures on units in Rapallo One, Rapallo Three and The Enclave. None of the eight is a Rapallo Villas Two parcel. Two entries that earlier research marked as possibly Villas Two sit on Via Lungomare Circle, a street the county roll does not place in this neighborhood, so we do not use them. The range is therefore a community-level signal and not a Villas Two price.
The association's Articles give it two duties that shape the bill: to make and collect assessments from its members, and to collect assessments due from unit owners to the master association as its declaration provides. So the neighborhood's quarterly bill includes a pass-through to the master, The Club at Rapallo, Inc., which is reported on MLS listings as a master association fee included.
MLS association-fee fields on recent Rapallo listings list the following as included: basic cable television, internet, exterior building insurance, irrigation water, lawn and landscape maintenance, legal and accounting, an on-site manager, the master association fee, exterior pest control, recreational facilities, common-area repairs, reserve contributions, security and gate, sewer, street lights, street maintenance, trash removal and water. Those are listing fields entered by sellers' agents, not a recorded document, and the declaration and budget control. Whether a given service is in a given neighborhood's bundle is a question for the estoppel.
Property tax, electricity, your HO-6 policy and contents, and pay-per-use Club services such as private lessons are outside the fee, per the same listing data. Lee County property tax is billed on the county's assessed value, and Rapallo has no community development district bond on the bill, per developer marketing and listing data that show the district field as not applicable. We confirm the absence of a district line on a specific parcel's tax record before closing.
The developer's preserved sales page from Rapallo's original marketing quoted a combined condo, master, club and cable cost of $499 a month, with insurance, water, sewer, security, maintenance and reserves included. It is a historic sales figure, and today's listing disclosures for other Rapallo neighborhoods, $848 to $888 a month, are 70 to 78 percent higher. We cite the old figure only to show how far costs have moved, and we never assert today's bundle from a dated sales page.
At the neighborhood's 60-month median of $695,000, a fee at the $10,172 to $10,652 community range would be about 1.5 percent of the price a year. A Rapallo Villas Two villa at $695,000 therefore carries a fee load that is small against the price in percentage terms, but it is a community signal and not a neighborhood number, which is why the estoppel matters more than any sentence on this page.
Selling your Rapallo Villas Two home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo Villas Two? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Rapallo Villas Two owners pay layered costs: the neighborhood association's quarterly fee with the master pass-through inside it, a commercial master above that, one-time transfer and application charges, Lee County property tax and insurance. None of the neighborhood-level figures is published for Rapallo Villas Two, so the layers are named and the amounts are left to the estoppel.
Rapallo Villas Two Association, Inc. collects the quarterly assessment, maintains the common areas of the condominium and buys the association's insurance under its Articles. Its amount is not public. The estoppel from the association's manager states the current dues, any special assessment, any capital contribution charged at sale and any amount owed on the unit.
The Club at Rapallo, Inc. (Sunbiz N04000009116, filed September 23, 2004) owns and runs the clubhouse, courts, pools, gates, lakes and paths for all 540 residences. Owners pay it through the neighborhood bill, and the Articles' duty to collect the master's assessments is the reason the pass-through exists.
Above the residential master sits Coconut Point-North Village Association, Inc. (Sunbiz N04000004024), a commercial master tied to the wider Coconut Point mixed-use plan, and the Club's Articles require it to pay a contribution up. The practical effect for an owner is a three-tier structure inside one quarterly bill, which listings show only as a master association fee included.
Listing disclosures on other Rapallo neighborhoods report a $100 transfer fee and a $100 application fee for a new buyer or lessee, and a limit of three leases a year. We have not seen these for Rapallo Villas Two specifically, so a buyer's title company should request the neighborhood's own charges in writing.
Property tax is billed on the county's assessed value, and a buyer's first bill can differ from the seller's when the assessment and exemptions change. We quote no tax bill for Rapallo Villas Two. Insurance is an HO-6 policy on the contents, interior and loss assessment; the association's master policy covers the structure, and its deductibles matter.
At a $695,000 price, cash at closing beyond the price and any lender costs includes whatever transfer and application charges the association levies, then the quarterly fee, tax and insurance. We do not add these into one all-in figure because the neighborhood's fee is unpublished, and we would rather show a buyer the estoppel than a number we cannot source.
The recorded declaration of condominium governs Rapallo Villas Two, together with Rapallo Villas Two Association, Inc.'s Articles, bylaws and rules, and the master documents of The Club at Rapallo. We read the Articles and did not read the declaration page by page, so this section reports what we verified and tells a buyer what to request.
The state's condominium register lists Rapallo Villas Two as a 78-unit condominium recorded January 31, 2005, with a status of approved and recorded. The county's records place its declaration in Official Records Book 4574, at pages 1791, 1904 and 1910, one recording for each of four phases A through D. We cite those recordings so a buyer's title agent can pull the instruments from the Lee County Clerk.
The Articles, which we fetched from the Florida Division of Corporations, give the association the power to approve or disapprove transfers, mortgages, ownership and occupancy of units, to collect the master association's assessments from owners, and to adopt and carry out a disaster plan. Each unit carries one vote. Those are powers on paper, and the declaration and rules say how the board uses them.
The Articles say the corporation's amendments pass by a three-quarters vote of members at a meeting, or by two-thirds in a written consent. The state's record shows a last amendment event on March 18, 2013 and annual reports filed through April 2026, so the association is active and current. A buyer should request the amendment history of the declaration itself, because a rule that changed after 2005 governs the buyer, not the rule in a developer's brochure.
Exterior changes, from paint to screen enclosures and shutters, run through the community's architectural review process, reached through the association manager and its owner portal, per the master association's published responsibilities. We advise sellers who have added a lanai enclosure or hurricane protection to gather the approval letter now, because a buyer's lender or insurer may ask for it.
The Articles give the board an approval power, which a buyer should assume is used until the manager says otherwise. Listing disclosures on other Rapallo neighborhoods report a $100 application fee and a $100 transfer fee, so an application step is common in the community. Ask for the neighborhood's own procedure in writing before you write an offer.
Florida law requires a resale seller to give the buyer the governing documents, budget and disclosures, and the buyer generally has a rescission window measured in days after receipt. We ask the association's manager for the estoppel and document package on the day a contract is signed, not the day before the inspection period ends.
Rapallo Villas Two is not a 55-plus community, as far as the public record we found shows. The MLS field on recent Rapallo listings reads not a senior community, and no housing-for-older-persons declaration surfaced for this neighborhood. A buyer of any age may buy, subject to the association's ordinary approval, and we describe the property, never the people.
Seller-entered MLS data on recent Rapallo listings marks the 55-plus field as no. That field is a listing entry, so the declaration is the controlling document, and the estoppel package settles it for a specific unit. Community marketing describes owners from many life stages and part-year residents.
Renting out a Rapallo Villas Two villa appears possible, since listing disclosures across Rapallo report a limit of three leases a year and minimum terms from 30 to 90 days that vary by neighborhood, but this neighborhood's own limit and term are not published, and no short-term rental of a week or less is reported as allowed.
Listing disclosures and the master's published materials describe a three-lease-a-year ceiling per unit, a 30 day minimum at most neighborhoods, and 60 or 90 day minimums at some, with the longer terms applying in the January to April season. Those are community-level reports from listings, not a Rapallo Villas Two rule.
Because the Articles give the board power over occupancy, a tenant may need an application and a fee before moving in, and a lease that violates the minimum term can be refused. An investor should ask three questions in writing: the minimum term, the lease frequency limit and whether a tenant screening fee applies.
Community-level rent listings on our Rapallo neighborhood page ran from roughly $2,600 to $6,200 a month for the October to May season across sizes and product types, per a May 2026 listing scrape. We do not quote a Rapallo Villas Two rent, since we hold no rental closings for the neighborhood, and larger villas trade in a different band from the flats.
Rapallo Villas Two's own pet rules are not published. Listing data across Rapallo describes owners as allowed two pets with no posted weight limit, while renters are reported to be barred from pets, and assistance animals are protected under fair housing law whatever the rule says. The declaration and rules control, so a buyer with a large dog should read them first.
Several Rapallo listings report a two-pet limit for owners with no published weight restriction. That is a listing entry and not a rule. Breed and size limits, leash rules and any registration requirement sit in the declaration and rules.
Federal and Florida fair housing law require a community to make a reasonable accommodation for a service or assistance animal even where a pet rule would otherwise bar the animal. The association handles those requests through the manager, and we do not describe any resident's need, only the rule.
The villas' entry doors open at ground level, per unit numbering that runs 101 to 104 in every building on the county roll, so a resident does not walk an elevator or stair to reach the door. That is a practical convenience for a dog owner, but we treat it as an inference from numbering, not a documented plan feature.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories. Rapallo Villas Two's buildings are numbered 101 to 104 on every unit, which points to fewer than three stories, but the public record does not state a story count, so a buyer should confirm with the association.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies for condominium buildings three or more habitable stories tall, and House Bill 913 in 2025 refined them. Section 553.899 sets the milestone inspection, due at 30 years after the certificate of occupancy, and Section 718.112 sets the reserve study.
The buildings were built between 2005 and 2007 on the county roll, so a 30 year milestone, if it applied, would fall between 2035 and 2037, a decade away. The three-story test is what decides whether it applies at all, and we do not state that it does or does not.
Even where the three-story test is not met, Section 718.112 requires an association to budget for reserves for roof replacement, painting, pavement and other capital items unless owners have properly waived or reduced them. The budget and reserve schedule are the buyer's best view of how ready a villa community is for its first new roofs.
The condominium register lists the project as approved and recorded, which is the status of the declaration. It is not a finding about a building's condition and says nothing about reserves. A buyer asks the association for the current budget, the reserve schedule and any engineer's report.
Section 718.503 requires a resale seller to give the buyer the governing documents, budget and disclosures, and Section 718.116(8) gives the estoppel certificate and caps its fee. A buyer should have the declaration, articles, bylaws, rules, the current budget and financial statement, and any reserve or milestone report before the inspection period ends.
At a point we geocoded on Ponte Romano Lane in Rapallo Villas Two, the FEMA flood map shows Zone X, an area of minimal flood hazard outside the special flood hazard area, on panel 12071C0591H effective November 17, 2022. That is one point, not a survey, and the neighborhood's footprint is mixed.
When we queried a box of about a third of a mile across the neighborhood, FEMA returned minimal hazard and 0.2 percent annual chance polygons together with AE and AH polygons, so the footprint is not uniform. A buyer must check the parcel, not the community, and a lender's flood determination or an elevation certificate settles it.
Rapallo sits east of US-41 and roughly four to five miles inland, outside the surge corridor that damaged the coast in Hurricane Ian in September 2022. The Village of Estero's manager told council that about 90 percent of Estero's damage that night was on West Broadway, with the most affected areas west of US-41. Rapallo's exposure is wind, rain and tree damage, not surge. We hold no Villas Two damage reports and make no claim about individual buildings.
The Village of Estero participates in FEMA's Community Rating System at Class 6, which its own page says earns a 20 percent discount on flood insurance premiums in the special flood hazard area. Owners in Zone X are outside that area, so the discount applies only to those with a special flood hazard area policy.
The association's master policy covers the structure and common elements under Section 718.111(11), and its cost is inside the dues. An owner carries an HO-6 policy on contents, interior finishes and personal liability, and should add loss assessment coverage, since a master policy shortfall can be levied on owners. Windstorm deductibles on master policies are commonly set at 2 to 5 percent of building value, per an industry summary, and the declaration or the insurer states the actual figure.
Florida insurers must accept the uniform mitigation verification form, OIR-B1-1802, when giving credits for roof shape, roof deck attachment, opening protection and other features. A seller who has the form gives a buyer a head start on the insurance quote, which we recommend gathering before a listing goes live.
Federal flood insurance is not required by lenders in Zone X, but the national program's own materials say a large share of claims come from outside the special flood hazard area, and a policy has a 30 day waiting period before it takes effect. We tell every buyer to price a flood policy before closing, whatever the map says.
Rapallo Villas Two is in the Lee County School District, whose Village of Estero page lists Pinewoods Elementary, Three Oaks Middle and Estero High as the schools serving the Rapallo area. Lee County now runs an open enrollment and choice model, so a zoned school is a starting point, and a buyer should confirm the assignment by address with the district before relying on it.
The Village of Estero's school page names Pinewoods Elementary, Three Oaks Middle School and Estero High School as the public schools serving Rapallo, with the Estero-area schools carrying B and A grades from the state in the 2024 to 2025 report the community hub cites. We quote the letter grades as reported, and grades change each summer.
Lee County uses school choice with an application window that runs in the winter, and tuition-free charters such as Bonita Springs Charter School are about ten minutes from Rapallo, per the community's drive time research. Private schools range from about eight minutes to thirty minutes by car, and tuition is each school's own published figure.
We do not rank schools or tell a buyer which schools are right for a family. A buyer who cares about a specific school should call the district's enrollment office with the address and ask which school it feeds today.
Rapallo Villas Two sits inside the Village of Estero, whose Community Development Department handles building permits, and the buildings pre-date the Village's incorporation at the end of 2014, so early permits sit with Lee County. We did not pull a permit history for a specific villa, and a buyer should ask the seller and the Village.
The Village's Community Development Department issues permits and answers questions at 239.221.5036, and Lee County holds permits from before incorporation. A title company's lien search shows recorded liens, and a seller's permit file shows what work was done and closed.
Roof replacements, window and door replacements, air conditioning changes, lanai enclosures and water heater changes are the work a buyer's inspector or insurer asks about. An open or expired permit can delay a closing, so a seller should close out any permit before listing.
After Hurricane Ian, Village guidance on substantial damage applied to structures in the special flood hazard area under the fifty percent rule. A villa in Zone X is outside that rule, but a buyer should ask any seller what repairs followed the storm and who did them.
Near Rapallo Villas Two, the Village of Estero and Lee County records show a fast-moving pipeline: a commercial project called the Marketplace at Coconut Point under construction on Via Rapallo Drive, a contested apartment proposal on the former cinema site, the Woodfield and Lumio developments and a multi-year I-75 widening. We report status as last reported and date it.
The Marketplace at Coconut Point is a 9.6 acre retail and restaurant project on Via Rapallo Drive, the road residents use to reach the gate, with a start date of January 2024 and, per the community's research, under construction as of January 2026. Reported tenants include a coffee drive-thru and a fast-food drive-thru. We would confirm current status with the Village before a buyer relies on it.
A proposal for about 360 apartments on the former cinema site north of Rapallo's entry corridor drew sharp criticism from the Village's advisory board in March 2026 and, as of the May 2026 research we hold, had not reached a binding Village Council vote. We have not re-verified its status since, and a buyer who cares should check the Village's planning board agendas.
Woodfield Estero is a 46 acre mixed-use project reported under construction at US-41 and Coconut Road, south of Rapallo, and Lumio Estero is a 330 unit multifamily project reported to have broken ground in December 2025. The community's research puts more than 1,700 new multifamily units within about a mile.
The Florida Department of Transportation is widening I-75 in Lee and Collier counties, with work beginning in 2026 and all sections projected complete by 2032, per a local road report. Owners near the interstate should expect construction-zone slowdowns for several seasons.
Coconut Point, the 1.2 million square foot outdoor center that five pedestrian gates open toward, is in a multi-year capital refresh as it reaches its 20th year in November 2026. The gates are the reason the neighborhood markets itself as walkable, and construction activity next door is a trade-off a buyer should see in person.
Daily logistics at Rapallo Villas Two run through a guard-gated entry, cable and internet listed as included in Rapallo fee bundles, cluster mail, Lee County curbside trash and recycling, and a drive-time set that puts the Coconut Point center, the Lee Health emergency department and I-75 within about a few minutes of the gate.
The community's normal mid-day drive times from the main gate are: Coconut Point center and the Lee Health Coconut Point emergency department, one to three minutes; I-75, five to eight minutes; Bonita Beach and Southwest Florida International Airport, each fifteen to twenty minutes; downtown Naples, twenty-five to thirty minutes. Add 15 to 40 percent during the January to April season.
Destination | Approximate drive from the main gate |
|---|---|
Coconut Point center | 1 to 3 minutes |
Lee Health Coconut Point emergency department | Under 3 minutes |
I-75 exits | 5 to 8 minutes |
Bonita Beach | 15 to 20 minutes |
Southwest Florida International Airport | 15 to 20 minutes |
Downtown Naples | 25 to 30 minutes |
Lee Health Coconut Point, across US-41 from Rapallo's southern boundary, is a 24-hour freestanding emergency department, with an outpatient campus, and its phone is (239) 468-0000 per Lee Health. That is a real convenience for an owner who wants emergency care within minutes.
Estero condominium communities typically use cluster mailboxes, and the nearest post office is south on US-41. Lee County Solid Waste handles curbside trash and recycling with a summer set-out time of 5:00 AM from May 1, and the association's manager can confirm the collection arrangement for the neighborhood's streets.
The community markets a 24-hour guard-gated entry. We do not know the staffing hours or whether plate readers are used, and we would ask the manager. The five pedestrian gates open toward Coconut Point.
Public transit stops at Coconut Point Mall, but Lee County's bus network is sparse. Most residents drive for daily errands, and a villa buyer should plan for one or two cars per household.
Selling your Rapallo Villas Two home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo Villas Two? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling a Rapallo Villas Two villa at the neighborhood's $695,000 60-month median (17 MLS closings) costs roughly $29,200 to $46,600 at closing, 4.2 to 6.7 percent of the price, depending on whether a buyer's agent is paid. The figure is an estimate, the contract controls, and prorated property tax is not included.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Line | Amount |
|---|---|
Documentary stamps on the deed, $0.70 per $100 | $4,865.00 |
Owner's title policy, $5.75 per $1,000 to $100,000 then $5.00 per $1,000 | $3,550.00 |
Listing commission, illustrative 2.75 percent | $19,112.50 |
Buyer's agent compensation, if offered, illustrative 2.5 percent | $17,375.00 |
Title search and settlement, approximate | $1,200.00 |
Lien search, approximate | $175.00 |
Association estoppel, capped at up to | $299.00 |
Total with buyer's agent compensation | $46,576.50 (6.7 percent) |
Total without buyer's agent compensation | $29,201.50 (4.2 percent) |
Commission rates are negotiable and set in the listing agreement, so the two rows are examples, not quotes. Net before any mortgage payoff comes to about $648,423.50 with a buyer's agent and $665,798.50 without.
In Lee County the customary allocation has the seller paying the owner's title policy and the deed's documentary stamps, and the buyer paying recording fees and any lender's policy. A contract can move any of these, and a negotiated contract controls. We tell sellers this before the first showing so that a number at the closing table is never a surprise.
The estimate leaves out the prorated property tax for the months the seller owned in the year of sale, any association transfer or capital fee that the declaration imposes, repairs a buyer's inspection requests, and the seller's own loan payoff. The estoppel is the document that names association-side charges.
At this neighborhood's median of 2 days on market over 60 months, carrying costs of fees, insurance and taxes run for a short time when a villa is priced correctly. A villa priced above the market stays listed, and each month adds a quarter of fees and a month of insurance. That is why we build the price from the closings on this page and not from a hoped-for number.
Rapallo Villas Two is the smallest and highest-priced of the three Rapallo neighborhoods we cover: 78 condominium villas built 2005 to 2007, with a $695,000 median on 17 MLS closings in 60 months, against $419,000 on 76 for Rapallo One and Four together and $440,000 on 49 for The Enclave and Rapallo Three together.
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 roll | Regime | Built | Median heated area on the roll | MLS closings, 12 months | MLS median, 60 months |
|---|---|---|---|---|---|---|
Rapallo Villas Two | 78 | Condominium | 2005 to 2007 | 1,810 sq ft | 1 (small sample) | $695,000 on 17 |
Rapallo One with Rapallo Four | 254 | Condominium | 2005 to 2007 | 1,500 sq ft | 24 | $419,000 on 76 |
The Enclave at Rapallo with Rapallo Three | 207 | Condominium | 2006 to 2007 | 1,612 sq ft | 12 | $440,000 on 49 |
Together the three groups hold 539 units, against the 540 residences the community states. The Rapallo One page covers Rapallo One and the merged Rapallo Four, and The Enclave page covers The Enclave and the merged Rapallo Three, so each row above is a group. The MLS does not split Rapallo by neighborhood, so the closings for all three groups were assigned by matching each to a county sale of a parcel in the group.
Rapallo One, with Rapallo Four, is the community's terrace and carriage-home product: 254 units with a 1,500 square foot median on the roll, and a $390,000 median on 24 MLS closings in the last 12 months. Villas Two's $695,000 60-month median is about 66 percent higher than Rapallo One's $419,000 on 76 closings, and its median heated area is about 21 percent larger.
The Enclave at Rapallo, with Rapallo Three, has 207 units and a $397,500 median on 12 closings in 12 months. Its 60-month median is $440,000 on 49 closings, so Villas Two's $695,000 sits 58 percent above it, while the price per square foot gap is smaller: $348.20 against $260.80, 33 percent.
A Rapallo buyer with a budget under $500,000 will not find a Villas Two sale in the 60 month record, since the lowest of the 17 closings was $525,000 in November 2021. A buyer above $650,000 will find Villas Two the neighborhood where most sales sit, since 11 of the 17 closed at or above $680,500.
Villas Two's median days on market is 2, against 11 for The Enclave group and 16 for Rapallo One's group over 60 months, and its median sold-to-list ratio is 100.0 percent against 97.5 percent and 97.7 percent. A small neighborhood with few listings sells fast when a listing appears. That does not mean every listing sells fast, and it is one reason we use the 60 month window.
Mirasol at Coconut Point is a separate community with its own association and amenities, not a neighborhood of Rapallo, and buyers who search for one often see the other. Anyone comparing the two should compare fees, amenities and documents, not just prices.
Selling your Rapallo Villas Two home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo Villas Two? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Rapallo Villas Two for larger courtyard-style villas at a $695,000 median on 17 MLS closings in 60 months and quick sales; choose The Enclave at Rapallo for a lower entry price, near $440,000 on 49 closings in 60 months, and many more sales to compare.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | Rapallo Villas Two | The Enclave at Rapallo (with Rapallo Three) |
|---|---|---|
Units on the roll | 78 | 207 |
Built | 2005 to 2007 | 2006 to 2007 |
Median heated area on the roll | 1,810 sq ft | 1,612 sq ft |
Bedrooms on the roll | 3 on all 78 | 3 on 198, 2 on 9 |
MLS closings, 12 months | 1 (small sample) | 12 |
MLS median, 60 months | $695,000 on 17 | $440,000 on 49 |
Median price per sq ft, 60 months | $348.20 | $260.80 |
Median days on market, 60 months | 2 | 11 |
Median sold-to-list, 60 months | 100.0 percent | 97.5 percent |
Association | Rapallo Villas Two Association, Inc. | The Enclave at Rapallo Association, Inc. |
Amenities | The Club at Rapallo | The Club at Rapallo |
A buyer who wants more living area, the villa plans that sell above $700,000 and who can wait for a listing should look here first. Ten of the 17 closings sold within two days of listing, so a buyer needs a lender letter in hand and a plan to view quickly. A move-up owner from a smaller Rapallo unit is the classic buyer.
A buyer who wants Rapallo's club at a lower price, with a larger pool of sales to compare and a quicker choice of listings, should look at the Enclave and its merged Rapallo Three. Its 12-month record of 12 closings is a fuller market than Villas Two's single sale.
The $255,000 gap between the two 60-month medians is paid mostly for size and product: Villas Two's median roll area is about 200 square feet larger and its sales include 2,376 and 2,276 square foot villas. Buyers should compare a specific villa's plan and condition, not the medians.
Both neighborhoods use The Club at Rapallo, so the choice is not about the pool, the courts or the gates. It is about the building, the plan, the association's finances and the price.
Neither neighborhood is a short-term rental, since the community reports no rentals of a week or less. An investor should weigh the three-lease limit and the minimum terms and would find a lower entry price and deeper resale market in the Enclave group than in Villas Two.
Rapallo Villas Two offers the community's largest and highest-priced villas, quick sales at list in its 60-month record, ground-level entries per unit numbering and full use of The Club at Rapallo, at the cost of very thin sales data, an unpublished fee, no golf and a busy construction corridor next door.
The 60 month record shows 11 of 17 sales at or above list, a median sold-to-list ratio of 100.0 percent and a median of 2 days on market. Owners share a club with courts, pools and walking paths, and five pedestrian gates open toward Coconut Point.
The neighborhood's own quarterly fee is not published. Only one sale closed in the last 12 months, so price discovery is hard. Recent construction and a proposed apartment project near the entrance corridor could change the surroundings. And the community has no golf course.
The neighborhood is inland, east of US-41, with no CDD bond on the tax bill, per developer marketing and listing data. The Village's flood program is Class 6. A buyer still needs a parcel flood determination.
A villa community of 78 units spreads the association's budget across fewer owners than a 254 unit group, so a single roof or paving project weighs more per unit. We cannot state Villas Two's reserve funding, and a buyer must read the budget.
We think Rapallo Villas Two suits a buyer who wants space and a quiet, small-association feel inside a large club, and who accepts thin data by doing more homework. It suits a seller who wants a fast sale at a fair list price and who will price from the 17 closings, not from a single neighbor's number.
If you're searching for a Rapallo Villas Two listing agent, or thinking, 'I need someone to sell my Rapallo Villas Two home...' you are selling into Rapallo's smallest and highest-priced neighborhood, where a few closings set the price and the ask against them decides the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked the one Rapallo Villas Two closing in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 17 the MLS has recorded 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.
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Start with a free Rapallo Villas Two home valuation. Jesse follows up with the Rapallo Villas Two closings that fit your villa: the same size and bath count, adjusted for condition, updates, furnishings and any lease in place. For the full seller playbook, see the Rapallo seller guide linked earlier on this page.
(239) 898-6072, text or call. Confidential conversations welcome. Our Rapallo Villas Two seller's guide walks through the sale step by step, and the Rapallo Villas Two home valuation page shows how homes here are priced.
For a villa priced to the closings, the record is favorable: 11 of the 17 sales in 60 months closed at or above the final list price and the median time on market is 2 days. Only one closing in the last 12 months means a seller should expect buyers to compare the villa against Rapallo's other neighborhoods too (Southwest Florida MLS, September 29, 2026).
Against Rapallo Villas Two's own sales, by size. In 60 months four 2,376 square foot villas closed at a $747,500 median, four 1,996 square foot villas at $724,500, and four 1,976 square foot villas at $630,000 (small samples).
The 60 month median is 2 days, with a range of 0 to 98 days, and 10 of the 17 sold within two days of listing. The slowest, at 98 days, closed in September 2023 at $695,000 against a $699,999 final list price.
The Articles give the board power over transfers, and community listing data shows a $100 application fee elsewhere in Rapallo, so ask the association's manager for the neighborhood's procedure and fee before you list.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and a three-lease-a-year limit is reported across Rapallo, so confirm the tenant's term with the manager.
Rapallo Villas Two 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 Villas Two sale and public record in Rapallo 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 Villas Two 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 Villas Two 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.
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!” Katharine Shea, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review
Selling your Rapallo Villas Two home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo Villas Two? 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 Villas Two villas for sale, condos for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Rapallo Villas Two and points to the section that holds the detail. Where a record is not public, the answer says so.
Rapallo Villas Two is a condominium neighborhood of 78 villas inside Rapallo at Coconut Point, a gated community of 540 residences in Estero, Florida. It was recorded in 2005, built between 2005 and 2007 per the county roll, and is the smallest of Rapallo's five recorded condominiums.
Rapallo Villas Two is neither Mirasol at Coconut Point nor the Rapallo Condominium Apartments associations that appear in state corporate searches for the name. This page covers Rapallo Villas Two Association, Inc., Florida document number N04000009111, inside Rapallo at Coconut Point in Estero, Lee County.
Rapallo Villas Two is inside the gated Rapallo community, east of US-41 in the Village of Estero, ZIP 33928, about four to five miles inland from the Gulf. Its four streets are Ponte Romano Lane, Isola Verdi Way, Via Palazzo Place and Punta del Capo Court.
The Lee County 2026 roll carries 78 condominium parcels for Rapallo Villas Two, and the state register lists 78 units on the recorded declaration. The county's records split them across three recordings: 16 units in phase A, 12 in phase B and 50 in phases C and D.
The county roll shows three bedrooms on all 78 parcels, with 50 parcels at two baths and 28 at three. MLS sales list two bedrooms plus a den, three bedrooms and three bedrooms plus a den, so a buyer should compare the specific plan and not the roll.
The roll records heated areas from 1,665 to 3,554 square feet with a median of 1,810, and the MLS shows 1,824 to 2,376 square feet across the 17 closings. The 3,554 square foot parcel is a single outlier on the roll and we do not treat it as typical.
The 60 month median is $695,000 on 17 MLS closings, from $525,000 to $881,000. The 12 month window has only one closing, at $800,000, so it is a small sample, and the longer window is the fair guide. Every closing appears in the market snapshot.
One closed in the MLS in the 12 months to September 29, 2026, at $800,000 in March 2026, and the county roll shows the same single sale. Four closed in 24 months at a $775,000 median, the mean of $750,000 and $800,000, also a small sample.
The 60 month median is 2 days on market, with a range of 0 to 98 days, and 10 of the 17 sold within two days of listing. A buyer should arrive with financing ready, because a good listing may not last a weekend.
Two of the 17 closed above the final list price, nine at it and six below, with a median sold-to-list ratio of 100.0 percent. The 2025 sale at $881,000 against an $800,000 list is the outlier at 110.1 percent.
The 60 month median is $348.20 per square foot of MLS living area on 17 closings. The 12 month sale was $336.70 and the 24 month median $373.02, both small samples, and the figure varies by plan.
Rapallo Villas Two's own quarterly fee is not published. Rapallo listings for other neighborhoods disclosed $2,543.03 to $2,663.11 per quarter in May 2026, so the estoppel from the association is the only source for this neighborhood's figure.
MLS fee fields across Rapallo list cable, internet, exterior building insurance, irrigation water, lawn maintenance, the master association fee, exterior pest control, recreation, reserves, security and gate, sewer, street maintenance, trash and water. Confirm the neighborhood's own bundle in the estoppel, since these are seller-entered fields.
No community development district bond is reported for Rapallo, and listing data shows the tax district type as not applicable. A buyer should still read the tax bill for a parcel before closing to confirm no district line appears.
Owners use The Club at Rapallo, described by the developer as a clubhouse, lagoon pools, a lap pool, five lighted tennis courts, a fitness center, nine lakes and walking paths, with five pedestrian gates toward Coconut Point. Those are dated marketing details, so confirm hours and programs with the club.
No. Rapallo has no golf course, and its developer marketed the community as having everything but golf. Golf is available at other communities and courses nearby, at their own fees, and it is not part of Rapallo Villas Two's fee.
No, as far as the public record we found shows. MLS listings across Rapallo mark the senior-community field as no, and buyers of any age may purchase, subject to the association's ordinary approval and rules.
Probably, with limits. Rapallo listings report a maximum of three leases a year and minimum terms of 30 to 90 days that vary by neighborhood, and no rentals of a week or less. Rapallo Villas Two's own rule must be confirmed in writing before you buy.
Listing data across Rapallo reports two pets for owners with no posted weight limit, and no pets for renters, but Rapallo Villas Two's own rules are not published. Assistance animals are protected under fair housing law whatever the rule says.
At a point we geocoded on Ponte Romano Lane, FEMA shows Zone X, minimal flood hazard, on panel 12071C0591H effective November 17, 2022. The neighborhood's footprint is mixed, though, so a flood determination on the parcel settles it.
We hold no report of flooding in Rapallo Villas Two. Rapallo is east of US-41, outside the surge corridor, and Estero's damage was concentrated west of US-41, per the Village manager's briefing. We make no claim about any particular building's storm history and advise asking the seller.
An HO-6 policy for contents, interior and liability, ideally with loss assessment coverage, since the association's master policy covers the structure and a shortfall can be assessed to owners. A buyer should also price flood insurance and ask for a wind mitigation form.
Florida's milestone and structural reserve study rules apply to buildings of three or more habitable stories. Unit numbers 101 to 104 in every building point to fewer than three, but the story count is not in the public record, so ask the association.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School for the Rapallo area. Lee County uses school choice, so confirm the assignment for a specific address with the district.
Bonita Beach, the closest public Gulf beach, is about seven miles away, a fifteen to twenty minute drive from Rapallo's main gate in normal traffic. Lovers Key State Park is about eleven miles, twenty to twenty-five minutes.
Southwest Florida International Airport is about fourteen miles north of Rapallo, fifteen to twenty minutes in normal traffic, per the community's drive time research. The January to April season adds 15 to 40 percent.
Yes. Rapallo markets a guard-gated entry, and Rapallo Villas Two sits inside it. We do not know the gate's staffing hours, so ask the manager, and five pedestrian gates also open toward Coconut Point.
The association's Articles give its board power over transfers and occupancy, and Rapallo listings report a $100 application fee and a $100 transfer fee elsewhere in the community. Ask the manager for Rapallo Villas Two's own procedure before you write an offer.
Florida law requires a resale seller to give the buyer the governing documents, budget and disclosures, and to provide an estoppel certificate, whose fee is capped. We request the package the day a contract is signed and read it with you before the inspection period ends.
We found no record of one for Rapallo Villas Two. One Rapallo Three listing showed none, but that is another neighborhood and one listing, so the estoppel and the board minutes are what a buyer should read.
The Marketplace at Coconut Point on Via Rapallo Drive, a proposed apartment project on the former cinema site, Woodfield, Lumio and an I-75 widening are the projects reported nearby. Status is dated in the section on nearby development, and we recommend checking the Village's agendas.
Rapallo Villas Two has larger villas and a higher price, $695,000 on 17 closings in 60 months, against about $440,000 on 49 for The Enclave and Rapallo Three together. Both share The Club at Rapallo, so the choice is about the building, size and price.
Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. We will send the closings that fit your budget and size, and set up viewings as listings appear. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
These are the questions sellers ask most about selling a Rapallo Villas Two villa in Estero, answered from the recent closings and the public record. Each answer names Rapallo Villas Two. For a number on your villa, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 60 month median of $695,000 on 17 MLS closings and adjust for size, bath count, condition and asking history. The 12 month window has one sale at $800,000 (small sample). For a number on your villa, use the free home valuation or Call Jesse direct at (239) 898-6072.
The most recent MLS closing was $800,000 in March 2026 for a three-bedroom-plus-den, three-bath villa of 2,376 square feet, and the one before it was $881,000 in April 2025 for the same size. Every closing is listed by month, price, beds and area in the market snapshot.
Very few. The MLS shows 1 closing in 12 months, 4 in 24, 7 in 36 and 17 in 60, and the county roll shows 1 qualified sale in the last 12 months. A thin market means each closing carries weight with the next buyer.
The 60 month median is 2 days on market, with a range of 0 to 98 days, and 10 of the 17 sold within two days. The slowest closed in September 2023 after 98 days at $695,000 against a $699,999 final list price.
The 60 month median sold-to-list ratio is 100.0 percent, with 2 sales above the final list price, 9 at it and 6 below. The lowest ratio was 88.6 percent, so an inflated ask can cost real money.
Eleven of the 17 closings in 60 months fell from March through June, with 6 in March alone, which fits Southwest Florida's winter season and its spring closings. That is a small sample, and a well priced villa closed in every season we can see.
Yes, by MLS living area and bath count. Four 2,376 square foot villas closed at a $747,500 median, four 1,996 square foot villas at $724,500, and four 1,976 square foot villas at $630,000 (small samples), so a single neighborhood median hides a wide spread.
Less than you might expect. Twelve two-bath closings had a $691,944 median and five three-bath closings a $695,000 median, so size and plan explain more of the spread than the third bathroom does.
The estoppel is the association's statement of what a unit owes and what fees apply. Florida caps the fee for a current-account estoppel at $299 and sets a delivery deadline, and we request it the day the contract is signed.
The Articles give the board power over transfers and occupancy, so it may have an approval step. Ask the manager for Rapallo Villas Two's procedure, timing and fee before you list, so it never delays a closing.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease. A three-lease-a-year limit and minimum terms of 30 to 90 days are reported across Rapallo, so confirm the tenant's term with the manager.
At the $695,000 median, closing costs run roughly $29,201.50 without buyer's agent compensation and $46,576.50 with it, 4.2 to 6.7 percent, as an estimate. The worked table above shows each line, and the contract controls.
By Lee County custom the seller pays the deed's documentary stamps, $0.70 per $100, or $4,865.00 at $695,000, and the owner's title policy. A contract can move either cost, and a negotiated contract controls.
Yes. Commissions are set in the listing agreement between the seller and the broker, and the table's 2.75 percent listing and 2.5 percent buyer's agent figures are illustrations, not quotes. Call Jesse to discuss the structure for your villa.
At a $695,000 price, before any mortgage payoff, about $648,423.50 with buyer's agent compensation and $665,798.50 without, using the estimate's rates. The property tax proration and your loan payoff are not included, and your closing statement is the final number.
That depends on your basis, how long you lived in the villa and your circumstances, so ask a tax adviser. The IRS's Topic 701 and Publication 523 explain the home-sale exclusion, and we do not give tax advice.
Fix what a buyer's inspector will find: roof, air conditioning, plumbing and any open permit. Cosmetic updates should be judged against the sold record for your size, since a few dollars per square foot separates a recent sale from an older one.
It is not required, but Florida insurers must accept the uniform form, OIR-B1-1802, for credits, and a current report helps a buyer price insurance. We recommend having one before the first showing, especially on a villa with impact glass or a newer roof.
The FEMA map at one Ponte Romano Lane point shows Zone X, but the neighborhood's footprint is mixed, and a buyer's lender will order its own determination. Having an elevation certificate or the zone on hand avoids surprises.
The declaration, articles, bylaws, rules, the current budget and financial statement, the estoppel, any reserve or milestone report, insurance details, permits and warranties. A buyer must receive several of these by law, and having them ready speeds a contract.
The estoppel will show the balance, and Florida law lets an association lien for unpaid assessments, so amounts owed are paid from the proceeds at closing. Curing the account before listing avoids a delay.
It can, since a buyer will ask who pays it, and the contract decides. We found no record of one for Rapallo Villas Two, and the estoppel shows any assessment that has been levied or is proposed.
Tell us early. An unpermitted addition or a lanai enclosure without an approval letter can stall a buyer's lender or insurer. The Village's Community Development Department can tell you how to close a permit, and the association's architectural review can supply an approval.
Yes. Rapallo is guard-gated, so showings go through the gate under the association's rules. We arrange access for every showing and handle it with the gate for you.
We list it in the Southwest Florida MLS with the correct living area, plan and bath count, price it from the sold record on this page and show it to buyers we know. We do not promise a result, and the record shows a correctly priced villa can sell in days.
Yes, confidential conversations are welcome. Call Jesse direct at (239) 898-6072 to talk through your options before you decide anything.
Use the free home valuation or Call Jesse direct at (239) 898-6072. Jesse follows up with the Rapallo Villas Two closings that fit your size and bath count, adjusted for condition.
In March 2026 a three-bedroom-plus-den, three-bath villa of 2,376 square feet closed at $800,000 in 9 days on a matching list price. In April 2025 the same size sold for $881,000 in 2 days against an $800,000 list, the neighborhood's highest price in the record.
The record's medians rose from $545,000 in 2021 to $815,500 in 2025 and $800,000 in 2026, but the last two years hold three sales, so we would not call a trend from them. County recorded sales show the same climb from $510,000 in 2021 to $815,500 in 2025.
Then we look at the county's recorded sales by street and the MLS sales of the closest size, and adjust for the difference. The roll's 1,810 square foot median sits near the 1,824 square foot MLS plan, which closed three times at a $650,000 median (small sample).
We cannot predict prices. The record shows quick sales at list when a villa is priced to the closings, and one closing in the last 12 months, so waiting adds carrying cost without adding data. The valuation gives a current number to weigh against your plans.
Call Jesse direct at (239) 898-6072 or use the free home valuation, and Marc takes buyer calls at (239) 287-5873. We will bring the Rapallo Villas Two closings that fit your villa to the first conversation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Every fact on this Rapallo Villas Two guide traces to a primary record below: state corporate and condominium records, Florida statutes, 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 Southwest Florida MLS.
Rapallo Villas Two's key documents are published by the State of Florida, FEMA and federal agencies, and the table links each to its issuing authority. The recorded declaration of condominium is held in the Lee County Clerk's official records at Book 4574, and the association's manager can supply the current rules and budget.
Document | Issued by | Date | Link |
|---|---|---|---|
Articles of Incorporation, Rapallo Villas Two Association, Inc. | Florida Division of Corporations | filed September 23, 2004 | |
Rapallo Villas Two Association, Inc. record | Florida Division of Corporations | annual reports through April 2026 | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | |
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 Villas Two. 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.
