Stonewater

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

Jesse McGreevy and Marc Comisar help Stonewater sellers first and Stonewater buyers right behind them. They are Top 1% Real Estate Agents Nationally Since 2008, they lead the #1 Team in Southwest Florida since 2012, they carry over $900 million in Sales between them, and their team is the #5 real estate team in Florida (RealTrends 2026). In a community where the builder is still closing out its own homes, the useful question is not what a portal guesses a house is worth, but what the county's recorded sales, the Southwest Florida MLS and the district's own budget say about the specific home.

Stonewater is a D.R. Horton community of single-family homes in Cape Coral, Florida, at the southwest corner of Tropicana Parkway and Nelson Road in ZIP 33993, built around five lakes on about 185 acres. Three facts decide value here right now. First, the builder's own page, read October 15, 2026, says "Closing Out", and 13 of the 327 lots have no recorded sale in the county file through September 25, 2026. Second, a community development district sits on the tax bill and owns the five lakes, and a repair of eroding lake banks is pending. Third, the resale market has only just started: 4 of the 42 recorded sales in the last 12 months were resales.

This guide is built from the Lee County Property Appraiser's parcel map, roll and recorded sales, the Southwest Florida MLS matched to the community by its Development and Sub Condo fields, the district's budgets, audit and minutes, the South Florida Water Management District permit, FEMA and Lee County map layers, and the Florida Statutes. Every figure carries its source and its date, and where the public record is silent we say so in plain words. To go straight to your side of the table, read our Stonewater seller guide, check what a Stonewater home is worth, or see how we help Stonewater buyers.

Why McGreevy and Comisar Are the Best Realtor for Stonewater

McGreevy and Comisar price Stonewater homes against the builder's own remaining homes, so every valuation starts from the 42 Lee County recorded sales, the 30 Southwest Florida MLS closings, the lot's position against the five lakes and the community development district line on the tax bill. The team has been Top 1% Real Estate Agents Nationally Since 2008.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026).

If you're searching for the best realtor for Stonewater, whether you're ready to sell your Stonewater 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, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Between Jesse and Marc personally, the number is over $900 million in Sales. If you are weighing the best real estate agents in Cape Coral, ask who prices a Stonewater resale against the builder's current list and who has read the district's budget. Our Stonewater work is organized the same way for every client, whether the plan is to sell, to find out what the home is worth or to buy.

Our Stonewater market record, the last 12 months

In the last 12 months we tracked 42 recorded sales in Stonewater in the Lee County Property Appraiser's public sales files, an estimated 38 of them builder-direct, and matched 30 Southwest Florida MLS closings (Matrix, pulled October 10, 2026) with a median of 79.5 days on market, 97.2 percent of final list price, 12 active listings on October 10, 2026 and 4.8 months of supply. The county record puts the median recorded price at $378,070 and the range at $299,000 to $496,515. The highest recorded sale, $496,515, closed in July 2026 on Spring Hill Lake Loop and was a builder-direct sale. The lowest, $299,000, was a resale on Heather Lake Avenue in March 2026.

Those figures describe the market, not any one house. A Stonewater home is priced against three things at once: the builder's remaining homes, the handful of resales, and the recurring charges that follow the lot. The sections below measure each of them.

Honors and recognition

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

The team is the #5 real estate team in Florida (RealTrends 2026).

For Stonewater sellers specifically

A Stonewater seller competes with a builder that is still selling new homes in the same community, so the listing has to explain what a resale offers that a new home does not, and what the district charge and the unpublished association dues do to a buyer's monthly cost. Premium marketing on every listing means cinematic video, drone, professional photography, a qualified buyer database built over two decades, and discretion plus off-market capability when a seller needs it. Our clients review us in their own words, and each quote below names the site where it was posted. We publish no aggregate score, and every review we quote is a five-star review.

★★★★★ "Very impressive team. Marc, especially, was patient with me as my stress level mounted. Both Comisar and McGreevy are very knowledgeable and responsive. Excellent service from them. Highly recommend them to others." Verified Zillow review

★★★★★ "We have worked with Marc on a number of real estate transactions over the last few years. He is extremely professional and as remote purchasers, provided valuable insights about the area and the properties we were interested in. We would highly recommend Marc as a trusted advisor if your are looking to buy or sell in SWFL." Verified Zillow review

Selling your Stonewater home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-stonewater, or call Jesse direct at (239) 898-6072.

Buying a home in Stonewater? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we help Stonewater buyers, or see how we represent buyers.

Key Takeaways: What Should Stonewater Buyers and Sellers Know?

Stonewater is a D.R. Horton community of 327 single-family lots around five lakes in northwest Cape Coral, and the eight points below decide most buying and selling questions about it. Each point carries its source and its date, and each question the public record cannot answer is marked as unknown.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026, county roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; Stonewater Community Development District documents read October 15, 2026; FEMA and Lee County layers re-checked October 15, 2026; builder pages read October 15, 2026).

• What it is: a D.R. Horton community of 327 platted single-family lots and 17 common tracts on about 185 acres in ZIP 33993, with first recorded home sale on July 14, 2022 (Stonewater Community Development District, About the District; Lee County Property Appraiser parcel map, re-queried October 15, 2026).
• The market: 42 recorded sales in the 12 months to September 25, 2026 at a $378,070 median, an estimated 38 of them builder-direct and 4 resales at a $360,000 median (Lee County recorded sales, our analysis).
• The pace: an MLS median of 79.5 days on market and 97.2 percent of final list price for 30 closings, with 12 active listings on October 10, 2026 and 4.8 months of supply (Southwest Florida MLS, Matrix, pulled October 10, 2026).
• The builder: D.R. Horton's Stonewater page, read October 15, 2026, shows "Closing Out", prices "From $328,990" and three one-story plans; 13 of the 327 lots have no recorded sale through September 25, 2026.
• The district: the Stonewater Community Development District charges $1,869.96 per lot for fiscal year 2026 (adopted) on the county tax bill; $2,166.99 is proposed for fiscal year 2027 (the adopted figure was not yet posted on October 15, 2026); the district's Series 2021 bonds run to 2051 (Stonewater CDD, fiscal year 2026 budget).
• The lakes: five lake tracts of about 97 acres, owned by the district; the larger ones are former mining pits, and a bank repair note of up to $900,000 is pending (Stonewater CDD, June 11, 2026 agenda packet).
• Flood and storms: FEMA Zone X on the effective maps of November 17, 2022, Lee County Evacuation Zone C, and a builder features sheet that lists concrete block construction and hurricane storm panels (FEMA National Flood Hazard Layer).
• What is not published: the homeowners' association dues, the lake use rules and the date the builder turns the association over to owners are not in any document we could read.

Table of Contents

This Stonewater guide is organized so a seller or a buyer can go straight to the record that answers the question: the county's recorded sales, the builder's closing out, the community development district, the fee stack, the lakes, flood and storm facts, schools, drive distances, and a side-by-side with Coral Lakes.

• Why McGreevy and Comisar Are the Best Realtor for Stonewater
• Key Takeaways: What Should Stonewater Buyers and Sellers Know?
• What Is It Like Living in Stonewater as a Homebuyer?
• What Does the Stonewater Market Look Like Right Now?
• How Did Stonewater Come to Be?
• What Is Left to Build in Stonewater as D.R. Horton Closes Out?
• What Homes, Lots and Streets Make Up Stonewater?
• Who Governs Stonewater: the HOA, the CDD or the Builder?
• What Is the Stonewater Community Development District and What Does It Cost?
• What Does It Cost to Own a Home in Stonewater?
• What Is in the Stonewater Amenity Center?
• What Are the Stonewater Lakes, and Can You Use Them?
• Does Stonewater Have Golf, Boat Access or a Beach?
• Where Do Stonewater Residents Shop, Eat and Play Nearby?
• How Are Stonewater Homes Built for Hurricanes?
• What Is the Flood Zone in Stonewater?
• How Does Insurance Work for a Stonewater Home?
• What Schools Serve Stonewater?
• How Far Is Stonewater From a Hospital?
• How Long Is the Drive From Stonewater to Everywhere?
• What Is Being Built or Changed Near Stonewater?
• What Are Utilities, Zoning and Daily Logistics Like in Stonewater?
• How Does Stonewater Compare With Nearby Communities?
• Stonewater vs Coral Lakes: Which Cape Coral Community Fits Your Move?
• What Are the Pros and Cons of Stonewater?
• Stonewater Frequently Asked Questions: Buyer Edition
• Thinking of Selling Your Stonewater Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Stonewater Frequently Asked Questions: Seller Edition
• Sources
• Downloadable Documents

What Is It Like Living in Stonewater as a Homebuyer?

Stonewater in Cape Coral is a community of one-story, single-family block homes by one builder, built around five lakes, with an amenity center and road tracts owned by the association and the district, on a site between the Mariner school campus and Nelson Road. This section describes the homes, the lots and what surrounds them.

Data updated: October 2026 (Lee County Property Appraiser parcel map and roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; builder pages read October 15, 2026).

What kind of place is Stonewater?

Stonewater is a single-family community inside the City of Cape Coral, Lee County, ZIP 33993, built by D.R. Horton. The county parcel map shows 327 platted single-family lots, numbered Lot 1 to Lot 327 with none missing, and 17 common tracts. Every parcel sits in taxing district 057, the City of Cape Coral district. The first recorded home sale was July 14, 2022, so the oldest homes are about four years old. The builder's page, read October 15, 2026, says "Closing Out" and lists three one-story plans.

The word the record keeps returning to is "new". Of the 42 recorded sales in the 12 months to September 25, 2026, an estimated 38 were a builder's first sale of a new home, and the builder is still the main seller. That shapes every other topic in this guide, from price to who controls the association.

Where exactly is Stonewater in Cape Coral?

Stonewater sits at the southwest corner of Tropicana Parkway and Nelson Road, north of Pine Island Road (State Road 78), with the Mariner Middle and High School campus to the west. In plain terms it is in northwest Cape Coral. It is not inside the city's own planning area named "Northwest Cape": the city defines that area as ending on the east at El Dorado Boulevard, about 1.4 miles west of Stonewater (City of Cape Coral, Northwest Cape and Seven Islands).

Two other Cape Coral communities are the ones buyers most often compare. Sandoval recorded 92 sales at a $359,500 median in the same 12 months to September 25, 2026, across 1,504 parcels. Entrada recorded 26 sales at a $347,500 median across 769 parcels (Lee County recorded sales, same window, our analysis). Each is a different product and a different size, and the benchmark table later in this guide sets all three side by side.

Is this the Stonewater in Cape Coral or another Stonewater?

This guide covers only the Stonewater in Cape Coral, Florida, ZIP 33993, built by D.R. Horton. The name is shared with unrelated places and with unrelated Florida corporations, so a search for "Stonewater" alone returns mixed results. The Cape Coral community has its own association, Stonewater Homeowners' Association, Inc., filed with the Florida Division of Corporations on December 14, 2020 under document number N20000013746, and its own district, the Stonewater Community Development District, created the same day. If a document you are reading names a different county, a different builder or a different ZIP code, it is about a different place.

What do the homes look like?

The builder's page, read October 15, 2026, lists three one-story plans with two-car garages: the Clifton at 1,816 square feet, 3 bedrooms and 2 baths, "Starting in the $329s"; the Delray at 2,034 square feet, 3 bedrooms and 2 baths, "$339s"; and the Shelby at 2,221 square feet, 3 bedrooms and 2.5 baths, "$379s". Those are the builder's marketing prices, not recorded sales, and we do not read them against the county's recorded prices.

The builder's standard features sheet (revision dated December 3, 2025, read October 15, 2026) lists steel reinforced concrete block construction, "Code approved hurricane storm panels", dimensional roof shingles with a 25-year manufacturer's warranty, double-pane Low-E vinyl windows, a paver driveway, a 10-year Residential Warranty Corporation limited warranty and a one-year builder warranty. The sheet names storm panels as the hurricane protection.

The MLS shows what has actually closed. Among the 30 closings in the 12 months to September 25, 2026, the living areas were 1,816 square feet on 5 homes, 2,034 on 8 homes, and 2,221 to 2,222 on 12 homes, plus five other closings of one home each between 2,000 and 2,794 square feet, from plans the builder no longer lists (Southwest Florida MLS, Matrix, pulled October 10, 2026). All 30 are single-family homes.

What do Stonewater lots look out on?

About 6 in 10 Stonewater lots touch a lake tract. We measured that on the Lee County Property Appraiser's parcel map: 195 of the 327 lots touch one of the five lake tracts (the method is spelled out under the lake-lot measurement in the market section below). Touching a lake tract is a position on a map. It does not say what the lot looks out on, how wide the view is or what anyone may do on or in the water.

One more feature is on the city's own wildlife record: an active bald eagle nest, logged as LE-99B and inspected October 14, 2022, sits inside Tract O-3, a 6.8-acre open-space tract owned by the homeowners' association. The earlier nest tree was lost in Hurricane Ian on September 28, 2022, and the city's record describes the current nest as new since the storm (City of Cape Coral, OpenData wildlife layer). The builder's page calls the area "a dedicated eagle preservation zone".

How big are Stonewater lots?

We measured the lots on the Lee County Property Appraiser's parcel map. The polygons run from 6,612 to 17,089 square feet with a median of 7,536 square feet. A total of 192 of the 327 lots fall between 7,000 and 7,999 square feet, and 56 are 9,000 square feet or more, which are mainly corner, cul-de-sac and pie-shaped lots. The builder labels every lot a 50-foot single-family lot (Lee County Property Appraiser, parcel fabric, measured in State Plane feet, read October 10, 2026).

Lot size and house size are different questions: the builder lists its three plans at 1,816 to 2,221 square feet, so a buyer comparing homes should compare the lot polygon and the plan together rather than either alone.

Is There a Gate at Stonewater?

The builder describes Stonewater as gated (D.R. Horton's Stonewater page, read October 15, 2026); no public record we read confirms a gate. How the gate operates, who staffs it, if anyone does, what guests need to enter and what the rules are for contractors are not published in any document we could read, and the recorded declaration, which would hold them, was not available to us (the Lee County Clerk's online records could not be opened on October 10, 2026). Ask for the association's rules and an estoppel certificate before you sign.

Who maintains the streets and the lakes?

The street surfaces sit on road tracts owned by the association and the district. Tract R-1, 12.84 acres, belongs to the homeowners' association; Tracts R-2 and R-3 belong to the community development district. The five lake tracts and the stormwater system belong to the district. The South Florida Water Management District permit for the stormwater system, number 36-116295-P, names the district as permittee and operating entity and says: "Perpetual operation and maintenance of the SWM system is the responsibility of the Stonewater CDD" (Stonewater CDD, May 28, 2026 agenda packet, permit staff report).

Who repairs the roads and how that cost is split between the association and the district is set by the recorded declaration and the district's budget, and the declaration was not available to us. The lakes are covered later in this guide, including the bank repair that the district is planning to finance.

What is next door?

The Lee County School District campus (Mariner Middle and High School) is to the west, vacant commercial and multifamily-designated acreage lies to the south, and platted single-family blocks lie north and east (Lee County Property Appraiser parcel map and City of Cape Coral land-use layers, read October 15, 2026). A separate 15.57-acre commercial parcel at the corner of Tropicana Parkway West and Nelson Road is outside the 327-lot community and has a city case on record; the planning section of this guide gives the dates and what the record does and does not say.

What do we walk a Stonewater buyer through first?

The order matters, because each step changes what the next one means:

1. The district line on the tax bill. The Stonewater Community Development District charges $1,869.96 per lot for fiscal year 2026 (adopted), and $2,166.99 is proposed for fiscal year 2027. That amount is a monthly cost the listing price does not show.
2. The association documents. The homeowners' association's dues are not published. We ask for the budget, the declaration and an estoppel certificate before we talk about price.
3. Builder against resale. A new home from the builder and a resale of the same plan are two different purchases. Florida law requires a district disclosure above the buyer's signature on an initial sale contract in a community development district (section 190.048, Florida Statutes), and on a resale the district assessment shows on the tax bill. Whether the builder's warranty passes to a second owner is set in the warranty booklet, which we have not read.
4. Lake position. Whether the lot touches a lake tract changes what is outside the back of the home, so we ask what the district has said about the banks of that particular lake.
5. The wider map. Flood zone, evacuation zone, school zones and drive distances all come from public layers, and each is dated in the sections below.

What Does the Stonewater Market Look Like Right Now?

Stonewater recorded 42 home sales in the 12 months to September 25, 2026 at a $378,070 median, and the Southwest Florida MLS shows a 79.5-day median on market for the 30 closings it carries. About 38 of the 42 sales were builder-direct, so the community's market is mostly the builder's market, with resales just beginning.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, through September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026).

The county record, 12 months

The county record is the public record of deeds, so it is the count we trust. For the 12 months to September 25, 2026 it shows the following.

Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. Builder-direct is our estimate from the county record (a home's first sale soon after it was built). The 42 sales are one data set; the three rows overlap and are not added together.

Nobody sold below $299,000 and nobody sold at $500,000 or more. The builder-direct median and the all-sales median are the same figure, $378,070. The resales sit in a different place: four sales, a $360,000 median, and a range that starts $25,999 below the lowest builder-direct sale ($324,999 less $299,000).

Longer windows

The 12-month window is the first with 10 or more sales, which is why it is the headline. Longer windows show how the community has moved since the first sale on July 14, 2022.

Source: Lee County recorded sales, DOR-qualified improved sales, each window ending September 25, 2026 (county roll dated October 4, 2026), our analysis. The windows overlap and are never added together.

The 60-month window and all history are the same 313 sales because the community's first recorded sale is less than five years old. Median recorded price has come down from $407,520 across the whole history to $378,070 over the last 12 months. The year-by-year view below shows the direction: the 2022 median was $447,480.

Calendar years since 2022

Calendar years are shown separately, each with its own count and its own median. The 2026 row is a part year, through September 25.

Source: Lee County recorded sales, DOR-qualified improved sales, calendar years through September 25, 2026 (county roll dated October 4, 2026), our analysis. 2026 is a part year.

The busiest year was 2023, with 111 recorded sales. Recorded sales fell from 111 in 2023 to 71 in 2024 and 63 in 2025, and the builder-direct share has stayed near all of them: 110 of 111 in 2023, 69 of 71 in 2024, 53 of 63 in 2025 and 27 of 29 in 2026 so far. The 2025 row is where resales begin to show up: an estimated 10 of the 63 sales that year were not builder-direct. The median in 2026 so far, $384,999, is higher than the $374,999 of 2025, on 29 sales, and a part year on a small count says little about direction.

Price bands

Price bands show where the 42 sales actually landed.

Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis.

Twenty-six of the 42 sales, or just over six in ten, were between $300,000 and $400,000, and 15 were between $400,000 and $500,000. The single sale in the $200,000 band is the $299,000 resale on Heather Lake Avenue.

Street by street

Five streets had sales in the window. Spring Hill Lake Loop had 30 sales at a $382,350 median ($324,999 to $496,515). The four other streets each had fewer than 10 sales, so we list every one of them, with the date, price, type and street only.

Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. Mariners View Terrace: 7 sales, $376,000 median. Stonewater Lake Terrace: 3 sales, $390,000 median.

Spring Hill Lake Loop dominates because it is the longest street: 168 of the 320 lots on the county roll are on it. Mariners View Terrace, the street with the next most sales, has only 10 lots.

The four resales

Only four recorded sales in the window were resales. We list them because four is a count a buyer can hold in one hand, and because the median of a set this small is an arithmetic average of the middle pair, not a market price.

Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. Heated area is the county roll's figure.

The $360,000 resale median is the average of $330,000 and $390,000, the middle pair. The two December 2025 sales were of the same size and the same build year on the same street, 2 days apart, and were $60,000 apart ($390,000 less $330,000). A resale price in Stonewater therefore depends heavily on the individual sale, which is why we price a resale against the builder's current list and against other resales one at a time rather than against a median.

Lake lots and the rest, measured

This is our own measurement, and we print the method with it. We measured, on the Lee County Property Appraiser's parcel map, which Stonewater lots touch one of the five lake tracts (a lot polygon within 3 feet of a lake tract polygon, State Plane feet): 195 of the 327 lots do (L-3 81, L-2 40, L-4 30, L-1 23, L-5 21), 190 of them on the October 4, 2026 roll. The roll file lists 320 of the 327 lots, because seven lots on the county's parcel map are not yet in the roll file. We then ran the county sales for each group.

Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), joined to our lake-adjacency measurement on the Lee County Property Appraiser parcel map, read October 15, 2026, our analysis.

The two medians are two measurements, and they are not a lake premium. The two groups differ in build year, plan mix and sale mix, the sets are small (16 sales against 26), and an estimated 14 of the 16 and 24 of the 26 were builder-direct. The medians over longer windows are on the same footing: two measurements of two different sets of sales.

Source: same as above, each window ending September 25, 2026, our analysis.

What the measurement does tell a buyer or seller is which comparison to make. A lot that touches a lake tract should be compared with other lots that touch one, plan for plan and date for date, and the district's lake bank repair, which is covered in the governance sections, is a reason to ask what the district knows about the particular lake behind that lot.

What the MLS adds: pace, list price and supply

The Southwest Florida MLS carries what the deed record cannot: how long homes took to sell, how close the sale price was to the list price, how many homes are active and how many months of supply that represents. For Stonewater, for closings in the 12 months to September 25, 2026, the pull of October 10, 2026 shows the figures below. The ZIP 33993 and Cape Coral columns are MLS all-residential figures for the same window and are context only.

Source: Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded (none in the Stonewater set). Price per square foot is per square foot of MLS living area and is never compared with a county figure.

Months of supply is simple arithmetic: 12 active listings divided by the monthly closing rate of 30 closings over 12 months is 12 / (30 / 12) = 12 / 2.5 = 4.8 months. Closings fell from 48 in the prior 12 months to 30 in the latest 12 months on the MLS. Stonewater took 79.5 days at the median against 57 days in ZIP 33993 and 52 days across the six Cape Coral ZIP codes, and sold at 97.2 percent of final list price against 98.3 and 97.3 percent.

Stonewater against ZIP 33993 and the city

The county record gives Stonewater a fixed place in the Cape Coral picture. All four rows below are Lee County recorded sales for the same 12 months to September 25, 2026.

Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. The six ZIP codes are 33904, 33909, 33914, 33990, 33991 and 33993.

Stonewater's median, $378,070, is $1,930 below the six-ZIP single-family median of $380,000 ($380,000 less $378,070) and $18,070 above the ZIP 33993 single-family median of $360,000 ($378,070 less $360,000). Those gaps are reference points, not a valuation. Stonewater is a new-construction community in which an estimated 38 of 42 sales were a builder's first sale, while the ZIP and city figures cover single-family sales of every kind and every age. See the Cape Coral hub for the citywide picture.

Why county and MLS figures differ

The county record shows 42 sales and a $378,070 median. The MLS shows 30 closings and a $375,500 median. They are different instruments counting overlapping things. The county record counts every qualified deed recorded in the window, including builder sales that were not marketed on the MLS. The MLS counts only sales marketed there: 16 of the 30 MLS closings carry the MLS New Construction status flag and the other 14 do not. The two figures are never added together, and we use the county figure for counts and prices and the MLS only for days on market, price against list, active listings, pending sales and months of supply.

There is a third difference inside the county file itself. The roll codes the parcels of 22 of the 42 sales as vacant residential (use code 00) and 20 as single-family (use code 01), because the roll lags new construction: a home sold weeks after it was finished can still read as a vacant lot on the roll. That is an explanation for a coding quirk and not two prices, and we do not publish the two groups separately.

Selling a Stonewater home? Call Jesse direct at (239) 898-6072 or get a free Stonewater home valuation. Buying? Call Marc at (239) 287-5873, read how we help Stonewater buyers, or see how we represent buyers.

How Did Stonewater Come to Be?

Stonewater began as a 2015 city planned development on former agricultural land with older mining lakes. The City established its community development district on December 14, 2020, the same day the homeowners' association filed, a recorded instrument defined the 327 lots in 2021, and the first home sale recorded on July 14, 2022.

Data updated: October 2026 (City of Cape Coral ordinances and Council agendas, Stonewater Community Development District documents, South Florida Water Management District permit record, Florida Division of Corporations; read October 15, 2026; Lee County recorded sales through September 25, 2026).

The planned development, 2015 and 2017

The City of Cape Coral created Stonewater as a Planned Development Project by Ordinance 15-15 in 2015 and later amended it by Ordinance 38-17. We know both numbers from the title of Ordinance 37-24, which the City Council took up on May 1, 2024 and which cites them (City of Cape Coral, City Council agenda, May 1, 2024). The City's numbering places Ordinance 38-17 in 2017. We could not read the text of either ordinance, so we do not print their conditions, unit limits or phasing. The City Clerk's ordinance archive holds both.

The planned development ordinance also matters for a question that the public maps answer two ways. The Lee County Property Appraiser's parcel map lists R1, single-family, zoning on 341 of Stonewater's 344 mapped features. The City's own zoning layer maps a 51-acre Neighborhood Commercial (NC) polygon over the north and east parts of the community and R1 over the rest. When we re-checked the City's layer at five sample lots on October 15, 2026, two read NC and three read R1, and the polygon carries no ordinance number (Lee County Property Appraiser, parcel fabric; City of Cape Coral, OpenData zoning layer). The zoning record is inconsistent, and the Stonewater planned development ordinance governs. We are not saying the homes are zoned commercial. We are saying the public layers disagree and that the ordinance text, which we could not read, is the document that settles it.

The district and the association, December 14, 2020

Two organizations date from the same day. On December 14, 2020 the Cape Coral City Council established the Stonewater Community Development District by Ordinance 79-20, under Chapter 190 of the Florida Statutes, for about 185 acres (Stonewater Community Development District, About the District, read October 15, 2026). The Florida Department of Commerce's Official List of Special Districts shows the same creation date (Florida Department of Commerce, Official List of Special Districts, read October 15, 2026).

On the same date Stonewater Homeowners' Association, Inc. filed as a Florida not-for-profit corporation, document number N20000013746. It shows active, with annual reports filed from 2021 to 2026 (Florida Division of Corporations, Stonewater Homeowners' Association, Inc., read October 15, 2026). The district's website link labeled as Ordinance 79-20 opens the district's Rules of Procedure, effective February 25, 2021, so we could not read the ordinance itself (Stonewater Community Development District, Rules of Procedure).

The land before the homes

The land was not empty ground. The South Florida Water Management District's staff report for the community's permit says the site "contained previously cleared land, four lakes and an existing control structure" and was "previously used for agriculture" (Stonewater Community Development District, agenda packet of May 28, 2026, with the District permit staff report). The district's engineer calls the larger lakes "mining lakes," and at the September 11, 2025 meeting residents asked about "lakes that were made from the quarries" (Stonewater Community Development District, minutes of September 11, 2025).

Today the parcel map shows five lake tracts totaling about 97 acres. The larger lakes are former mining pits, and that history is the context for the bank erosion discussed in the district section below. We read no record that says which tract was which pit, and no record that gives the original depth or the date mining stopped.

The stormwater permit and the lakes

The five lakes and the stormwater system run under South Florida Water Management District Individual Environmental Resource Permit 36-116295-P, which names the Stonewater Community Development District as permittee and operating entity. The staff report says "Perpetual operation and maintenance of the SWM system is the responsibility of the Stonewater CDD." The permit was issued September 25, 2017, modified April 2, 2026 and expires September 25, 2027 (Stonewater Community Development District, agenda packet of May 28, 2026).

Two permit conditions matter to a buyer. Special condition 7 sets a minimum building floor elevation of 13.00 feet NGVD 29, which is about 11.8 feet NAVD 88 by NOAA's conversion tool, and condition 8 sets a minimum road crown of 11.50 feet NGVD 29. These are minimums for design. The permit does not publish the actual finished floor of any one lot, so an elevation certificate for the home is the document that answers it.

The district's board adopted a resolution on June 4, 2025 declaring the "2021 Project" complete, with the caveat of the upcoming stormwater system repair project (Stonewater Community Development District, minutes of June 4, 2025).

The first homes, 2022

The county's first qualified home sale in Stonewater recorded on July 14, 2022. From then to September 25, 2026 the county recorded 313 qualified home sales at a median of $407,520. Calendar 2022 held 39 of them and 2023 held 111 (Lee County recorded sales, DOR-qualified improved sales, through September 25, 2026; county roll dated October 4, 2026; our analysis).

Hurricane Ian struck on September 28, 2022, while the community was under construction. The City's wildlife layer records that the original bald eagle nest tree on the site was lost in that storm, and a new nest was built and inspected on October 14, 2022 (City of Cape Coral, OpenData wildlife layer, read October 15, 2026). No flood depth, wind speed or damage figure for Stonewater appears on any record we could read, and we print none.

A timeline you can check

Every row below traces to a dated public record. Where a row says "outcome not readable," the record exists and we could not open the decision.

The corner in the March and May 2024 rows is a separate commercial parcel of 15.57 acres. It is not part of the 327-lot community.

What Is Left to Build in Stonewater as D.R. Horton Closes Out?

D.R. Horton's Stonewater page showed the community as "Closing Out" on October 15, 2026, and the county record shows 13 of Stonewater's 327 lots with no recorded sale through September 25, 2026. The builder lists three one-story plans of 1,816 to 2,221 square feet, from $328,990.

Data updated: October 2026 (D.R. Horton's Stonewater page, read October 15, 2026; Lee County Property Appraiser parcel map, read October 15, 2026; Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix), pulled October 10, 2026).

What "Closing Out" means on the builder's page

D.R. Horton's Stonewater page, read October 15, 2026, labels the community "Closing Out" and shows "From $328,990." Those are the builder's words, in the builder's marketing. The page does not say how many homes or lots remain to sell or when the last closing will be, and no public record we read supplies either number.

What we can count is on the county's side. The Property Appraiser's parcel map shows D.R. Horton as owner of record on lots in Stonewater as of October 15, 2026. We print no count of those lots because the number changed from one day to the next while we worked. We can count lots with no recorded sale, which the next section does.

Lots without a recorded sale

Through September 25, 2026, the county file shows 13 of Stonewater's 327 lots with no recorded improved sale: 11 lots on the October 4, 2026 roll plus 2 lots that the parcel map carries and the roll file does not yet list. A lot with no recorded improved sale may be vacant, may hold a home that has not closed, or may hold a closing the county has not yet recorded. The county record cannot tell those apart.

The roll also lags new construction. Of the 42 recorded sales in the 12 months to September 25, 2026, 22 were on parcels the roll still coded vacant residential, and 20 were on parcels coded single family. We print that only as an explanation for why a new home can read "vacant" on the county roll. It is not two prices. Source: Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis.

The plans the builder lists today

D.R. Horton's Stonewater page, read October 15, 2026, lists three plans, all one story, each with a two-car garage. Prices are the builder's "starting in" figures and sizes are the builder's.

We print no lot-level price, incentive or interest-rate offer, because those change week to week. The builder's own page is the place to read them on the day you shop.

Earlier plans you will see on resales

The builder has built more than three sizes in Stonewater. Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, shows 30 closings with these living areas: 1,816 square feet on 5, 2,034 on 8, and 2,221 to 2,222 on 12. That is 25 of the 30 at the three sizes the builder lists today. The other five closings carry living areas from 2,000 to 2,794 square feet. Earlier homes include larger plans the builder no longer lists.

Of the 30 MLS closings, 16 carry the MLS New Construction status flag, and all 30 are single-family homes. The median sold price per square foot of MLS living area was $178 across the 30. We never set that figure beside a county heated-area figure, because the two measure area differently.

Builder-direct and resale prices side by side

The county record separates first sales of new homes from resales. This is our estimate, drawn from the county file: a home's first sale soon after it was built counts as builder-direct. Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis:

Four resales in 12 months is a thin record, and a median of four sales moves with each new closing. The four resales are listed by date, price, street and size in the market section of this page. The builder's "starting in" prices and the recorded sale prices measure different things, so we do not subtract one from the other.

What the builder's standard features sheet says

The standard features sheet for the Tradition Series (revision date 12/3/2025) is builder marketing, read October 15, 2026. It lists steel reinforced concrete block construction, "code approved hurricane storm panels," dimensional roof shingles with a 25-year manufacturer's warranty, double-pane low-emittance (Low-E) vinyl windows, a paver driveway, a 10-year Residential Warranty Corporation limited warranty and a one-year builder warranty.

Read the sheet for what it says. It lists storm panels and Low-E double-pane windows. It does not list impact windows, and we do not describe the homes as having them. The warranty booklet holds the terms, including whether a warranty transfers to a second owner; we did not read that booklet.

Building after the builder leaves: what changes

Three things in the public record are tied to the builder's presence, and we make no prediction about when any of them changes. First, D.R. Horton is still owner of record on lots, and the builder still lists homes on its own page. Second, the community development district's board includes supervisors affiliated with D.R. Horton, and its landowners, not residents, elect most of its seats. Third, the builder has not turned the homeowners' association over to owners on any record we could read.

Florida law sets the triggers for the second and third. Section 720.307 of the Florida Statutes gives owners other than the developer a board majority three months after 90 percent of the parcels in all phases are conveyed, or at an earlier event in the governing documents. Section 190.006 moves seats to election by qualified electors after the sixth year and 250 electors (Florida Legislature, s. 720.307, 2026 Florida Statutes; Florida Legislature, s. 190.006). The governance section below applies both to Stonewater.

When the builder's last home closes, resales become the main source of Stonewater homes. Our guide to new construction in Cape Coral lists what to ask any builder before signing.

Ready to Buy or Sell in Stonewater? Talk to Jesse or Marc

With 12 homes active on the Southwest Florida MLS on October 10, 2026 and the builder's own page still listing homes, a Stonewater buyer is comparing at least two kinds of seller. Selling? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. The same team works the whole Cape Coral market, so you can also read our guides to selling in Cape Coral and buying in Cape Coral.

★★★★★ "Marc was key in three real estate transactions for my wife and I in the past ten years! He worked tirelessly for us in all three deals! We highly recommended Marc to anyone wanting a true professional." Verified Zillow review

What Homes, Lots and Streets Make Up Stonewater?

Stonewater is one community with one homeowners' association, one county legal designator, six streets, five lake tracts and 17 common tracts. A recorded instrument defines 327 single-family lots on about 185 acres, and 320 of those lots are on the county's October 4, 2026 roll.

Data updated: October 2026 (Lee County Property Appraiser parcel map, read October 15, 2026; county roll dated October 4, 2026; Stonewater Community Development District budgets for fiscal years 2024 to 2027; Florida Division of Corporations; Southwest Florida MLS (Matrix), pulled October 10, 2026).

The lot count, reconciled

Four counts circulate for Stonewater, and each is right about something different.

• 327 lots. The recorded instrument defines Lots 1 to 327 with no gaps, and the Property Appraiser's parcel map carries all 327 lot polygons. The community development district assesses "Single-Family 327" units in every budget from fiscal year 2024 to the fiscal year 2027 proposal. This is the lot count we print.
• 344 features. The parcel map carries 327 lots plus 17 common tracts.
• 337 parcels. The county roll dated October 4, 2026 carries 337 parcels: 320 lots (288 single family and 32 vacant residential) plus the 17 tracts. You may see 337 attached to Stonewater. It is the roll's parcel count, which includes the common tracts, and it is not a count of homes. Of the 337, 301 carry a year built.
• 320 lots on the roll. This is the roll's lot count; the lake-lot measurement in the market section above explains the gap to 327. It does not change the 12-month sales figures in this guide.

Every legal description in the community reads "STONEWATER AS DESC IN 2021000207542," a recorded instrument and not a plat book and page (Lee County Property Appraiser, parcel fabric, read October 15, 2026; Stonewater Community Development District, adopted budget, fiscal year 2026).

The six streets

Six streets carry the 320 lots on the roll. We name streets only, never house numbers.

Source: county roll site-address field and Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis. 168 + 51 + 39 + 28 + 24 + 10 = 320.

The 17 common tracts and who owns them

Seventeen tracts hold the lakes, roads, open space and amenity. Two owners hold them: the Stonewater Community Development District and Stonewater Homeowners' Association, Inc.

Source: Lee County Property Appraiser parcel map, owner and land-use fields, read October 10, 2026 (Lee County Property Appraiser, parcel fabric). The permit papers also refer to a maintenance agreement between the district and the association. We did not find its text, so we cannot tell you who maintains each landscaped edge or drainage structure on the shared boundaries.

The five lakes

The five lake tracts total about 97 acres by the Property Appraiser's polygon areas: L-1 at 19.68 acres, L-2 at 32.80, L-3 at 34.21, L-4 at 9.00 and L-5 at 1.34. The community development district owns all five. The larger lakes are former mining pits, as the district's engineer describes them, and the district's permit names it as the operator of the stormwater system.

We measured, on the Lee County Property Appraiser's parcel map, which Stonewater lots touch one of the five lake tracts (a lot polygon within 3 feet of a lake tract polygon, State Plane feet): 195 of the 327 lots do (L-3 81, L-2 40, L-4 30, L-1 23, L-5 21), 190 of them on the October 4, 2026 roll. That is about 6 in 10 lots. Those counts add: 81 + 40 + 30 + 23 + 21 = 195.

The lakes are district stormwater lakes, not part of the city canal system. Every canal near the community is freshwater with no Gulf access, and no boat ramp, dock tract or golf course sits inside Stonewater (City of Cape Coral, OpenData canals layer). The rules for fishing, kayaks, docks and swimming are not published on any record we read, and the district's Rules of Procedure carry none. The association and district documents hold them, and a buyer should ask for them before signing.

The recreation tract

Tract A is the 2.20-acre recreation tract, which the Property Appraiser classes as "recreational areas." The homeowners' association owns it. A building of about 1,500 square feet on the roll, built in 2022, sits on it, and that is the amenity building.

The builder's photographs and text show a community pool, a fitness room and a playground, and the district's minutes of September 11, 2025 name "the Fitness Center" as a possible meeting room. The builder also lists tennis courts and pickleball courts. We list those two items as "the builder lists" because no public record we read confirms them. No court count, pool size, hours, guest rules or gate operation is published. The association's rules hold that information.

The eagle preserve

The City of Cape Coral's wildlife layer records an active bald eagle nest, record LE-99B, inside Tract O-3, a 6.8-acre open-space tract owned by the homeowners' association. The City inspected it October 14, 2022 and noted a new nest built after Hurricane Ian, because the earlier nest tree was lost on September 28, 2022. The builder calls the area "a dedicated eagle preservation zone" (City of Cape Coral, OpenData wildlife layer, read October 15, 2026).

We print no buffer distance and no count of lots inside any buffer. The City's record does not state them in a form we can verify, and the Land Development Code's protected species provisions and the City's eagle management plan would hold the answer. If a lot sits near Tract O-3, ask for the lot's survey and any recorded eagle restrictions.

No villages or phases inside Stonewater

Stonewater is one name, one association and one MLS label. We searched four independent sources for a village, phase or section inside it and found none. The county roll carries one legal designator. The Florida Division of Corporations shows one association and no sub-association. The recorded instrument defines one set of lots and tracts. All 94 Stonewater listings in the MLS pull (30 closed in the 12 months, 49 closed in the prior 12 months including one Sold Data Entry record, 12 active and 3 pending) carry the same development and subdivision name.

The district's July 27, 2023 draft minutes mention a "second phase," and no record we read defines it. Because no public record divides Stonewater, this guide treats it as one community and gives one set of figures.

Who Governs Stonewater: the HOA, the CDD or the Builder?

Three parties shape ownership in Stonewater. Stonewater Homeowners' Association, Inc. holds the covenants and the amenity tract, the Stonewater Community Development District owns the lakes and levies an assessment on the tax bill, and D.R. Horton sits on the district board and has not turned the association over to owners on any record we could read.

Data updated: October 2026 (Florida Division of Corporations record and Stonewater Community Development District documents, read October 15, 2026; Florida Statutes, 2026 edition).

The homeowners' association

The master association is Stonewater Homeowners' Association, Inc., a Florida not-for-profit corporation, document number N20000013746. It filed December 14, 2020 and shows active, with annual reports for 2021 through 2026. Sunbiz lists Tropical Isles Management Services, Inc., a Fort Myers management company, as the association's registered agent, changed on April 2, 2026. A name on a filing is not proof of who manages the community, so we do not say the firm runs day-to-day operations (Florida Division of Corporations, Stonewater Homeowners' Association, Inc., read October 15, 2026).

The association owns Tract A, the main road tract R-1 and four open-space tracts. Its dues, budget, special assessments and capital contribution are not published by the association. We found no association website or management portal, and the recorded declaration at the Lee County Clerk was not available to us. Some MLS listing fields carry fee numbers typed in by listing offices. We do not print them, because no association document confirms them. Ask for the budget and an estoppel certificate.

The community development district

The Stonewater Community Development District is a Chapter 190 special-purpose unit of local government, established December 14, 2020 by Cape Coral Ordinance 79-20, covering about 185 acres. Its authorized special powers are parks and recreation, security, and waste collection (Stonewater Community Development District, About the District). The City, not the district, supplies water, sewer and irrigation here.

The district's staff are companies, not individuals we name: Wrathell, Hunt and Associates, LLC is the district manager, Barraco and Associates is the engineer, Kutak Rock LLP is counsel and Grau and Associates is the auditor (Stonewater Community Development District, home page). The district posts agendas, budgets and minutes on its documents page (Stonewater Community Development District, Meetings and Documents). The next meeting on its schedule after the September 14, 2026 hearing is October 22, 2026 (Stonewater Community Development District, fiscal year 2027 meeting schedule). Any buyer can attend a meeting and read the agenda packet in advance, which is where the budget and the engineer's reports appear first.

Who owns what

The district owns the five lake tracts, three of the open-space tracts and road tracts R-2 and R-3, plus the stormwater system. The association owns Tract A, road tract R-1 and open-space tracts O-3 through O-6. The tract table in the previous section lists each one. The district's permit says "Perpetual operation and maintenance of the SWM system is the responsibility of the Stonewater CDD" (Stonewater Community Development District, agenda packet of May 28, 2026).

For an owner, the practical point is that a lake bank, a drainage structure and the main road belong to different parties. The title commitment and the recorded instrument for the lot answer which tract touches it.

Who sits on the boards

The district's board has five seats. The audit for the year ended September 30, 2025 says "certain Board members are affiliated with D.R Horton, Inc." and that the district's activity "is dependent upon the continued involvement of the Developer" (Stonewater Community Development District, agenda packet of June 11, 2026, with the fiscal year 2025 audit). Landowners elect the board, one vote per acre, at meetings held at D.R. Horton's Fort Myers office. The landowners' meeting on November 5, 2024 could not elect supervisors because no landowner, representative or proxy holder attended, and the holdover supervisors continued (Stonewater Community Development District, landowners' meeting minutes of November 5, 2024; minutes of June 4, 2025). The district's site listed Seat 2 as vacant when we read it on October 10, 2026.

The association's annual reports on Sunbiz list its officers and directors. We do not print names, and the filing does not say who employs them.

When owners take over the HOA

The builder has not turned the homeowners' association over to owners on any record we could read. In the district's draft minutes of July 27, 2023, the board chair answered a question about the turnover timeline by saying it "will be quite a while; construction of the second phase has yet to commence" (Stonewater Community Development District, agenda packet of May 23, 2024). No record defines the second phase.

Section 720.307 of the Florida Statutes sets the rule. Owners other than the developer elect at least a board majority at the earliest of: three months after 90 percent of the parcels in all phases the association will operate are conveyed to other members; another percentage, date or event in the governing documents; developer abandonment; the developer's Chapter 7 filing; loss of title by foreclosure; or a receiver not discharged within 30 days. At 50 percent conveyed, owners elect at least one director. Builders and contractors who buy parcels to build and resell are not "members other than the developer." The developer must deliver the association's records and property to the board within 90 days at most, and for associations incorporated after December 31, 2007 the financial statements from incorporation through turnover must be audited (Florida Legislature, s. 720.307, 2026 Florida Statutes).

We do not say when, or whether, those tests are met for Stonewater. The statute counts all phases, and the declaration, which we could not read, can set an earlier event.

When residents elect CDD supervisors

A landowners' meeting is set for November 19, 2026 at 4:00 PM at D.R. Horton's Fort Myers office, for Seats 1, 2 and 5 (Stonewater Community Development District, home page). The district reported 418 voters on its rolls as of April 15, 2026, up from 349 a year earlier (Stonewater Community Development District, agenda packet of June 11, 2026).

Under Section 190.006, after the sixth year and once the district reaches 250 qualified electors, the two board seats whose terms are expiring are filled by qualified electors rather than landowners (Florida Legislature, s. 190.006, 2026 Florida Statutes). The district's FAQ says the same (Stonewater Community Development District, FAQs). Whether that rule applies to the November 2026 seats is for the district's counsel to decide. We print the rule and make no prediction.

What the recorded documents decide

The recorded declaration of covenants, the bylaws, the amendments and the rules decide the questions a buyer asks first: rentals and leasing limits, pets, vehicles, signs, fences, architectural review, fines, amenity hours, guest rules, lake use and the gate. We could not retrieve the declaration. The Lee County Clerk's official records site blocked automated access when we tried, so the recorded declaration was not available to us.

So we cannot tell you what Stonewater allows on any of those points. The declaration governs. Ask the builder or the title company for the declaration, bylaws, current rules and the association's budget before you sign. For a resale, ask for them with the estoppel certificate request.

What a buyer receives at contract

For a new home, Section 190.048 requires a bold disclosure directly above the buyer's signature on a contract for the initial sale of a parcel or residential unit in a community development district. It states that the district may impose and levy taxes or assessments, or both, on the property, that the district board sets them each year, and that they are separate from county, local and other taxes (Florida Legislature, s. 190.048, 2026 Florida Statutes). For a resale, the district assessment shows on the tax bill.

Section 720.401 requires that a buyer subject to association membership receive the association's disclosure summary before signing. Without it, the buyer may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and the right cannot be waived (Florida Legislature, s. 720.401, 2026 Florida Statutes). A seller also gives the flood disclosure under Section 689.302 at or before contract (Florida Senate, s. 689.302, 2026 Florida Statutes).

What Is the Stonewater Community Development District and What Does It Cost?

The Stonewater Community Development District charged $1,869.96 per lot for fiscal year 2026, the last adopted figure, and its hearing notice proposes $2,166.99 for fiscal year 2027. The district owns the five lakes, carries $7,020,000 of Series 2021 bonds to 2051, and has a lake bank repair note of up to $900,000 pending.

Data updated: October 2026 (Stonewater Community Development District adopted budget for fiscal year 2026, fiscal year 2027 hearing notice, audit and agenda packets; re-read October 15, 2026).

What the district owns and runs

The district owns the five lake tracts, the open-space tracts O-1, O-2, O-7 and O-8, road tracts R-2 and R-3, and the stormwater management system. It is the permittee for South Florida Water Management District permit 36-116295-P, with "perpetual operation and maintenance" of the system (Stonewater Community Development District, agenda packet of May 28, 2026).

Its authorized special powers include parks and recreation, security, and waste collection, but the budgets we read for fiscal years 2024 to 2027 carry no gate, guard, amenity or landscaping line. We cannot say the district funds any of those items. The district's budgets are administration, stormwater work, the lake bank repair note and the bond debt service. The association's budget would show the rest.

The assessment, year by year

The district assesses 327 single-family units, once a year, on the Lee County tax bill. Each figure below is a total per unit for the fiscal year, October 1 to September 30.

Sources: fiscal year 2024 budget; fiscal year 2025 budget; fiscal year 2026 budget; agenda packet of September 14, 2026, with the fiscal year 2027 assessment notice, all read October 15, 2026.

The fiscal year 2027 figure is proposed. The notice for the September 14, 2026 hearing says the district expects to collect no more than $299,565 in gross revenue. The adopted figure was not yet posted on October 15, 2026, because the district's documents page showed minutes only through September 11, 2025 (Stonewater Community Development District, Meetings and Documents). Treat $1,869.96 as the last adopted amount and $2,166.99 as a proposal.

The change in dollars: from fiscal year 2025 to 2026 the total rose $353.96 per unit, 23.3 percent ($1,869.96 less $1,516.00, divided by $1,516.00). From fiscal year 2026 to the 2027 proposal it would rise $297.03, 15.9 percent ($2,166.99 less $1,869.96, divided by $1,869.96).

Why the assessment rose

The operations part of the assessment rose from $265.11 to $619.07 per unit for fiscal year 2026, with no change to the $1,250.89 debt service. At its June 4, 2025 meeting the board reached a consensus to make that change so the total would rise from $1,516 to $1,869 to fund lake bank erosion repair (Stonewater Community Development District, minutes of June 4, 2025). The fiscal year 2026 budget added a "Lake Erosion Repair" note repayment line of $109,000, and the district identified it as the main reason operations rose (Stonewater Community Development District, adopted budget, fiscal year 2026).

On the cause, we quote the district engineer's statement from September 11, 2025: "lake bank erosion was identified primarily on the mining lakes, which do not meet the South Florida Water Management District (SFWMD) slope and vertical drop criteria. The new stormwater management system is in good shape" (Stonewater Community Development District, minutes of September 11, 2025). We attribute no other cause. The fiscal year 2027 operations figure rose again in the hearing notice. We do not explain that increase line by line, because the adopted budget was not posted.

The Series 2021 bonds

The district issued $7,020,000 of Special Assessment Revenue Bonds, Series 2021 on October 13, 2021, at fixed rates of 2.25 to 4 percent, with final maturity November 1, 2051. The balance was $6,565,000 at September 30, 2025 and $6,410,000 after the November 1, 2025 payment (Stonewater Community Development District, agenda packet of June 11, 2026, audit note 7; proposed budget, fiscal year 2027, with the bond amortization).

The debt service part of each unit's assessment is $1,250.89 in every year from fiscal year 2024 to the 2027 proposal. Across all units: 327 x $1,250.89 = $409,041.03 a year. The district's own explainer says debt service amounts are generally fixed for the term of the bonds (Stonewater Community Development District, What is a CDD?). That is why the operations line, not the bond, drives the changes in the table above.

The lake bank repair and its financing

The lake bank repair is pending, and these are the dated steps in the district's records:

• September 11, 2025. The engineer reported the erosion on the mining lakes, as quoted above.
• April 2, 2026. South Florida Water Management District modified permit 36-116295-P.
• May 4, 2026. Gulf Coast Business Bank issued a term sheet for a bank-qualified, tax-exempt note of not more than $900,000, for up to 5 years, at a fixed 5.43 percent, secured by the operations assessments. The term sheet says it is "not a formal commitment to lend."
• May 18, 2026. Proposals were due on the district's request for proposals for lake bank restoration services.
• June 11, 2026. The agenda listed the contract award and the note.

Sources: agenda packet of June 11, 2026 and agenda packet of May 28, 2026.

Whether the note closed, who won the repair contract and when the work starts or ends is not posted. The district's minutes after September 11, 2025 were not on its site when we read it on October 15, 2026. The engineer's analysis of which lakes and how much bank are affected is not on the district's site either. We call the repair pending because nothing we read says otherwise.

What the district has not decided yet

Five items remain open on the public record as of October 15, 2026:

• The adopted fiscal year 2027 assessment. Proposed at $2,166.99; the minutes of the September 14, 2026 hearing were not posted.
• Whether the lake bank note closed. The term sheet is not a commitment, and the closing is not posted.
• Who will do the repair work, at what cost and on what schedule. The award was on the June 11, 2026 agenda.
• The text of Ordinance 79-20. The district's website link serves its Rules of Procedure in its place.
• Who the voters will elect in November 2026. The landowners' meeting is November 19, 2026, and the district's counsel decides how the elector rule applies.

The first documents to check are the district's adopted budget and the minutes of its next posted meeting, October 22, 2026.

How the assessment shows on your tax bill

The district's assessment is a non-ad valorem line on the Lee County tax bill. It is separate from the millage lines, and Section 197.3632 of the Florida Statutes sets the uniform method for levying and collecting such assessments on the combined tax notice (Florida Legislature, s. 197.3632, 2026 Florida Statutes). It sits on the bill with the City of Cape Coral's own non-ad valorem charges, which the cost section below totals.

Paying the bill early earns a discount: 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, none in March (Florida Senate, s. 197.162, 2026 Florida Statutes). The hearing notice warns that failure to pay the assessment "will cause a tax certificate to be issued against the property" (Stonewater Community Development District, agenda packet of September 14, 2026). In a resale, ask for the seller's current tax bill. A buyer's property tax resets after a sale, but the district assessment follows the lot.

Questions to ask about the district before you buy

Each of these is a document request:

• The adopted fiscal year 2027 budget and the resolution that adopted it.
• The minutes of the June 11 and September 14, 2026 meetings.
• Whether the lake bank note closed, with the executed note or the minutes that approve it.
• The engineer's repair analysis and the contract for the work.
• The remaining Series 2021 debt service schedule and the district's most recent audit.
• The non-ad valorem lines on the most recent tax bill for the lot.
• For a new home, the Section 190.048 disclosure on the contract.

The district manager's contact information is on the district's website, and the agenda packets are public.

Selling your Stonewater home? Buyers read the district line first. Get a free home valuation that prices your home with the assessment in view, or call Jesse direct at (239) 898-6072. Buying in Stonewater? Call Marc at (239) 287-5873, read how we help Stonewater buyers, or see how we represent buyers.

What Does It Cost to Own a Home in Stonewater?

Owning in Stonewater means county property tax, city charges of $1,062.68, a district assessment of $1,869.96 for fiscal year 2026 that is proposed to reach $2,166.99, and homeowners' association dues the association has not published. Our worked example totals $8,374.93 a year before dues, insurance and utilities.

Data updated: October 2026 (Stonewater Community Development District budgets and hearing notice, read October 15, 2026; Lee County Property Appraiser 2026 millage book, printed October 9, 2026; City of Cape Coral assessment rates and utility rates; Lee County recorded sales through September 25, 2026).

The Fee Stack

Every layer we could identify is in this table. Where a layer is unpublished, the table says so and does not estimate.

How to read the Fee Stack

Four of the nine layers are published in dollars: the district assessment, the city charges, the lot mowing rate and the estoppel cap. The fiscal year 2027 city and mowing amounts are press-reported, because the City's own page still showed fiscal year 2026. One layer is a rate, the millage. Two are unpublished: the association's dues and any extension project installment on a given lot. The two insurance layers are unquoted.

Who holds each number matters. The tax collector's bill carries the county and city millage, the district assessment, the city's charges and any mowing or extension installment. The association bills its own dues. The City's utility bill carries water, sewer and irrigation. The title company or the association's manager provides the estoppel at a sale. The only way to a total for one lot is to collect each document in turn.

Property tax: a worked example

This example puts a homesteaded home at the 12-month median recorded sale, $378,070, and applies the 2026 millage. It is not a tax bill: a new home is reassessed after a sale, and the 2026 rates come from the Property Appraiser's final millage book, printed October 9, 2026.

The homestead exemption exempts the first $25,000 of assessed value from all property taxes, plus up to $26,411 more on assessed value over $50,000, for non-school taxes only. The exemption is worth $648.66 a year in this example ($5,793.92 less $5,145.26). The example uses the 2026 rates in the Property Appraiser's final millage book, printed October 9, 2026, including the city's adopted 5.1471 mills and the School Board's adopted 5.271 mills: 15.3250 mills in all (10.0540 + 5.271). Rates from the Property Appraiser's final 2026 millage book, printed October 9, 2026; a buyer's bill resets after a sale (Lee County Property Appraiser, General Exemption Info, tax year 2026; Lee County Property Appraiser, 2026 millage book; Florida Senate, s. 689.261).

The non-ad valorem lines

The lines that sit beside the millage on the same bill, for one single-family home:

All in with the property tax example, using the proposed district figure: $5,145.26 + $3,229.67 = $8,374.93 a year, before association dues, insurance and utilities. The fire amount is the average for a single-family home, because the City charges fire service in two tiers by structure value, and the fiscal year 2027 city rates are press-attributed because the City's assessments page still showed fiscal year 2026 as its newest column when we read it (City of Cape Coral, Assessments; Cape Coral Breeze, "Cape Council sets fees, assessments," August 26, 2026). Lot mowing applies to unimproved lots only, so a finished home does not carry it.

Utilities and the extension project

Every Stonewater parcel has city water, sewer and irrigation available. The City's map tags Stonewater's sewer as "Stonewater CIAC," a contribution in aid of construction under a utility agreement. It places the irrigation inside the North 2 project footprint and most of the water inside the older North Central Loop footprint. The City's page for North 2, the project area that includes Stonewater, shows construction completed (City of Cape Coral, North 2 UEP; City of Cape Coral, OpenData utilities layers).

Whether a Utilities Extension Project installment appears on the tax bill for a given Stonewater lot is not on any record we read. The map tags are not a bill. For a given lot, request the City's free payoff and read the tax bill. The payoff covers special assessments, utility balances, open code cases and building permits (City of Cape Coral, CapeIMS).

City utility rates took effect October 1, 2026 for a 5/8 inch meter: water capacity charge $25.36 a month and $5.44 per 1,000 gallons up to 5,000 gallons; wastewater capacity charge $32.83 a month plus $12.85 per 1,000 gallons; irrigation water a flat $13.40 a month. An illustration at 5,000 gallons of water and 5,000 gallons of wastewater: water $52.56, wastewater $97.08, irrigation $13.40, which is $163.04 a month or $1,956.48 a year. It is a stated-usage example, not a bill. Account set-up adds a $325.00 water meter installation for a 5/8 inch meter, a $225.00 residential deposit and a $20.00 application fee (City of Cape Coral, water, wastewater and irrigation rates effective October 1, 2026).

Insurance as a carrying cost

We quote no homeowners or flood premium for a Stonewater home. A premium depends on the home's wind mitigation features, coverage amounts, deductible and carrier, and none of those is on the public record. The only dated figure we can print is context: Citizens Property Insurance Corporation's Lee County homeowners (HO3) average premium was $3,322 before and $3,039 after an approved change of minus 8.5 percent across 5,586 policies. It is a county book, with different coverage amounts from a typical Stonewater home, so it is not a quote and not an average for Stonewater (Citizens Property Insurance Corporation, 2026 approved rate changes by county).

Two rules help. Section 627.0629 of the Florida Statutes requires insurers to offer discounts for wind-loss mitigation features (Florida Legislature, s. 627.0629). Section 627.711 requires an insurer to accept the uniform mitigation verification form from an authorized inspector (Florida Legislature, s. 627.711). We print no discount percentage. The builder's features sheet lists storm panels and Low-E double-pane windows, and an inspector's form for the home records what applies.

For flood, FEMA maps Stonewater as Zone X (FEMA, National Flood Hazard Layer, read October 15, 2026), and the City's Community Rating System Class 5 gives 25 percent off the premium of every National Flood Insurance Program policy in Cape Coral, Zone X included. That is a map class and a discount, not a statement that flooding cannot occur.

Closing costs: a worked example on the median price

Lee County custom has the seller pay the deed stamps and the owner's title insurance policy, and the buyer pay to record the deed and the costs of a new mortgage. These are customs, not law, and the contract controls. At the 12-month median of $378,070:

We print no commission, title search, settlement or lien search fee, because no dated first-party document sets one. The title premium is the state rule's schedule before any credit a title company applies (Florida Senate, s. 201.02; Florida Senate, s. 201.08; Florida Senate, s. 199.133; Florida Senate, s. 28.24).

What to request before you sign

Every item is a document, and each one fills a gap in the Fee Stack:

• The association's current budget and the dues for your lot, in writing. The association has not published them.
• An estoppel certificate from the association. The statute's caps, as adjusted in 2022, are $299, plus $119 for delivery within three business days and $179 where the account is delinquent. It is due within 10 business days of the request, stays good for 30 days if delivered by hand or electronically (35 if mailed), and the fee is refunded if the closing does not happen (Florida Senate, s. 720.30851; Stewart Title Guaranty Company, bulletin FL2022001, September 8, 2022).
• The recorded declaration, bylaws and current rules, including any capital contribution or transfer fee due at closing.
• The district's adopted budget for the current year and the most recent tax bill for the lot.
• The City's free payoff for the parcel, to show any extension project balance, utility balance or open permit.
• The seller's flood disclosure and, for a new home, the district disclosure on the contract.

Selling your Stonewater home? Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, will value it against the builder's remaining homes and your lot's tax and district lines; call Jesse direct at (239) 898-6072. Buying in Stonewater? Call Marc at (239) 287-5873, read how we help Stonewater buyers, or see how we represent buyers.

What Is in the Stonewater Amenity Center?

Stonewater's amenity center stands on a 2.20 acre recreation tract owned by the homeowners' association. The builder's photographs and text show a community pool, a fitness room, a playground and an amenity building. D.R. Horton also lists tennis and pickleball courts, which we label as the builder's claims. Hours, guest rules and fees are not published.

Data updated: October 2026 (D.R. Horton's Stonewater page and standard features sheet, builder marketing, read October 15, 2026; Lee County Property Appraiser parcel map read October 15, 2026; Stonewater Community Development District minutes of September 11, 2025).

The amenity tract and its building

The recreation tract is Tract A, 2.20 acres, and the Lee County Property Appraiser's parcel map classes its land use as "recreational areas." The owner of record is the Stonewater Homeowners' Association, Inc., not the Stonewater Community Development District and not the builder (Lee County Property Appraiser parcel fabric, read October 15, 2026). One building stands on the tract, and the county roll carries it at about 1,500 square feet of heated area, built in 2022.

That ownership detail matters because the district holds special powers for parks and recreation, while the association is the owner of the tract itself. Which of the two pays to run the amenity building day to day is not stated in any record we read. The association's budget would answer it, and the association has not published one.

Pool and fitness room

D.R. Horton's Stonewater page, read October 15, 2026, shows a community pool and a fitness room in its photographs and amenity text (D.R. Horton, Stonewater community page, builder marketing). We treat both as present. The district's own minutes of September 11, 2025 add an independent mention: they name "the Fitness Center" as a possible meeting room (Stonewater CDD, minutes of September 11, 2025).

What no document gives us is the size of the pool, whether it is heated, its depth, the fitness equipment list or the room's square footage. We print none of those. If a pool or a gym matters to your decision, ask the association for its rules and a walk-through before you sign.

Tennis and pickleball courts

Tennis courts and pickleball courts appear on the builder's amenity list for Stonewater. We print each as "the builder lists" because we found no county, city or district document that states a court count, a surface, lighting or a schedule. A builder's list is marketing copy, and marketing copy can describe plans as well as finished work.

Treat the courts as an item to confirm. Ask the association whether the courts are built, how many there are, whether they are lined for both sports, and whether reservations or lights are involved. Until a document answers those questions, the accurate statement is that the builder lists tennis and pickleball and that the association has not published the details.

Playground

The builder's photographs and text show a playground on the amenity tract (D.R. Horton, Stonewater community page, builder marketing, read October 15, 2026). We treat it as present. No document we read gives the equipment list, the surfacing, an age range or the date it opened.

A playground on association land is the association's to inspect, repair and insure. Ask for the association's most recent budget to see whether a reserve line exists for the amenity tract, and ask the district's manager whether any playground or amenity item appears in the district's budget.

Hours, guests and fees

Amenity hours, guest rules, reservation rules and any amenity fee for Stonewater are not published by the association, and no document we read carries them, including the district's rules of procedure. We found no association website. The recorded declaration, which would hold the rules, sits with the Lee County Clerk and was not reachable to us.

Two places will answer the question for a specific home. The first is the association's estoppel certificate, an account statement the association issues at a sale, which costs up to $299 ($119 for three-day delivery and $179 if the account is delinquent) under section 720.30851 of the Florida Statutes. The second is the association's governing documents, which a buyer receives under Florida's homeowners' association disclosure summary. Listing-sheet fee fields are entered by agents, and we do not print them as the association's fee.

Public courts and fields nearby

Residents who want courts or fields beyond the amenity tract have city parks within a few route miles, measured from the lot nearest the center of the community (OSRM public routing engine, October 10, 2026). The Northwest Softball Complex is about 2.2 route miles away and Lake Kennedy Center about 3.1. Jim Jeffers Park is about 4.6 route miles away, and Joe Stonis Park about 5.7.

The city's own park pages list the facilities. Jim Jeffers Park lists lighted basketball courts, soccer fields, a softball field, a lake and lighted tennis courts that include pickleball lines (City of Cape Coral, Jim Jeffers Park, read October 15, 2026). Joe Stonis Park lists lighted tennis courts with pickleball lines, shuffleboard, horseshoe pits, fitness stations and a playground (City of Cape Coral, Joe Stonis Park, read October 15, 2026). Hours and reservation rules are on the city's pages and change, so check them there.

What Are the Stonewater Lakes, and Can You Use Them?

Stonewater has five lake tracts of about 97 acres, all owned by the Stonewater Community Development District, and the larger lakes are former mining pits. They are stormwater lakes with no connection to the Gulf. The rules for fishing, kayaks, docks and swimming are not published on any record we could read, so ask for them before you sign.

Data updated: October 2026 (Lee County Property Appraiser parcel map read October 15, 2026; our lake measurement run October 15, 2026; Stonewater CDD minutes of September 11, 2025, agenda packets of May 28 and June 11, 2026 and FY2026 adopted budget; South Florida Water Management District permit 36-116295-P as printed in the May 28, 2026 packet).

Five lakes, about 97 acres

The five lake tracts are named L-1 to L-5 on the county parcel map. Their areas, as the Property Appraiser's polygons measure them, are 19.68, 32.80, 34.21, 9.00 and 1.34 acres, about 97 acres in all. The district, not the homeowners' association, owns every one of them (Lee County Property Appraiser parcel fabric, read October 15, 2026).

We measured, on the parcel map, which Stonewater lots touch one of the five lake tracts (a lot polygon within 3 feet of a lake tract polygon, State Plane feet). On that measure 195 of the 327 lots do, about 6 in 10, and 190 of those are on the October 4, 2026 county roll. The Property Appraiser's own lake land-use code sits on only 17 lots, so we do not use it. A lot touching a lake tract is a map fact, not a view guarantee, and it is not a statement about price.

Former mining pits and the permit's slope rule

The South Florida Water Management District staff report in the district's May 28, 2026 agenda packet says the site "contained previously cleared land, four lakes and an existing control structure" and was "previously used for agriculture" (Stonewater CDD, agenda packet of May 28, 2026). The district's engineer calls the larger lakes "mining lakes," and residents asked the board about "lakes that were made from the quarries."

The plain statement that follows from those records is that the larger Stonewater lakes are former mining pits. We do not say that all five were. The engineer also told the board that the mining lakes "do not meet the South Florida Water Management District (SFWMD) slope and vertical drop criteria," and that "the new stormwater management system is in good shape" (Stonewater CDD, minutes of September 11, 2025).

The bank erosion repair

The same minutes of September 11, 2025 record the district engineer saying that "lake bank erosion was identified primarily on the mining lakes." The district's fiscal year 2026 budget added a "Lake Erosion Repair" note repayment line of $109,000. That line is the main reason the operations part of the assessment rose (Stonewater CDD, FY2026 adopted budget).

Financing is pending. A Gulf Coast Business Bank term sheet dated May 4, 2026 describes a tax-exempt note of not more than $900,000, for up to 5 years, at a fixed 5.43 percent, secured by the operations assessments, and the term sheet says it is "not a formal commitment to lend." Proposals for the lake bank restoration were due May 18, 2026, and the award and the note were on the June 11, 2026 agenda (Stonewater CDD, agenda packet of June 11, 2026). Whether the note closed, who was awarded the work and when it will be done is not posted. We do not attribute the erosion to any storm, because the district does not.

Who maintains the lakes

The district does. The South Florida Water Management District permit for the stormwater system names the Stonewater Community Development District as permittee and operating entity and states that "perpetual operation and maintenance of the SWM system is the responsibility of the Stonewater CDD." The permit was issued September 25, 2017, modified April 2, 2026, and carries an expiration date of September 25, 2027 (Stonewater CDD, agenda packet of May 28, 2026).

The money for that work comes through the district's operations assessment on the Lee County tax bill, which is covered in the district and ownership-cost sections of this page. The district manager is Wrathell, Hunt and Associates, LLC, the engineer is Barraco and Associates, and the board's builder-affiliated supervisors are noted in the district's audit. The lake tracts belong to the district, not to the owners of the lots beside them.

Fishing, kayaks and docks

The lake use rules are not published on any record we read. The district's rules of procedure carry no lake use rule, and the association has no website we could find. We therefore make no statement that fishing is allowed or that boating is barred. The rules, if they exist, sit in the recorded declaration and any association rules, and the declaration is on file with the Lee County Clerk.

Two facts do bear on the question. The district is the owner of the lakes, so a rule about them could come from either body. And the community's tract list includes no dock tract and no boat launch tract. Ask for the declaration and the association's rules before you sign, and ask the seller in writing whether any rule about the lakes has been enforced.

No canal or Gulf connection

The Stonewater lakes are stormwater lakes owned by the district, and they are not part of the city's canal system. Every canal near the community is freshwater with no Gulf access, per the county parcel layer and the city's canal layer. A boat on a Stonewater lake does not reach the Gulf, a river or a canal.

That also separates Stonewater from the canal-front homes elsewhere in Cape Coral, where seawalls, docks and canal access decide value. We found no seawall tract or dock tract in Stonewater's tract list. The measured water-access prices for canal-front Cape Coral homes are in our Cape Coral home values guide, and they do not describe Stonewater's lake lots.

Does Stonewater Have Golf, Boat Access or a Beach?

Stonewater has no golf course, no marina, no boat ramp and no beach inside the community. The nearest city golf course, Coral Oaks Golf Course, is about 5.5 route miles away. The nearest city boat ramp, BMX Boat Ramp, is about 3.4 route miles away, and Gulf beaches are about 20 route miles by road.

Data updated: October 2026 (City of Cape Coral Parks and Recreation pages read October 15, 2026; route miles from a public routing engine run October 10, 2026 from the lot nearest the center of the community; Lee County standard toll fares page probed October 15, 2026).

No golf course in Stonewater

No golf course, golf tract or golf-frontage parcel exists inside Stonewater. The county parcel map carries no golf-frontage code on any Stonewater parcel, and the community's 17 tracts are the recreation tract, five lakes, open-space tracts and roads. A buyer looking for a golf community will find the golf in the city, not in the neighborhood.

The same record shows no marina, no boat ramp and no dock tract in Stonewater. If a listing, a sales message or a search result suggests a golf or boating amenity, ask which parcel carries it and which entity owns it. For Stonewater the answer, on every record we read, is that there is none.

Coral Oaks Golf Course

Coral Oaks Golf Course is the nearest golf course we measured, about 5.5 route miles from the lot nearest the center of Stonewater. It is the city's course of 18 holes, par 72, and the city's Parks and Recreation page lists it among its recreation facilities (City of Cape Coral, Recreation Facilities, read October 15, 2026).

We did not read tee times, rates or membership terms, and we print none. We also did not measure other courses. Other courses exist elsewhere in Lee County, and a buyer who plays golf regularly should check the course's own pages for current terms. The route miles above are road distances, with no drive time, because drive times change with the hour.

City boat ramps nearby

The City of Cape Coral's boating page links five ramp locations. Route miles from the lot nearest the center of Stonewater, from a public routing engine run October 10, 2026, are in the table.

Trailer parking at the ramps is $15 a day or by resident decal, per the city's Boat Ramps and Parking page read October 15, 2026 (City of Cape Coral, Boat Ramps and Parking). The city's boating page links these five locations. The water types for Rosen Park and Horton Park come from the city's kayaking page, and the Crystal Lake Park entry from that park's own page, both read October 15, 2026 (City of Cape Coral, Kayaking).

Freshwater and saltwater launches

The practical difference between the two nearest ramps is the water they open onto. BMX Boat Ramp is the city's freshwater ramp, about 3.4 route miles from Stonewater, and the city's kayaking page says it launches into a freshwater canal that connects to several freshwater canals and lakes. Burnt Store Boat Ramp, about 4.9 route miles away, is saltwater, and the city describes it as access to Matlacha Pass and the Gulf of America (City of Cape Coral, Burnt Store Boat Ramp, read October 15, 2026).

A resident with a trailer would choose by the water, because the two ramps lead to different places. The city's kayaking page also lists a freshwater launch on Argosy Lake at Festival Park and a launch at Tropicana Park, which the page says leads to saltwater canals (City of Cape Coral, Kayaking, read October 15, 2026). The page says parking is free unless you bring a boat trailer, in which case the trailer parking program applies.

Beaches by road

There is no beach in Stonewater, and the Gulf is reached by road. Route miles from the lot nearest the center of the community, from a public routing engine run October 10, 2026, are 20.0 to Fort Myers Beach (Lynn Hall Memorial Park), 19.2 to the Sanibel Causeway at Punta Rassa and 24.9 to Sanibel Lighthouse Beach Park. We print no travel times and have not checked which tolls a given route crosses.

The Sanibel Causeway toll for a two-axle vehicle is $6.00 with a transponder and $9.00 pay-by-plate, per the Lee County toll page (Lee County, Standard Toll Fares). The Cape Coral Bridge and Midpoint Memorial Bridge tolls are covered in the drive section of this page.

Lake beaches at city parks

Two newer city parks near Stonewater are built around water. Tropicana Park, about 6.2 route miles away, is open, and its city page lists a publicly accessible beach, a boardwalk, floating docks and an accessible kayak launch (City of Cape Coral, Tropicana Park, read October 15, 2026). Crystal Lake Park, about 9.9 route miles away, opened in July 2025, and its page describes a beach setting on a lake with a boat and kayak launch (City of Cape Coral, Crystal Lake Park, read October 15, 2026).

Tropicana Park's fishing rules refer to a "beach/swimming area", and Crystal Lake Park's page does not mention swimming, so read each park's posted rules before you swim. The city's pages also give no hours, so check them directly before a visit. These are city parks open to the public, not Stonewater amenities, and they are a different thing from a Gulf beach.

Where Do Stonewater Residents Shop, Eat and Play Nearby?

Stonewater sits close to Pine Island Road, where the grocery and warehouse stores we confirmed are between 1.6 and 2.8 route miles from the community's center. City parks, a softball complex, a waterpark, the Northwest Regional Library and the city's newest parks fill out the surrounding few miles, all measured by road.

Data updated: October 2026 (store pages and City of Cape Coral Parks and Recreation pages read October 15, 2026; Lee County Library System page read October 15, 2026; route miles from a public routing engine run October 10, 2026 from the lot nearest the center of the community).

Groceries and stores

Route miles are from the lot nearest the center of Stonewater. A Walmart Neighborhood Market on SW Pine Island Road is about 1.6 route miles away, a distance taken from open map data that we did not confirm on the store's own page. Sam's Club is about 2.3 route miles (Sam's Club, Cape Coral), and the Publix at Santa Barbara Centre is also about 2.3 (Publix, Santa Barbara Centre).

ALDI on SW Pine Island Road is about 2.8 route miles (ALDI, 1481 SW Pine Island Road). Target and Sprouts on NE Pine Island Road are about 5.3 route miles away (Target, Cape Coral North; Sprouts Farmers Market, Cape Coral). We named only stores whose own pages we read, and we print no store hours.

Restaurants along Pine Island Road

The restaurants near Stonewater are concentrated along the Pine Island Road corridor, the same corridor as the stores above. We name no individual restaurant. Restaurants open, close and change hands faster than a page like this can track, and a name on a page that has closed is worse than no name.

If dining nearby matters, the practical step is to search the corridor on a map and look at current hours the week you plan to visit. Pine Island Road is a state road, and the state's resurfacing, turn-lane and signal project between Chiquita Boulevard and Santa Barbara Boulevard was completed June 30, 2025, which is covered in the nearby-changes section of this page.

City parks within a few miles

The city's parks nearest Stonewater, with route miles from the lot nearest the center of the community, are in the table. Each park's amenity list is on its own city page, linked in the sources of this page, and we have not repeated amenity lists we did not need.

The distances are road miles from a public routing engine run October 10, 2026, and the park pages were read October 15, 2026 (City of Cape Coral, Parks and Facilities). The city's kayaking page, read October 15, 2026, described the Four Mile Cove launch as closed for repairs, so check its status before you plan a visit.

Festival Park and the newest parks

Festival Park opened August 14, 2026, about 4.5 route miles from Stonewater, per the city's park page and its news release (City of Cape Coral, Festival Park; City of Cape Coral, news). Tropicana Park is open, and Crystal Lake Park opened in July 2025. The city lists Tropicana Park and Festival Park as park bond projects.

One park in the city's park bond program is not open. The city's July 2026 update lists Yellow Fever Creek Preserve as a project that has not opened (City of Cape Coral, Yellow Fever Creek Preserve). A buyer should not count a park that has not opened as a neighborhood feature. We list the status the city gave on the date we read it.

The Northwest Regional Library

The Northwest Regional Library is at 519 Chiquita Boulevard North, next to Mariner High School. It opened in 2009 and the Lee County Library System calls it "the newest, and largest, branch" of the system. It is about 0.33 mile in a straight line from the nearest Stonewater lot and 2.2 route miles from the center of the community (Lee County Library System, Northwest Regional Library, read October 15, 2026).

The library's page lists public access computers, free Wi-Fi, a meeting room that can be reserved and an online calendar of events. We have not read its hours or its program schedule. Some older material calls this branch by a different name; the name on the county's own page is the Northwest Regional Library.

City events

The City of Cape Coral posts a special events page. It lists events such as Cape Bike Night, Concert in the Park, Culture Fest, Holiday Boat-a-Long, Movie in the Park, Red, White & BOOM, Tour De Cape, Trunk or Treat and the Veterans Day Parade (City of Cape Coral, Special Events, read October 15, 2026).

The page, as we read it, gave no dates, so we print none. Dates, locations and any road closures belong to the city's posting for the year. The Cape Coral Farmers Market also keeps its own page (Chamber of Commerce of Cape Coral, Farmers Market), and we did not read its schedule.

Biking

The City of Cape Coral publishes bike maps and describes a network of interconnected bike routes, bike lanes, bike paths and multi-use paths (City of Cape Coral, Bicycling, read October 15, 2026). The city states that the routes are intended for informational purposes only and that riders should use good judgment and be responsible for their own safety.

We make no claim that a published route reaches Stonewater, because we did not trace the routes against the community. Use the city's map to check a specific ride, and note that the city's own disclaimer applies to every route.

How Are Stonewater Homes Built for Hurricanes?

Stonewater homes are one-story concrete block houses with "code approved hurricane storm panels," per the builder's standard features sheet. The Florida Building Code edition depends on the permit application date: the 7th Edition (2020) through December 30, 2023, and the 8th Edition (2023) after. The community's permit minimum floor is 13.00 feet NGVD 29.

Data updated: October 2026 (D.R. Horton standard features sheet REV 12/3/2025, builder marketing, read October 15, 2026; Florida Building Commission page read October 15, 2026; City of Cape Coral residential design standard guideline read October 10, 2026; South Florida Water Management District permit as printed in the district's May 28, 2026 packet; National Hurricane Center report on Hurricane Ian).

Block construction and storm panels

The builder's standard features sheet, revision dated 12/3/2025, lists "steel reinforced concrete block construction," "code approved hurricane storm panels," dimensional roof shingles with a 25-year manufacturer's warranty, double-pane, low emittance (Low-E) vinyl windows and a paver driveway. It also lists a 10-year limited warranty from Residential Warranty Corporation and a one-year builder warranty (D.R. Horton, Stonewater standard features, builder marketing, read October 15, 2026).

The sheet describes storm panels and Low-E vinyl windows, and it does not list an upgraded glass package. The three plans the builder lists today are one-story plans, so the block walls and the roof are the structure a wind event tests. Whether a given home has an option beyond the standard features is a question for the builder's plan options sheet and the permit, and we did not find that document.

Which building code applies to your home

The Florida Building Code edition that applies to a house depends on the date the building permit application was filed. The 7th Edition (2020) applies to applications from December 31, 2020 to December 30, 2023. The 8th Edition (2023) applies to applications from December 31, 2023 (Florida Building Commission, read October 15, 2026).

Our reading is that homes built in 2022 and 2023 were permitted under the 7th Edition, because the community's recorded instrument dates from 2021 and its first recorded sale was July 14, 2022. That is our inference from dates, not a permit record. The city's active permit layer shows two single-family permits applied for in March 2026 in Stonewater, which fall under the 8th Edition. The Florida Building Commission's product approval presentation gives December 31, 2026 as the effective date of the 9th Edition, and until then the 8th Edition remains current. For any one home, the building permit says which edition governed; ask the seller or the city for it.

Design wind speed

The City of Cape Coral's residential design standard guideline for new construction states a basic wind speed of 160 mph "or as calculated," wind exposure category B, C or D, and Building Risk Category II (City of Cape Coral, Design Standard Guideline, New Construction Residential, read October 10, 2026).

That is the city's guideline for designers, and it is a design figure, not a measurement of any storm. The value the current code assigns at the community's exact coordinates is in a figure of the 8th Edition that we did not read, so we print the city's guideline and stop there. The guideline does not state the wind-borne debris region, and we do not state it either.

The minimum floor elevation

Condition 7 of the district's stormwater permit sets a minimum building floor elevation of 13.00 feet NGVD 29, which is about 11.8 feet NAVD 88 by NOAA's conversion tool. Condition 8 sets a minimum road crown of 11.50 feet NGVD 29 (Stonewater CDD, agenda packet of May 28, 2026).

These are minimums in a permit. No lot's actual floor elevation is published, and an elevation certificate for a specific home would be the document that records one. The flood zone and the evacuation zone for Stonewater are covered in the next sections; this permit minimum is a different measure from either, and we keep them apart.

Wind mitigation inspections

A wind mitigation inspection is recorded on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector under section 627.711 of the Florida Statutes (Florida Division of Emergency Management, Uniform Mitigation Verification Inspection Form). Section 627.0629 requires homeowners insurance discounts for qualifying mitigation features (Florida Legislature, section 627.0629).

We print no discount percentage, because the amount depends on the insurer and the home. For a Stonewater buyer the useful document is the completed form for the specific house, which shows the roof shape, roof-to-wall attachment, opening protection and other items an insurer reads. A seller who has one can hand it to a buyer's insurance agent early in the process.

What the record says about Hurricane Ian in Cape Coral

Hurricane Ian made landfall on Cayo Costa at 1905 UTC on September 28, 2022 with an intensity of 130 knots, about 150 miles an hour, a Category 4 storm, after peaking at 140 knots that morning. The National Hurricane Center's report says "maximum inundation levels of 6 to 9 ft AGL occurred in Pine Island, Cape Coral, and other communities" along the mouth of the Caloosahatchee River (National Hurricane Center, Tropical Cyclone Report, Hurricane Ian).

The report's 7.26 feet is the tide gauge near downtown Fort Myers and is not a Cape Coral measurement, and no reliable surface wind observation exists for where the eyewall came ashore, so we print no wind speed "at Cape Coral." Ian caused at least 156 deaths in the United States, 41 of them from storm surge, 36 of those in Lee County, and damage is estimated at $112.9 billion. In Lee County at least 52,514 structures were affected, with 5,369 destroyed and 14,245 with major damage. Those are county figures, not Cape Coral counts, and we found no Cape Coral count.

For Stonewater itself, no flood depth, wind speed or damage figure exists on any record we read. The community was under construction in September 2022, and its first recorded sale was July 14, 2022. The one Stonewater record that mentions the storm is the city's wildlife layer, which says the earlier bald eagle nest tree was lost in Hurricane Ian and a new nest was built after it.

Preparing a Stonewater home for storm season

Preparation for a specific home starts with documents. We list what to gather, and we give no checklist of our own beyond that. Ask for the building permit, which names the code edition, and for the builder's standard features sheet, which names the storm panels. Ask for the most recent completed wind mitigation form and for the current insurance declarations page, which shows the deductibles. Ask the seller where the storm panels are kept and whether the full set conveys with the home.

Lee County publishes an Evacuation Zone C sheet, and Stonewater is in Evacuation Zone C, covered in the evacuation section of this page. Hurricane deductibles are governed by section 627.701 of the Florida Statutes (Florida Legislature, section 627.701), and your insurance agent can explain how yours applies. The My Safe Florida Home grant requires a home built before January 1, 2008, so Stonewater homes, built from 2022, do not meet its build-year test (My Safe Florida Home).

What Is the Flood Zone in Stonewater?

Stonewater in Cape Coral is in FEMA Zone X, an area of minimal flood hazard, at every lot and lake tract we tested, on flood map panels 12071C0242G and 12071C0261G effective November 17, 2022. Lee County also places Stonewater in Evacuation Zone C. Zone X is a map class, not a promise that a home cannot flood.

Data updated: October 2026 (FEMA National Flood Hazard Layer queried and re-checked at the central lot October 15, 2026; City of Cape Coral copy of the effective flood map read October 15, 2026; Lee County Evacuation Zones layer re-checked October 15, 2026; City of Cape Coral flood protection page read October 15, 2026).

The flood map at ten points

We queried FEMA's National Flood Hazard Layer at ten points: the northernmost, southernmost, westernmost and easternmost lots, the lot nearest the center of the community, and the center of each of the five lake tracts. Every point returned Zone X, area of minimal flood hazard. The city's own copy of the effective map returned Zone X at the five lots as well (City of Cape Coral, FIRM layer). We re-checked the central lot on October 15, 2026. Zone X carries no base flood elevation.

Source: FEMA National Flood Hazard Layer, read October 15, 2026. The ten points are a sample of the community, not a determination for any one house.

Zone X is a map class, not a promise

The City of Cape Coral says "X-Zones are not considered part of the Special Flood Hazard Area" and that they can be insured at a lower premium than the higher-risk areas (City of Cape Coral, flood protection, read October 15, 2026). That describes how the map classifies ground. It does not say a Zone X home has never flooded or cannot flood. The same city release of July 1, 2026 states that more than 60 percent of Cape Coral is in a FEMA-mapped Special Flood Hazard Area, so Stonewater's reading is a property of this location, not of the city.

We state no flood zone, base flood elevation or insurance premium for any single address on this page. A flood zone applies to a building, and the lender's flood determination and the FEMA Map Service Center answer it for a given house.

For Hurricane Ian, the National Hurricane Center's report says "Maximum inundation levels of 6 to 9 ft AGL occurred in Pine Island, Cape Coral, and other communities" along the mouth of the Caloosahatchee River (National Hurricane Center, Hurricane Ian report). No flood depth, wind speed or damage record for Stonewater exists in any source we read. The community was under construction in September 2022, and its first recorded home sale is dated July 14, 2022 (Lee County recorded sales, our analysis).

The nearest high-risk zone

FEMA's layer maps a Special Flood Hazard Area, a coastal floodplain in Zone AE, a few hundred meters from the community edge. We measured to a slightly simplified polygon edge on the National Flood Hazard Layer on October 15, 2026, so we print the distance only in that form and not as a fact about any home. The reading a buyer can use is the one above: the lots we tested sit in Zone X on the effective map, and a mapped high-risk zone lies close by.

CRS Class 5: 25 percent on every policy

Cape Coral has held a Community Rating System Class 5 rating since 2010, and on November 22, 2024 the city announced that it retained its 25 percent flood insurance discount and avoided FEMA probation (City of Cape Coral, FEMA). Under FEMA's current rating method, the discount applies to the full-risk premium of every National Flood Insurance Program policy in a participating community, including policies outside the Special Flood Hazard Area (FEMA CRS Discount Guide, July 2023). For a Stonewater home in Zone X, the Class 5 discount is therefore 25 percent. It is a discount on a premium, not a premium: we obtained no flood quote for any Stonewater address.

Evacuation Zone C

Lee County's evacuation zone layer assigns Stonewater to Evacuation Zone C at every point we tested, and we re-checked the central lot on October 15, 2026 (Lee County Emergency Management, Evacuation Zones layer). The county's Zone C sheet says "Zone C will be evacuated later than Zone A or Zone B" and "While the risk is less, Zone C is still vulnerable to potentially fatal levels of storm surge flooding" (Lee County, Evacuation Zone C sheet). The evacuation zone and the FEMA flood zone are different maps with different jobs, and a home can be in Zone X and in an evacuation zone at once. Check any address on the county's Find My Evacuation Zone lookup.

What to do before you buy

Look up the lot on the FEMA Flood Map Service Center and on the county's evacuation lookup, and ask the lender for its flood zone determination. Florida law requires a seller of residential property to give the buyer a flood disclosure at or before the time the sales contract is signed, covering known flooding during the seller's ownership, flood insurance claims and flood assistance (Florida Statutes, section 689.302). The stormwater permit for Stonewater sets a minimum building floor elevation of 13.00 feet NGVD 29, about 11.8 feet NAVD 88, and no lot's actual floor elevation is published (SFWMD permit 36-116295-P, in the district's May 28, 2026 agenda packet). Ask for the elevation certificate for the house, which many Cape Coral properties keep on the city's Forerunner portal. We did not find one for any Stonewater lot in the records we could reach, so the seller and the closing file are the places to ask.

How Does Insurance Work for a Stonewater Home?

Insurance for a Stonewater home in Cape Coral is a homeowners policy for wind, an optional flood policy in Zone X, and credits that depend on how the house was built. No Stonewater quote is published, so the Citizens figures below describe a Lee County book of business, not a price for any Stonewater home.

Data updated: October 2026 (Citizens Property Insurance Corporation, 2026 approved rate changes by county; Florida Statutes sections 627.0629, 627.701, 627.711, 215.5586 and 689.302, 2026 edition; City of Cape Coral flood protection page; all read October 15, 2026).

Homeowners and wind coverage

The only published figures we can cite are Citizens Property Insurance Corporation's approved 2026 rate changes for Lee County (Citizens, 2026 Approved Rate Changes by County). For homeowners multiperil policies (form HO3) in Lee County, Citizens reports 5,586 policies at an average premium of $3,322 before the change and $3,039 after an approved decrease of 8.5 percent. For wind-only policies (form HW2) it reports 1,219 policies at $4,550 before and $4,279 after a decrease of 5.9 percent. Across all its personal lines in the county the average moved from $2,923 to $2,797.

These are averages across a county book with different coverage amounts from a median Cape Coral home, so they are not a quote for a Stonewater house, and we print no premium range for Stonewater. Citizens asks for a four-point inspection of homes more than 20 years old, and every Stonewater home was built from 2022, so that rule would not reach them. Other insurers set their own rules. An independent insurance broker can run a specific address.

Flood insurance in Zone X

Flood insurance is a separate policy from the homeowners policy. In Zone X it is optional unless a lender requires it, and we did not read a lender's rule for a Stonewater loan, so ask yours. The Class 5 discount is 25 percent of the full-risk premium on every National Flood Insurance Program policy in Cape Coral, Zone X included. We obtained no flood quote for any Stonewater address, and we do not state a premium or a range. A quote depends on the building, and the elevation certificate is the document that tells an underwriter the most about it.

Hurricane deductibles

Florida requires insurers to offer hurricane deductibles of $500, 2 percent, 5 percent and 10 percent of the policy's dwelling limit, for policies issued or renewed on or after May 1, 2005, and the annual hurricane deductible applies to all covered hurricane losses in a calendar year (Florida Statutes, section 627.701). The deductible on a given policy is on its declarations page, and whether a percentage deductible applies to a loss is a question for the policy, not for a community page.

Wind mitigation credits

Florida requires insurers' rate filings to include discounts and credits for fixtures and construction techniques that reduce windstorm loss (Florida Statutes, section 627.0629). An insurer must accept the state's uniform mitigation verification inspection form, form OIR-B1-1802, when an authorized inspector signs it (Florida Statutes, section 627.711). The form is about one house at a time, so no community-level result exists. D.R. Horton's standard features sheet, revision December 3, 2025 (builder marketing, read October 15, 2026), lists steel reinforced concrete block construction and code approved hurricane storm panels. It lists storm panels as the opening protection and names no impact-rated glass, so a credit for opening protection is a question for the form and the insurer, not an assumption. We print no discount percentage.

My Safe Florida Home does not apply

The state's My Safe Florida Home grant requires that the home was built before January 1, 2008 (Florida Statutes, section 215.5586). Stonewater homes were built from 2022, so the grant's build-year test is not met. That is our reading of the statute against the county's year-built record.

Flood disclosure at sale

A seller gives the buyer the section 689.302 flood disclosure at or before the time the contract is signed. It covers known flooding during the seller's ownership, flood insurance claims, including National Flood Insurance Program claims, and flood assistance, including FEMA's. The statute's text holds no right for the buyer to cancel on the disclosure. For a Stonewater resale, read it with the lender's flood determination and the insurance quotes, and do the three together before the inspection period ends.

What Schools Serve Stonewater?

Lee County assigns Stonewater in Cape Coral to Proximity Zone A for elementary school, Proximity Zone AA for middle school and West Zone sub-zone 2 for high school in 2026/27. Applicants rank schools inside a zone and the district runs a lottery, so the zone does not name one school for a Stonewater address.

Data updated: October 2026 (Lee County School Enrollment Zones 2026/2027 layer and Student Enrollment Plan 2026 to 2027, Board approved December 1, 2025, read October 15, 2026; route miles from a public routing engine run October 10, 2026).

How Lee County assigns schools

The School District of Lee County assigns students through residential and choice zones and sub-zones under its Student Enrollment Plan for 2026 to 2027, and open enrollment for that year began online on January 20, 2026 (Lee County School District, open enrollment). For Stonewater, the district's zone layer returned the same three zones at every parcel (Lee County GIS, School Enrollment Zones 2026/2027). Which school a given address will attend depends on the ranking and the lottery and on the district's own address lookup, so we cannot tell you that from a community page. We print no school grades or ratings, and we do not call any school the zoned school for Stonewater.

Elementary: Proximity Zone A

The enrollment plan lists four schools in Proximity Zone A: Hector A. Cafferata Jr. K-8, Patriot Elementary, Skyline Elementary and Trafalgar Elementary. Route miles from the lot nearest the center of the community are about 2.8 to Hector A. Cafferata Jr. K-8, about 4.0 to Patriot, about 4.1 to Skyline and about 5.0 to Trafalgar. Hector A. Cafferata Jr. K-8 lists its address on its own page as 214 NW 20th Avenue, and its campus opened in August 2026 (Cape Coral Breeze, August 6, 2026).

Middle: Proximity Zone AA

Proximity Zone AA lists Challenger Middle, Hector A. Cafferata Jr. K-8 and Mariner Middle. Route miles from the center of Stonewater are about 3.9 to Challenger Middle, about 2.8 to Hector A. Cafferata Jr. K-8 and about 2.3 to Mariner Middle. Mariner Middle is about 0.33 mile from the nearest Stonewater lot in a straight line, measured between the district's school point layer and the county parcel map.

High school: West Zone sub-zone 2

West Zone sub-zone 2 lists Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High and North Fort Myers High, plus the schools of the contiguous sub-zones W1 and W3. Route miles from the center of Stonewater are about 2.1 to Mariner High, about 4.7 to Cape Coral High, about 6.9 to North Fort Myers High, about 7.0 to Ida S. Baker High and about 8.5 to Island Coast High. Mariner High, at 701 Chiquita Boulevard North, is about 0.28 mile from the nearest Stonewater lot in a straight line, along the west edge of the community. It is one choice in sub-zone 2, not an assignment.

Oasis municipal charter schools

The City of Cape Coral runs its own municipal charter school system, Oasis Charter Schools, with four campuses: Oasis Elementary North, Oasis Elementary South, Oasis Middle and Oasis High (Oasis Charter Schools). The city's fiscal year 2027 budget dedicates $50.4 million to the system. Oasis High's own page says students living in any Florida school district may seek enrollment under the state's open enrollment law, subject to seat capacity. Oasis Elementary North is about 4.7 route miles from the center of Stonewater. We print no preference rule for Oasis, because we did not find one stated on the schools' pages.

The school table

Route miles come from a public routing engine run on October 10, 2026 from the lot nearest the center of the community. Zones and schools are from the Student Enrollment Plan 2026 to 2027 and the district's zone layer, read October 15, 2026. To learn the school a specific address will attend, use the district's school zones page.

How Far Is Stonewater From a Hospital?

The closest emergency room to Stonewater in Cape Coral is HCA Florida Cape Coral Emergency on Pine Island Road, about 1.8 route miles from the center of the community. Cape Coral Hospital is about 5.3 route miles away. HCA has announced plans for a full hospital on the emergency site, with construction expected in 2027.

Data updated: October 2026 (HCA Florida Healthcare announcement of August 14, 2026, read October 15, 2026; Lee Health location pages read October 15, 2026; route miles from a public routing engine run October 10, 2026).

HCA Florida Cape Coral Emergency

HCA Florida Cape Coral Emergency is at 322 SW Pine Island Road, is open 24 hours and operates as a campus of HCA Florida Fawcett Hospital (HCA Florida Healthcare, Cape Coral Emergency). It is about 1.8 route miles from the lot nearest the center of Stonewater, measured by a public routing engine on October 10, 2026. A route can run a few tenths of a mile longer from a lot at the far edge of the community or through the entrance and internal streets.

The hospital HCA announced for the same site

On August 14, 2026, HCA Florida Healthcare and the City of Cape Coral announced a full-service hospital on that site: about $300 million, three stories and about 200,000 square feet, with construction expected to begin in 2027 and opening expected in 2029 (HCA Florida Healthcare, announcement; WGCU, August 14, 2026). These are announced plans, not a hospital that exists today. We found no city council or hearing examiner agenda item for the hospital in the agendas we read on October 15, 2026, so approvals and the schedule are the operator's expectations.

Cape Coral Hospital

Cape Coral Hospital, part of Lee Health, is at 636 Del Prado Boulevard and is about 5.3 route miles from the center of Stonewater (Lee Health, Cape Coral Hospital). We print no bed count or service ranking for either hospital, because we did not find a figure on a first-party page we could cite.

Walk-in care

Lee Health Convenient Care on Pine Island Road is about 4.9 route miles from the center of Stonewater (Lee Health, Convenient Care, Pine Island Road). Its hours change, so we print none; the provider's page holds them. For a medical emergency, use the emergency room or emergency services, not a community page.

How Long Is the Drive From Stonewater to Everywhere?

From the center of Stonewater in Cape Coral, Cape Coral City Hall is about 4.1 route miles, downtown Fort Myers about 11.2 and Southwest Florida International Airport about 24.1. These are route miles from a public routing engine run on October 10, 2026, and we print no drive times because traffic, bridges and the time of day change them.

Data updated: October 2026 (route miles from a public routing engine run October 10, 2026 from the lot nearest the center of the community; Lee County toll schedule read October 7, 2026; Lee County bridge replacement notice of September 19, 2023).

The distance table

Route miles come from a public routing engine run on October 10, 2026 from the lot nearest the center of the community; the entrance and internal streets can add a few tenths of a mile, and we print no drive times.

Bridges and tolls

The drive from Cape Coral toward Fort Myers is not tolled: "Toll trips are only charged for trips from Fort Myers to Cape Coral or Sanibel" (Lee County, standard toll fares). The routing engine's route from Stonewater to downtown Fort Myers crosses the river on US 41. A trip back over the Cape Coral Bridge or the Midpoint Memorial Bridge costs $2.00 with a transponder or prepaid account, and $5.00 pay-by-plate ($2.00 plus a $3 administrative fee). Lee County's LeeWay unlimited-trip program is $330 a year, or $200 for six months, and a 25 percent off-peak discount applies for transponder users with a positive prepaid balance at set weekday hours.

For a commuter who crosses back once each working day, 250 tolled returns at $2.00 come to $500 a year, against $330 for the unlimited program (our arithmetic from the county's fares). The Sanibel Causeway toll is $6.00 with a transponder and $9.00 pay-by-plate. On September 19, 2023, the Lee County Board voted to advance the replacement design of the Cape Coral Bridge with a pedestrian bridge, with construction "set to begin in 2026"; we print no cost and no completion date, because published figures disagree (Lee County, bridge replacement design direction).

East to Fort Myers and the airport

Downtown Fort Myers is about 11.2 route miles from the center of Stonewater, Southwest Florida International Airport about 24.1 and Punta Gorda about 23.7. The airport figure is the routing engine's distance from the lot nearest the center of the community and does not include parking or terminal walks.

South to the beaches and Naples

The Sanibel Causeway at Punta Rassa is about 19.2 route miles, Fort Myers Beach at Lynn Hall Memorial Park about 20.0 and Sanibel Lighthouse Beach Park about 24.9. Matlacha, to the west, is about 7.3, and Naples is about 53.1. Stonewater's lakes have no Gulf connection, so every beach trip is a road trip, and the Sanibel toll applies to the causeway.

What Is Being Built or Changed Near Stonewater?

Near Stonewater in Cape Coral, the city's records show a commercial corner with an unresolved city case, signal and sidewalk projects on Tropicana Parkway and Nelson Road, utility extensions to the east and west, the Star Farms district at the northern edge and an announced hospital on Pine Island Road. Each item below carries its date and status.

Data updated: October 2026 (City of Cape Coral council and hearing examiner agendas read October 15, 2026; Florida Department of Transportation project pages read October 15, 2026; City of Cape Coral Utilities Extension Project pages; HCA Florida Healthcare announcement of August 14, 2026).

The corner at Tropicana Parkway and Nelson Road

A separate commercial parcel of 15.57 acres sits at the southwest corner of Tropicana Parkway West and Nelson Road, zoned Neighborhood Commercial. It is not part of the 327-lot community. City case PDP23-000004, with the applicant of record, Stonewater II LLC, asked to modify "a condition requiring that a portion of the site be developed with nonresidential or compound uses." The Hearing Examiner heard the case on March 19, 2024 and recommended approval (City of Cape Coral, Hearing Examiner agenda). City Council held a public hearing on Ordinance 37-24 on May 15, 2024 (City Council agenda).

The vote and the adopted text were not readable in the records we could reach, so the outcome is unknown to us, and we print no unit count, no density and no plan for the corner. If you are buying nearby, the city's case file and the Property Appraiser's record for the parcel are where the answer will appear.

Roads and signals

City council agendas show three items near the community. Resolution 26-26 on the February 18, 2026 agenda covers engineering design of a traffic signal at Tropicana Parkway and Chiquita Boulevard (City Council agenda). Resolution 184-25, on the July 16, 2025 agenda, covers a contract for a signal at Tropicana Parkway and Santa Barbara Boulevard (City Council agenda). Resolution 35-25, on the February 5, 2025 agenda, covers a Nelson Road sidewalk with a turn lane at Nicholas Parkway (City Council agenda). We read these as agenda items and did not confirm completion dates.

On the state road, the Florida Department of Transportation finished the resurfacing, turn lanes and signals on SR 78, Pine Island Road, from Chiquita Boulevard to Santa Barbara Boulevard on June 30, 2025 (FDOT, project 446291-1). A separate FDOT study from Veterans Parkway to west of US 41 is evaluating widening SR 78 from four to six lanes, with completion of the study expected in mid 2027 (FDOT, project 452680-1). A study is not funded construction.

Utilities to the north and east

The city's Utilities Extension Project area North 2, the area that includes Stonewater, is complete. North 1 East, about a mile east of the community, has had construction since December 2025, with completion expected at the end of 2027. North 3 is in design about 4 miles west. Whether a Utilities Extension Project installment appears on a given Stonewater tax bill is not shown on any record we read, and the city's free payoff request answers it for a parcel.

Star Farms and the north Cape

Star Farms at Cape Coral, formerly Hudson Creek, is a planned development of 1,732 acres approved in 2023 for a maximum of 3,500 dwelling units, up to 2,500 of them single family. A community development district of about 1,280 acres for Star Farms was approved on July 22, 2026, at the city's northern edge. No homes were for sale in any record we read. A December 3, 2025 council item names "Hudson Creek Off-Site Utilities Agreement Segment 1, Tropicana Parkway," which routes off-site utility work along Tropicana Parkway; the limits of that segment are not published (City Council agenda). For the land deal behind the project, read Hudson Creek, Lee County's record-breaking land deal.

The planned hospital on Pine Island Road

HCA's announced hospital at 322 SW Pine Island Road is described above in the hospital section: announced August 14, 2026, about $300 million, construction expected to begin in 2027 and opening expected in 2029. It is an announced plan and not a hospital that exists today.

Land next door

The Lee County School District campus lies to the west. Vacant commercial and multifamily-designated acreage lies to the south, between the community and Pine Island Road. Platted single-family blocks lie to the north and east. We name no private owner of those parcels. Land use can change by application, and the city's agendas are where an application first appears.

The pipeline table

Selling in Stonewater while this changes around it? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Buying? Marc is at (239) 287-5873; read buying in Stonewater or how we represent buyers.

What Are Utilities, Zoning and Daily Logistics Like in Stonewater?

Stonewater in Cape Coral has city water, sewer and irrigation available to every parcel, city trash and fire service on the tax bill, and a zoning record that differs between two public maps. This section lists each logistics item with its source and says plainly what the records do not show.

Data updated: October 2026 (City of Cape Coral utility rate schedule effective October 1, 2026; City of Cape Coral GIS read October 10 and 15, 2026; Lee County Property Appraiser parcel map read October 15, 2026; Lee County Property Appraiser 2026 millage book printed October 9, 2026).

Water, sewer and irrigation

Every Stonewater parcel has city water, sewer and irrigation available, according to the city's GIS layers. The city's map tags the community's sewer as a "STONEWATER CIAC" area, meaning a contribution in aid of construction under a utility agreement, and shows parts of the community inside the North Central Loop water and North 2 irrigation assessment areas. City rates effective October 1, 2026 for a 5/8 inch meter: water carries a $25.36 monthly capacity charge plus $5.44 per 1,000 gallons up to 5,000 gallons; wastewater carries a $32.83 monthly capacity charge plus $12.85 per 1,000 gallons; irrigation water for a single-family home is a flat $13.40 a month (City of Cape Coral, rate schedules).

At 5,000 gallons of water and 5,000 gallons of wastewater a month, that is $52.56 for water, $97.08 for wastewater and $13.40 for irrigation: $163.04 a month, or $1,956.48 a year. That is a stated-usage example, not a bill.

Zoning on the record

The zoning record for Stonewater is inconsistent. The Lee County Property Appraiser lists R1, single-family residential, on 341 of the 344 Stonewater features on its parcel map, with three tracts listed as Neighborhood Commercial. The city's own zoning map shows a 51-acre Neighborhood Commercial polygon over the north and east parts of the community and R1 over the rest. We re-checked the city layer on October 15, 2026 at five sample lots: two returned Neighborhood Commercial and three returned R1. The polygon carries no ordinance number, and the layer was last edited February 4, 2025. Stonewater was created as a Planned Development Project by City Ordinance 15-15 in 2015 and amended by Ordinance 38-17, and the planned development ordinance governs; its text was not readable to us. We do not say the homes are commercially zoned.

Trash, fire and lot mowing

City charges on the Lee County tax bill for a single-family home in fiscal year 2027 add to $1,062.68: fire service at an average of $515.43, stormwater at $163 and solid waste at $384.25 (our arithmetic from the city's rates, which are press-attributed because the city's assessments page still showed fiscal year 2026 on October 7, 2026). Stonewater parcels sit in garbage district 017. A lot mowing assessment applies to vacant, unimproved lots only: $56.95 per equivalent lot unit in District 3 for fiscal year 2027.

Private streets and access

The main road through Stonewater is a tract of 12.84 acres owned by the Stonewater Homeowners' Association, and two smaller road tracts belong to the Stonewater Community Development District (Lee County Property Appraiser parcel map, read October 10, 2026). D.R. Horton describes Stonewater as gated (builder marketing, read October 15, 2026). The builder's site map shows no gatehouse, and no document we read says how the gate operates, who staffs it or what access rules apply. Ask for the association's access and guest rules before you sign.

Taxes and the bill

No community development district millage appears on a Stonewater bill; the district's charge is a non-ad valorem line, and ad valorem millage comes from taxing district 057, City of Cape Coral. The Property Appraiser's final 2026 millage book, printed October 9, 2026, applies a total of 15.3250 mills. The first $25,000 of a homestead's assessed value is exempt from all property taxes, and an additional exemption of up to $26,411 applies to non-school taxes on value over $50,000. Save Our Homes limits the yearly rise in a homestead's assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower, and the cap for 2026 is 2.7 percent; homestead applications are due by March 1. Florida property taxes are for the calendar year and paid in arrears: bills go out about November 1, early payment earns a discount of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, and bills become delinquent April 1. A change of ownership triggers reassessment, so the seller's bill is not a guide to the buyer's.

Moving in: payoffs and permits

The City of Cape Coral runs a free payoff request service for any parcel through CapeIMS. A payoff covers special assessments, utility balances, open code cases and building permits (City of Cape Coral, CapeIMS). Permit history for an address can be searched without an account on the city's EnerGov portal. Florida law lets an owner close an open permit with the original contractor, another licensed contractor or as owner-builder, and does not allow an arm's-length buyer to be penalized solely because a previous owner's permit was never closed. To open a city water account, the October 1, 2026 schedule lists a $325.00 meter installation for a 5/8 inch meter, a $225.00 residential security deposit and a $20.00 new account application fee.

How Does Stonewater Compare With Nearby Communities?

Stonewater in Cape Coral recorded 42 sales at a $378,070 median in the 12 months to September 25, 2026, against 67 at $247,990 in Coral Lakes, 92 at $359,500 in Sandoval and 26 at $347,500 in Entrada. The table below sets the county record and the MLS pace side by side.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026).

The benchmark table

Medians mix product types: Coral Lakes includes townhomes (Sawgrass at Coral Lakes), and Stonewater is single-family only. MLS figures for the other communities use the MLS Development field as entered by agents.

How to read the table

The county columns and the MLS columns come from two instruments. The county record is Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026. The MLS columns are from Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026. A county count and an MLS count for the same place differ because builder sales are not all marketed on the MLS. Days on market and percent of final list price come only from the MLS. A median is the middle price, and a community with more builder sales can sit well above or below one dominated by resales.

Stonewater next to Sandoval

Sandoval is in ZIP 33991 and has 1,504 parcels, against Stonewater's 327 lots in ZIP 33993. In the county record, Sandoval had 92 recorded sales at a $359,500 median in the 12 months, and none of them were builder-direct by our estimate. Stonewater had 42 at $378,070, an estimated 38 of them builder-direct. In the MLS, Sandoval had 96 closings at a $361,350 median, 78 days on market, 96.1 percent of final list price and 3.9 months of supply. Stonewater had 30 closings at $375,500, 79.5 days, 97.2 percent and 4.8 months of supply. Sandoval's record is a resale record, and Stonewater's is mostly a builder record.

Stonewater next to Entrada

Entrada is in ZIP 33909 with 769 parcels. In the county record, Entrada had 26 recorded sales at a $347,500 median, ranging from $243,000 to $485,000. In the MLS it had 23 closings at a $350,000 median, 48 days on market, 97.5 percent of final list price and 8.3 months of supply. Stonewater's county median is about $30,570 above Entrada's (our arithmetic: $378,070 less $347,500), and Stonewater's MLS days on market are longer, 79.5 against 48. We say nothing here about Entrada's builder or gate.

Stonewater inside ZIP 33993 and the city

The county's single-family median across Cape Coral's six ZIP codes was $380,000 on 5,269 sales, and in ZIP 33993 it was $360,000 on 1,287 sales. Stonewater's $378,070 on 42 sales sits near the city figure and above the ZIP figure. In the MLS, ZIP 33993 had 1,405 closings at a $360,000 median, 57 days on market and 98.3 percent of final list price, and the six ZIP codes together had 6,026 closings at $370,000, 52 days and 97.3 percent. Stonewater's 79.5 days and 97.2 percent are slower and lower than both. Thirty closings is a small set, so we read the MLS pace as a description of this community's recent sales and not as a forecast.

Stonewater vs Coral Lakes: Which Cape Coral Community Fits Your Move?

Stonewater and Coral Lakes are two Cape Coral communities about 4.4 miles apart in a straight line, and they differ on price band, product type, community development district and pace. Stonewater has a district assessment and builder inventory; Coral Lakes has no district and a larger resale market. The decision table sets out each factor.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026, roll dated October 4, 2026; Southwest Florida MLS (Matrix), pulled October 10, 2026; Florida Department of Commerce Official List of Special Districts read October 15, 2026; Coral Lakes Community Association and builder pages read October 15, 2026).

The decision table

Sources: Lee County recorded sales; Southwest Florida MLS (Matrix) pulled October 10, 2026; the Coral Lakes Community Association; builder marketing pages read October 15, 2026. Stonewater's gate is the builder's description; Coral Lakes' gated entry is on its association's own amenity list.

Price and product

The county record for Coral Lakes, the Lee County recorded sales in the 12 months to September 25, 2026, shows 67 sales at a $247,990 median, ranging from $195,000 to $605,000, in ZIP 33909. Stonewater shows 42 sales at $378,070, ranging from $299,000 to $496,515. The difference of $130,080 between the two medians (our arithmetic: $378,070 less $247,990) reflects product and age as well as location: Coral Lakes mixes homes from 2006 with townhomes from 2022, and Stonewater is one builder's single-family homes from 2022. The two medians are not a like-for-like comparison, and we do not present the gap as a value difference.

The CDD difference

Stonewater has a community development district, which owns the five lakes and adds $1,869.96 per lot to the tax bill in fiscal year 2026, with $2,166.99 proposed for fiscal year 2027 and Series 2021 bonds to 2051. Coral Lakes has no community development district on the Florida Department of Commerce's Official List of Special Districts, read October 15, 2026; the only "Coral Lakes CDD" on that list is in Charlotte County. Coral Lakes has a master association whose dues we also did not find published. So the district line is a feature of Stonewater's tax bill, and a buyer comparing the two should ask for both associations' budgets and, for Stonewater, the district's budget.

Pace of the resale market

In the county record, Coral Lakes had an estimated 22 resales at a $307,500 median in the 12 months, and Stonewater had 4 at $360,000. In the MLS, Coral Lakes had 53 closings at a $247,000 median, 48 days on market, 97.2 percent of final list price, 18 active and 14 pending listings on October 10, 2026, and 4.1 months of supply. Stonewater had 30 closings, 79.5 days, 97.2 percent, 12 active, 3 pending and 4.8 months of supply. The MLS Development values for Coral Lakes are as entered by agents and combined by us.

Which one fits which move?

Choose by criteria, not by label. If the price band you are comparing sits near Coral Lakes' $247,990 median and the product can be a townhome, the Coral Lakes record is where the recent sales are. If the price band sits near Stonewater's $378,070 median and the product is a single-family home built from 2022, the Stonewater record is where the recent sales are. If a community development district line on the tax bill is a deciding factor, Stonewater has one and Coral Lakes does not. If you want to buy new, both have a builder selling today: Stonewater's builder lists "Closing Out" and Coral Lakes' builder lists townhomes. If a larger resale market matters, Coral Lakes has had the larger count of resales in the last 12 months. If the amenity package is the deciding item, Coral Lakes' association publishes a longer list than Stonewater's builder does. Neither community is ranked above the other here.

Two builders at the end of their build-outs

D.R. Horton's Stonewater page lists "Closing Out" with homes from $328,990 and three one-story plans of 1,816 to 2,221 square feet, and Centex's Sawgrass at Coral Lakes page lists homes "Starting at the Mid $200's" (builder marketing, both read October 15, 2026). Thirteen of Stonewater's 327 lots have no recorded sale as of September 25, 2026. In both places a resale competes with a builder's remaining homes, so a seller prices against the builder's list as well as against the recorded sales.

Looking at Stonewater or Coral Lakes? The Top 1% Real Estate Agents Nationally Since 2008 can price either on the recorded sales. Selling? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or see buying a home.

What Are the Pros and Cons of Stonewater?

Stonewater in Cape Coral has FEMA Zone X, block homes built from 2022 and lakes on about 6 in 10 lots. It also has a district assessment that is rising, a pending lake bank repair, unpublished association dues and a corner next door with an unresolved city case. The lists below keep each item tied to its record.

Data updated: October 2026 (items from the sections above; Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; Stonewater Community Development District documents read October 15, 2026).

Pros

• Flood and evacuation maps: Zone X on the effective FEMA maps of November 17, 2022, and Lee County Evacuation Zone C, which the county says will be evacuated later than Zone A or Zone B.
• Construction: D.R. Horton's standard features sheet lists steel reinforced concrete block construction and code approved hurricane storm panels, in homes built from 2022.
• Lakes: about 6 in 10 lots touch one of the five lake tracts (195 of 327, our measurement on the county parcel map).
• Amenities: a pool, fitness room, playground and amenity building are shown, and the builder lists tennis and pickleball courts.
• One builder and one plan family: three one-story plans of 1,816 to 2,221 square feet are listed today.
• No canal frontage on the lots.
• Nearby: Mariner High is about 2.1 route miles away, the Northwest Regional Library about 2.2 and HCA Florida Cape Coral Emergency about 1.8, with shopping along Pine Island Road.
• Maps and records: the city, the county and the district post budgets, agendas and layers that a buyer can read before signing.

Cons

• The district line: a community development district assessment of $1,869.96 per lot in fiscal year 2026, with $2,166.99 proposed for fiscal year 2027, collected on the tax bill.
• The lake bank repair: a note of up to $900,000 is pending, and whether it closed, who will do the work and when are not posted.
• Unknowns that affect cost: association dues, the lake use rules and the date the builder turns the association over to owners are not published.
• Competition: the builder is still selling, 13 of 327 lots have no recorded sale, and 12 listings were active on the MLS on October 10, 2026.
• Pace: median days on market in the MLS were 79.5, longer than ZIP 33993 (57) and the six Cape Coral ZIP codes (52).
• Records that disagree: the zoning record is inconsistent between the Property Appraiser's map and the city's zoning map.
• The corner next door: a commercial parcel with an unresolved city case, whose outcome we could not read.

How the list lands for a buyer

Weigh the items by what you can document. The flood, construction and amenity items are facts you can verify in the records cited above. The district line, the pending note and the unpublished dues are costs and unknowns you can price by asking for the district's budget and minutes, the association's budget and an estoppel certificate before you sign. The pace, the builder's remaining homes and the resale count describe the market a buyer or seller enters today. The corner and the zoning record are items to check with the city. None of these lists says who Stonewater suits; they describe homes, records and places, and the decision is yours.

Selling a Stonewater home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-stonewater, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, read how we help Stonewater buyers, or see how we represent buyers.

Stonewater Frequently Asked Questions: Buyer Edition

Stonewater in Cape Coral buyers ask where it is, who builds it, what the community development district and the association cost, whether the builder is still selling, how flood and storms work, and which schools and hospitals are near. Each answer below draws on county records, district documents and our own measurements, with the window named beside each figure.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026; Stonewater Community Development District documents read October 15, 2026; FEMA and Lee County layers re-checked October 15, 2026; builder page read October 15, 2026).

Where is Stonewater in Cape Coral?

Stonewater in Cape Coral sits at the southwest corner of Tropicana Parkway and Nelson Road, east of the Mariner Middle and High School campus and north of Pine Island Road (SR 78), in ZIP 33993. The builder's page and the South Florida Water Management District permit staff report both use that corner wording, and the district's own page says Stonewater borders the western boundary of the Mariner campus and lies south of Tropicana Parkway. See our Cape Coral page for the wider city.

What ZIP code is Stonewater in Cape Coral?

Stonewater in Cape Coral is in ZIP 33993. For context, Lee County recorded 1,287 single-family sales in ZIP 33993 in the 12 months to September 25, 2026 at a median of $360,000 (Lee County recorded sales, our analysis). Other Cape Coral places carry other ZIP codes: City Hall is in 33990, Sandoval is in 33991, and Coral Lakes and Entrada are in 33909, so a ZIP code alone does not tell you which community an address belongs to.

Is Stonewater in Cape Coral the same as other Stonewater communities?

No. Stonewater in Cape Coral is the D.R. Horton community in Lee County, Florida, ZIP 33993, with Stonewater Community Development District and Stonewater Homeowners' Association, Inc. (Florida corporate record N20000013746). Communities, associations and organizations in other states and countries use the same word, and Florida's corporate records also list a condominium association and a professional park owners association with the name, which are different entities. Check the legal names above and the Cape Coral location.

Who builds Stonewater in Cape Coral?

D.R. Horton builds Stonewater in Cape Coral. D.R. Horton's Stonewater page, read October 15, 2026, shows status "Closing Out" and one-story single-family plans, and the county's parcel map still shows D.R. Horton as owner of record on lots in the community. The first recorded home sale in the county file is dated July 14, 2022. Builder pages are marketing, so we use them for plan names and sizes and take counts and prices from the county record.

How many homes are in Stonewater in Cape Coral?

Stonewater in Cape Coral has 327 platted single-family lots and 17 common tracts. The county roll dated October 4, 2026 carries 337 parcels, which is a parcel count that includes the 17 tracts: 320 lots (288 coded single family and 32 still coded vacant residential) plus the tracts. The market section explains why the roll counts 320 lots rather than 327. The district assesses 327 single-family units.

How big is Stonewater in Cape Coral?

Stonewater in Cape Coral covers about 185 acres. The district's own page says approximately 185 acres, the water management permit covers 185.16 acres, and the Property Appraiser's parcel shapes add to 184.8 acres. Measured on the parcel map, lots range from 6,612 to 17,089 square feet with a median of 7,536, and 192 of the 327 lots fall between 7,000 and 7,999 square feet. The five lake tracts take about 97 acres and the recreation tract 2.20 acres.

When was Stonewater in Cape Coral built?

Stonewater in Cape Coral began as a planned development approved by the City of Cape Coral in 2015 (Ordinance 15-15) and amended in 2017 (Ordinance 38-17). The district and the association were formed on December 14, 2020, the district's bonds were issued October 13, 2021, and the first recorded home sale is dated July 14, 2022. The county recorded 39 qualified sales in 2022, 111 in 2023, 71 in 2024, 63 in 2025 and 29 from January 1 to September 25, 2026 (Lee County recorded sales, our analysis).

Is D.R. Horton still selling new homes in Stonewater in Cape Coral?

Yes. D.R. Horton's Stonewater page, read October 15, 2026, lists the community as "Closing Out" with homes "From $328,990". The county file shows 13 of the 327 lots with no recorded improved sale through September 25, 2026, and the builder remains owner of record on lots on the county parcel map. We print no builder inventory count or lot-level price, because both change week to week. Closing out is the builder's word and not a date.

What floor plans are available in Stonewater in Cape Coral?

D.R. Horton's Stonewater page, read October 15, 2026, lists three one-story plans with two-car garages: the Clifton at 1,816 square feet (3 bedrooms, 2 baths), the Delray at 2,034 square feet (3 bedrooms, 2 baths) and the Shelby at 2,221 square feet (3 bedrooms, 2.5 baths). Earlier homes include larger plans the builder no longer lists: the MLS record shows living areas up to about 2,794 square feet on closed sales. Resale buyers will see those older plans.

What do new homes in Stonewater in Cape Coral start at?

D.R. Horton's Stonewater page, read October 15, 2026, says "From $328,990", with the Clifton "Starting in the $329s", the Delray "$339s" and the Shelby "$379s". These are advertised starting prices from builder marketing and not recorded sales. In the 12 months to September 25, 2026, the county recorded an estimated 38 builder-direct sales at a median of $378,070, ranging from $324,999 to $496,515 (Lee County recorded sales, our analysis).

What have Stonewater in Cape Coral homes sold for in the last 12 months?

In the 12 months to September 25, 2026, Lee County recorded 42 home sales in Stonewater in Cape Coral at a median of $378,070, from $299,000 to $496,515 (Lee County recorded sales, DOR-qualified improved sales, our analysis). By price band, 1 sale was in the $200,000 to $300,000 band, 26 were in the $300,000 to $400,000 band and 15 were in the $400,000 to $500,000 band. None sold under $200,000 or at $500,000 and up.

Can I buy a resale home in Stonewater in Cape Coral instead of a new one?

Yes, though resales are still few. Of the 42 sales recorded by Lee County in the 12 months to September 25, 2026, an estimated 4 were resales, at a median of $360,000 and a range of $299,000 to $425,000, and an estimated 38 were builder-direct (Lee County recorded sales, our analysis). Separately, 16 of the 30 closings in the Southwest Florida MLS (Matrix) for the same window carry the MLS New Construction flag, and 12 listings were active on October 10, 2026.

How long do Stonewater in Cape Coral homes take to sell?

On the Southwest Florida MLS (Matrix), 30 Stonewater closings in the 12 months to September 25, 2026 had a median of 79.5 days on market and sold at a median 97.2 percent of final list price. ZIP 33993 showed a median of 57 days and 98.3 percent, and the six Cape Coral ZIP codes 52 days and 97.3 percent. Cumulative days on market for Stonewater: Information not available at time of publishing (checked 2026-10-07).

How many Stonewater in Cape Coral homes are on the market right now?

On October 10, 2026, the Southwest Florida MLS (Matrix) showed 12 active and 3 pending Stonewater listings, which is 4.8 months of supply: 12 active listings divided by 30 closings over 12 months, or 2.5 closings a month. Those counts move daily, and the builder also markets homes on its own pages, so check current listings before you decide. To see Stonewater listings, use the Cape Coral link in our team section below.

Do lake lots in Stonewater in Cape Coral sell for more?

We cannot say they do. We measured, on the Lee County Property Appraiser's parcel map, which Stonewater lots touch one of the five lake tracts (a lot polygon within 3 feet of a lake tract polygon): 195 of the 327 lots do, about 6 in 10. In the 12 months to September 25, 2026, the 16 recorded sales on lake-touching roll lots had a median of $407,500 and the 26 on other lots $365,390. The groups differ in plans, build years and sale types, so this is our measurement and not a lake premium.

Does Stonewater in Cape Coral have a CDD?

Yes. The Stonewater Community Development District was established December 14, 2020 by the City of Cape Coral under Ordinance 79-20 and Chapter 190, Florida Statutes, covers about 185 acres, and holds special powers for parks and recreation, security and waste collection. It owns the five lake tracts and the stormwater system and appears on the Florida Department of Commerce Official List of Special Districts. Its assessment appears on the Lee County tax bill.

How much is the Stonewater in Cape Coral CDD assessment?

The Stonewater CDD assessment per single-family unit was $1,516.00 in fiscal years 2024 and 2025 and $1,869.96 in fiscal year 2026 (operations $619.07 plus debt service $1,250.89), for 327 units (FY2026 adopted budget). For fiscal year 2027, the district's hearing notice for the September 14, 2026 hearing proposes $2,166.99 (hearing packet). The adopted figure was not yet posted on October 15, 2026.

Why did the Stonewater in Cape Coral CDD assessment go up?

The operations part rose. From fiscal year 2025 to 2026 the assessment rose $353.96 a unit, or 23.3 percent, and the fiscal year 2026 budget added a "Lake Erosion Repair" note repayment line of $109,000, the main reason. The district engineer told the board on September 11, 2025 that erosion was found "primarily on the mining lakes", adding "The new stormwater management system is in good shape." The proposed 2027 figure is up $297.03, or 15.9 percent.

How long will the Stonewater in Cape Coral CDD bonds last?

Until November 1, 2051. The Series 2021 Special Assessment Revenue Bonds were issued October 13, 2021 for $7,020,000 at fixed rates of 2.25 to 4 percent. The balance was $6,565,000 at September 30, 2025 and $6,410,000 after the November 1, 2025 payment (June 11, 2026 agenda packet). Debt service is $1,250.89 per unit a year, which is 327 units times $1,250.89, or $409,041.03 a year.

What are the HOA fees in Stonewater in Cape Coral?

They are not published by the association. We found no association website, and the recorded declaration at the Lee County Clerk was not reachable to our tools, so we print no dues figure for Stonewater in Cape Coral. Listing fields entered by agents are not association documents, and we print none of them. Ask the seller or builder for the association budget, and ask for an estoppel certificate, which a Florida association may charge up to $299 for.

What does the Stonewater in Cape Coral HOA cover?

The recorded declaration and the budget decide, and neither is published. What the county record shows is what the association owns: the 2.20-acre recreation tract that holds the amenity building, the 12.84-acre main road tract and four open-space tracts. The community development district, not the association, owns the five lakes and the stormwater system. Ask for the budget to see what the dues pay for before you sign.

Who manages the Stonewater in Cape Coral HOA?

Stonewater Homeowners' Association, Inc. is a Florida not-for-profit corporation, document N20000013746, filed December 14, 2020 and active, with annual reports for 2021 to 2026. Its registered agent is Tropical Isles Management Services, Inc. of Fort Myers, changed April 2, 2026. A registered agent receives legal notices and is not proof that the company manages the community, so ask the association who handles dues and requests. The district has its own manager, Wrathell, Hunt and Associates, LLC.

Has the Stonewater in Cape Coral HOA been turned over to owners?

Not on any record we could read. In the district's draft minutes of July 27, 2023, the board chair said the turnover "will be quite a while; construction of the second phase has yet to commence." Under section 720.307, owners elect a board majority three months after 90 percent of parcels are conveyed, or at an earlier event in the governing documents, and elect at least one director at 50 percent.

What are property taxes on a Stonewater in Cape Coral home?

Estimated, for a homesteaded home assessed at the 12-month median of $378,070: non-school taxable value of $326,659 at 10.0540 mills is $3,284.23, and school taxable value of $353,070 at 5.271 mills is $1,861.03, for $5,145.26. Without homestead, $378,070 at 15.3250 mills is $5,793.92. City charges of $1,062.68 plus the district's $1,869.96 add $2,932.64, or $3,229.67 with the proposed 2027 district figure, so about $8,374.93 a year before association dues, insurance and utilities. A buyer's bill resets after a sale.

Is Stonewater in Cape Coral on city water and sewer?

Yes, available. The city's map layers show city water, sewer and irrigation available to every Stonewater parcel, with sewer tagged "STONEWATER CIAC", a contribution under a utility agreement. Whether a Utilities Extension Project installment appears on the tax bill of a given lot is not shown on any record we read. Ask the city for its free payoff (CapeIMS) and read the tax bill before you close.

Is there a gate at Stonewater in Cape Coral?

The builder describes Stonewater as gated, and no county, city or district record we read confirms it. D.R. Horton's Stonewater page, read October 15, 2026, uses the word, and the main road tract is owned by the homeowners' association. We found no record that says how the gate works, whether it is a keypad, a gatehouse or something else, or who operates it. Ask the association in writing before you rely on a gate in your plans.

What amenities does Stonewater in Cape Coral have?

The builder's photographs and text show a community pool, a fitness room, a playground and an amenity building on the 2.20-acre recreation tract, which the homeowners' association owns, and the district's September 11, 2025 minutes name "the Fitness Center". The county roll carries a building of about 1,500 square feet on that tract. Pool size, hours, guest rules and fees are not published.

Does Stonewater in Cape Coral have pickleball and tennis courts?

The builder lists them. D.R. Horton's Stonewater page, read October 15, 2026, includes tennis courts and pickleball courts in its amenity list. No court count, surface, hours or guest rules are published for Stonewater in Cape Coral, so confirm in writing before you count on them. The city also runs parks within a few miles, including Jim Jeffers Park at about 4.6 route miles and Joe Stonis Park at about 5.7; each park's page lists its facilities.

Can you fish or kayak on the Stonewater in Cape Coral lakes?

The rules are not published. The five lakes belong to the Stonewater Community Development District, whose rules of procedure carry no lake use rules, and the larger lakes are former mining pits. Fishing, kayaks, docks and swimming are for the association and district documents to answer, so ask for them before you sign. For launching, the city's BMX Boat Ramp (freshwater) is about 3.4 route miles away.

Are the Stonewater in Cape Coral lakes connected to the Gulf?

No. The Stonewater lakes are district stormwater lakes outside the city's canal system, and the canals near the community are freshwater with no Gulf access. No parcel in Stonewater carries a dock or marina tract. The city's Burnt Store Boat Ramp, which it describes as giving access to "Matlacha Pass and the Gulf of America", is about 4.9 route miles from the center of the community.

Is there golf in Stonewater in Cape Coral?

Not inside the community. No parcel in Stonewater carries a golf-frontage code, and no golf course, marina or boat ramp sits within it. The nearest city course is Coral Oaks Golf Course, an 18-hole, par 72 course about 5.5 route miles from the center of Stonewater in Cape Coral (route miles from a public routing engine run October 10, 2026, "about").

What flood zone is Stonewater in Cape Coral?

FEMA Zone X, an area of minimal flood hazard, at all five sample lots and all five lake tracts we checked, on the effective flood maps (panels 12071C0242G and 12071C0261G, effective November 17, 2022), re-checked at the central lot on October 15, 2026 (FEMA layer). Zone X is a map class and not a promise that water never reaches a home. Check any one address on FEMA's Flood Map Service Center.

Do I need flood insurance in Stonewater in Cape Coral?

That is for your lender and your own risk decision. A lender decides from its flood determination for the address, and Zone X is not a promise of no flooding. For Stonewater in Cape Coral, Cape Coral's Class 5 rating in the Community Rating System gives a 25 percent discount on the full-risk premium of every National Flood Insurance Program policy in the city, Zone X included. We quote no premium; ask an insurance professional for one before you offer.

What evacuation zone is Stonewater in Cape Coral?

Lee County Evacuation Zone C (surge zone 3) at every sample point, re-checked at the central lot on October 15, 2026. The county's Zone C sheet says "Zone C will be evacuated later than Zone A or Zone B" and "While the risk is less, Zone C is still vulnerable to potentially fatal levels of storm surge flooding." An evacuation zone is separate from a FEMA flood zone, so look up your address on the county's evacuation zone lookup.

How are Stonewater in Cape Coral homes built for hurricanes?

D.R. Horton's standard features sheet (REV 12/3/2025, builder marketing) lists steel reinforced concrete block construction, "Code approved hurricane storm panels" and double-pane, low-E vinyl windows; it names storm panels as the opening protection and does not list impact windows. The Florida Building Code edition follows the permit application date: the 7th Edition (2020) for applications from December 31, 2020 to December 30, 2023, which covers homes built in 2022 and 2023 by our reading, and the 8th Edition (2023) after that. The city's residential guideline states a basic wind speed of 160 mph. Check the permit for any one home.

Did Hurricane Ian affect Stonewater in Cape Coral?

No flood depth, wind speed or damage figure for Stonewater exists on any record we read; the community was under construction, and its first recorded sale is dated July 14, 2022. The city's record shows the eagle nest tree in the community's Tract O-3 was lost in Ian on September 28, 2022, and a new nest was inspected October 14, 2022. For the city, the National Hurricane Center reported inundation of "6 to 9 ft AGL" in Cape Coral.

Which schools serve Stonewater in Cape Coral?

For 2026/27, the Lee County plan places every Stonewater parcel in elementary Proximity Zone A (Hector A. Cafferata Jr. K-8, Patriot, Skyline and Trafalgar), middle Proximity Zone AA (Challenger Middle, Cafferata K-8 and Mariner Middle) and West Zone sub-zone 2 for high school (Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High and North Fort Myers High). Applicants rank schools in their zone and the district runs a lottery, so which school a given address attends is not fixed by the zone. We print no school grades.

How close is Mariner High School to Stonewater in Cape Coral?

Mariner High, at 701 Chiquita Boulevard North, is about 0.28 mile from the nearest Stonewater lot in a straight line and about 2.1 route miles from the center of Stonewater in Cape Coral. Mariner Middle is about 0.33 mile in a straight line and 2.3 route miles. Mariner High is one choice within West Zone sub-zone 2 and not an assignment, so confirm the school for your address with the district.

What is the library near Stonewater in Cape Coral?

The Northwest Regional Library, 519 Chiquita Boulevard North, which the Lee County Library System calls "the newest, and largest, branch" and which opened in 2009. It is about 0.33 mile from the nearest Stonewater lot in a straight line and 2.2 route miles from the center of Stonewater in Cape Coral. Its hours and programs are on the Lee County Library System page.

What is the closest hospital to Stonewater in Cape Coral?

The closest emergency care is HCA Florida Cape Coral Emergency at 322 SW Pine Island Road, a 24-hour campus of HCA Florida Fawcett Hospital, about 1.8 route miles away. On August 14, 2026, HCA Florida Healthcare and the City of Cape Coral announced a full-service hospital on that site: about $300 million, three stories and about 200,000 square feet, with construction expected to begin in 2027 and opening expected in 2029. Cape Coral Hospital (Lee Health), 636 Del Prado Boulevard, is about 5.3 route miles, and Lee Health Convenient Care on Pine Island Road about 4.9.

How far is Stonewater in Cape Coral from the beach, the airport and downtown Fort Myers?

From the center of Stonewater, route miles from a public routing engine run October 10, 2026, are about 20.0 to Lynn Hall Memorial Park on Fort Myers Beach, 19.2 to the Sanibel Causeway at Punta Rassa, 24.9 to Sanibel Lighthouse Beach Park, 24.1 to Southwest Florida International Airport and 11.2 to downtown Fort Myers. We print no drive times. The drive toward Fort Myers is not tolled; a return over the Midpoint or Cape Coral Bridge is $2.00 with a transponder, and the Sanibel Causeway is $6.00.

What is being built next to Stonewater in Cape Coral?

The Mariner school campus lies to the west, vacant acreage designated commercial and multifamily to the south, and platted single-family blocks to the north and east. A separate 15.57-acre commercial parcel at the corner of Tropicana Parkway West and Nelson Road, zoned Neighborhood Commercial, is not part of the 327-lot community. City case PDP23-000004 asked to modify "a condition requiring that a portion of the site be developed with nonresidential or compound uses"; the Hearing Examiner heard it March 19, 2024 and Council held its hearing on Ordinance 37-24 on May 15, 2024. The outcome was not readable to us.

Is Stonewater in northwest Cape Coral?

In plain terms, yes: it is north of Pine Island Road in the northwest part of the city. The city's "Northwest Cape" planning area is a defined district bounded on the east by El Dorado Boulevard, about 1.4 miles west of Stonewater in Cape Coral, so we do not place Stonewater inside that named area (City Planning). The community's address ZIP code is 33993.

Is Stonewater or Coral Lakes a better fit?

That depends on criteria, and we compare Stonewater in Cape Coral with Coral Lakes on the record. In the 12 months to September 25, 2026, Lee County recorded 42 sales in Stonewater at a median of $378,070 and 67 in Coral Lakes at $247,990 (Coral Lakes includes townhomes; Stonewater is single-family only). Stonewater has a community development district at $1,869.96 per lot for fiscal year 2026 and Coral Lakes has none. Pace on the MLS: 79.5 days at Stonewater and 48 at Coral Lakes. HOA dues are not published for either. Coral Lakes is about 4.4 miles northeast in a straight line.

Can I rent out a Stonewater in Cape Coral home?

We cannot say. Leasing rules, including any minimum lease term or approval step, sit in the recorded declaration and the association's rules, and neither is published. Before you buy a Stonewater home in Cape Coral to rent it, make delivery of the declaration part of your contract and read its leasing section. Florida's disclosure summary for an association must be given to a buyer before signing, and a buyer may void the contract in writing within 3 days after receiving it (section 720.401).

How do I buy in Stonewater in Cape Coral with an agent?

Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we help Stonewater buyers and our buying page. We compare the builder's current homes with the county's recorded resales, read the district's budget with you and request the association documents before you sign. We also walk through buying a home in Cape Coral for the citywide steps.

Thinking of Selling Your Stonewater Home? List With the #1 Team in Southwest Florida Since 2012

Selling a Stonewater home in Cape Coral means pricing it against D.R. Horton's remaining homes, answering the community development district line before a buyer asks, and showing the 42 county-recorded sales, not a guess. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Stonewater listing around those three.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; Stonewater Community Development District documents read October 15, 2026).

If you're searching for the best Stonewater listing agent, or thinking, "I need to sell my house in Stonewater," the useful test is whether your agent reads the market from the public record. Jesse McGreevy and Marc Comisar price Stonewater homes on the county's recorded sales, set them beside the builder's current plans, and put the district assessment, the association paperwork and the flood map in front of a buyer first. Read our Stonewater seller guide or our page on selling a home in Cape Coral.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Stonewater sales in the last 12 months

In the last 12 months we tracked every recorded sale in Stonewater in Cape Coral: 42 sales to September 25, 2026 at a median of $378,070, from $299,000 to $496,515, with an estimated 38 builder-direct and 4 resales (Lee County recorded sales, DOR-qualified improved sales, our analysis). The four resales were $390,000 in December 2025 on Stonewater Lake Terrace (built 2023, 1,816 square feet of county heated area), $330,000 in December 2025 on Stonewater Lake Terrace (built 2023, 1,816 square feet), $299,000 in March 2026 on Heather Lake Avenue (built 2022, 2,000 square feet) and $425,000 in April 2026 on Spring Hill Lake Loop (built 2023, 2,794 square feet, 4 bedrooms, 3 baths). By street, Spring Hill Lake Loop had 30 sales at a median of $382,350 and Mariners View Terrace 7, from $339,999 to $416,885.

What Is Your Stonewater Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free Stonewater home valuation, or see the wider home valuation page and Cape Coral home values. We follow up with a number built on recorded sales of comparable homes, adjusted for plan size, build year and lake position. Selling? Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.

Selling against the builder's remaining homes

A Stonewater seller competes with D.R. Horton, whose page, read October 15, 2026, shows "Closing Out" and homes "From $328,990" in three plans of 1,816 to 2,221 square feet. The county file shows 13 of 327 lots with no recorded sale through September 25, 2026, and the builder remains owner of record on lots. The builder-direct median was an estimated $378,070 on 38 sales and the resale median $360,000 on 4, so buyers have a new-home comparison for every listing. We do not predict how the builder's finish affects your price.

How we price a Stonewater home

We start with the county's recorded sales and narrow to homes like yours in plan size, build year and position on a lake tract, which we measure on the parcel map (195 of 327 lots touch a lake tract). Then we add what the record shows about upgrades, the district line a buyer sees, and the builder's current plans, labelled as builder marketing. We do not borrow a price per square foot from another community, and we invent no comparable sale. The result is a written pricing plan before the first showing.

Competing with 12 active listings

On October 10, 2026 the Southwest Florida MLS (Matrix) showed 12 active and 3 pending Stonewater listings, which is 4.8 months of supply (12 active divided by 30 closings over 12 months, or 2.5 a month). Closed sales had a median of 79.5 days on market and 97.2 percent of final list price. Those 12 compete with yours, and each has its own plan size and lake position, so we compare plan by plan before we set your list price.

The seller's cost stack in Lee County

For a sale at the $378,070 12-month median, the state and title lines are below. In Lee County the seller customarily pays deed stamps and the owner's title policy, and the contract controls.

We print no commission rate; it is set in your listing agreement and is negotiable. These are estimates from the state schedule, not a closing statement.

The documents a Stonewater buyer will ask for

Buyers and their title companies ask for the association's disclosure summary (section 720.401), an estoppel certificate from the association, your latest tax bill showing the district line, the district's current budget, and the flood disclosure under section 689.302. We gather them at the start of a listing. Where the association has not published its budget, declaration or dues, we request them from the association so a buyer is not left waiting.

What Stonewater sellers say about working with us

Two sellers describe the work in their own words:

★★★★★ "This is the third property that Comisar and McGreevy have handeled for my husband and I with no problems. Marc did a great job each time! Very professional knows the area well ." Verified Zillow review

★★★★★ "Marc sold our house within 48hours with several offers over the asking price. We never dreamed it would sell that fast! He even went above and beyond to walk us thru the whole process!" Verified Zillow review

Seller questions we hear most in Stonewater

Sellers in Stonewater in Cape Coral ask the five questions below most, and each answer comes from the county record or a posted district document.

Which recorded sales will buyers compare my Stonewater home with?

For Stonewater in Cape Coral, the ones on your street and in your plan size, plus the builder's current plans. In the 12 months to September 25, 2026, Spring Hill Lake Loop had 30 recorded sales at a median of $382,350, Mariners View Terrace 7 from $339,999 to $416,885, Stonewater Lake Terrace 3, Parkshore Lake Avenue 1 at $410,000 and Heather Lake Avenue 1 at $299,000 (Lee County recorded sales, our analysis). Buyers also read the builder's page, so we show it separately, labelled marketing.

How do I explain the CDD assessment to a buyer?

For Stonewater in Cape Coral, as one line on the tax bill, with the year and the document. The district assessed $1,869.96 per unit for fiscal year 2026 (operations $619.07 and debt service $1,250.89), and the hearing notice proposes $2,166.99 for fiscal year 2027, which the district had not posted as adopted on October 15, 2026. The debt service part of $1,250.89 funds the Series 2021 bonds to November 1, 2051. We hand the buyer the budget along with the number.

Does the lake bank repair affect my sale?

For Stonewater in Cape Coral we cannot say, and we make no prediction. The district's engineer reported erosion primarily on the former mining lakes, a Gulf Coast Business Bank term sheet dated May 4, 2026 offers a note of up to $900,000, and whether the note closed and who will do the work was not posted on October 15, 2026. Buyers can read all of it in the district's public minutes, so we recommend you disclose what you know and let the documents speak.

Can I sell my Stonewater home while the builder is still selling?

Yes, on Stonewater in Cape Coral too. Owners sell while D.R. Horton markets its remaining homes; the county recorded an estimated 4 resales and 38 builder-direct sales in the 12 months to September 25, 2026. The builder's page, read October 15, 2026, shows "Closing Out". Your sale needs the same association and district paperwork as any other, and the declaration, which we have not been able to read, controls any resale rule, so we check it with the association before we list.

Where do I find my Stonewater association's documents?

Start with the association's own Florida record, Stonewater Homeowners' Association, Inc. (document N20000013746, active), and the Lee County Clerk's official records, which hold the recorded declaration and its amendments. The district's budgets, agendas and minutes are posted at stonewatercdd.net. At a sale the buyer's title company requests an estoppel certificate from the association, and we ask for your copies at the start of the listing.

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida team that prices Stonewater in Cape Coral homes from the recorded sales, the district budgets and the flood map. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team.

Awards and recognition

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

#5 real estate team in Florida (RealTrends 2026)

How to reach us

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

Our headquarters is the Bonita Springs address above. Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and we serve Cape Coral.

Our team

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

To see Cape Coral homes for sale, including any Stonewater listings, browse Domain Realty Group's Cape Coral listings. Learn more about McGreevy and Comisar, read about buying a home in Cape Coral, or check Cape Coral home values. Selling a Stonewater home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see how we represent buyers.

What Stonewater clients say about working with us

Jesse McGreevy is a top-reviewed Stonewater realtor, and our clients' published reviews describe what a Stonewater buyer or seller needs most: clear communication, careful pricing and follow-through to the closing table.

★★★★★ "In a very difficult buyers market, Marc really worked beyond our expectations to locate and view properties to help us find our place. I never imagined trying to buy a property remotely, but once we defined just what we were looking for, we were very comfortable having Marc narrow down properties. Ultimately, we put our house under contract prior to seeing it in person. His communication throughout the entire process was outstanding. His dedication to helping us was superb." Verified Zillow review

Stonewater Frequently Asked Questions: Seller Edition

Stonewater in Cape Coral sellers ask about price, speed, the builder's remaining homes, the community development district, the association paperwork, flood and storms, and what a sale costs. Each answer draws on the county record or a posted document, and where something is not published we say so and name the document that holds it.

Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; Stonewater Community Development District documents read October 15, 2026; FEMA layer re-checked October 15, 2026).

Who is the best listing agent for Stonewater in Cape Coral?

We lead on the record. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and lead Domain Realty Group, the #5 real estate team in Florida (RealTrends 2026). As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. For Stonewater in Cape Coral, in the last 12 months we tracked every recorded sale and price from it. Start with the Stonewater seller guide.

What is my Stonewater in Cape Coral home worth?

Recorded sales set the range, and your plan size, build year, lake position and condition set the number. Stonewater in Cape Coral recorded 42 sales in the 12 months to September 25, 2026 at a median of $378,070 (Lee County recorded sales, our analysis), across three plans of 1,816 to 2,221 square feet and some larger older ones. That median is not a price for your home. Our free Stonewater home valuation gives you a number built on comparables.

What did Stonewater in Cape Coral homes sell for in the last 12 months?

Lee County recorded 42 sales from September 26, 2025 to September 25, 2026 at a median of $378,070, ranging from $299,000 to $496,515 (Lee County recorded sales, DOR-qualified improved sales, our analysis). One sale was in the $200,000 to $300,000 band, 26 were in the $300,000 to $400,000 band and 15 were in the $400,000 to $500,000 band. The window ladder is 110 sales at $379,850 over 24 months and 191 at $393,000 over 36 months.

How many Stonewater in Cape Coral homes were resales rather than builder sales?

An estimated 4 of the 42 recorded sales were resales, at a median of $360,000 and a range of $299,000 to $425,000, and an estimated 38 were builder-direct (Lee County recorded sales, our analysis; builder-direct is our estimate from a home's first sale soon after it was built). The resales were $390,000 and $330,000 in December 2025, $299,000 in March 2026 and $425,000 in April 2026. Four sales are too few for a resale median to price your home.

How long does it take to sell a Stonewater in Cape Coral home?

On the Southwest Florida MLS (Matrix), 30 Stonewater closings in the 12 months to September 25, 2026 had a median of 79.5 days on market. The same MLS shows a median of 57 days in ZIP 33993 and 52 days across the six Cape Coral ZIP codes. The county record has no days-on-market field, and the MLS covers listed homes only. Cumulative days on market for Stonewater: Information not available at time of publishing (checked 2026-10-07).

How many Stonewater in Cape Coral listings will I compete with?

On October 10, 2026, the Southwest Florida MLS (Matrix) showed 12 active and 3 pending Stonewater listings, 4.8 months of supply (12 active divided by 30 closings over 12 months). The count moves daily, and the MLS count does not tell us how many of the 12 are builder-owned. The builder also markets homes on its own pages. We pull the live list on the day we set your price.

What is the sale-to-list ratio in Stonewater in Cape Coral?

The Southwest Florida MLS (Matrix) shows a median of 97.2 percent of final list price on 30 Stonewater closings in the 12 months to September 25, 2026, against 98.3 percent in ZIP 33993 and 97.3 percent across the six Cape Coral ZIP codes. That is a ratio to the final list price, so price cuts before the sale are not counted. Sale-to-original-list ratio for Stonewater: Information not available at time of publishing (checked 2026-10-07).

How do the builder's remaining homes affect my Stonewater in Cape Coral price?

They set the comparison buyers walk in with. D.R. Horton's Stonewater page, read October 15, 2026, shows "Closing Out" and homes "From $328,990" in three plans; the county file shows 13 of 327 lots with no recorded sale through September 25, 2026. The estimated builder-direct median was $378,070 and the resale median $360,000 on 4 sales. We make no prediction of the effect, and we price your home against both the builder's current plans and recorded resales.

Should I wait until D.R. Horton finishes before I sell my Stonewater in Cape Coral home?

We make no prediction, and no record we read gives a build-out date. The facts that matter are these: 13 of 327 lots had no recorded sale through September 25, 2026, 12 listings were active on October 10, 2026 with 4.8 months of supply, and the builder's page shows "Closing Out". Your own timeline, your carrying costs and the district line a buyer sees decide whether to list now. We will lay the numbers out for either choice.

Does a lake lot sell for more in Stonewater in Cape Coral?

We cannot say it does. We measured on the Lee County Property Appraiser's parcel map that 195 of the 327 lots touch one of the five lake tracts. In the 12 months to September 25, 2026, the 16 recorded sales on lake-touching roll lots had a median of $407,500 and the 26 sales on other lots $365,390 (our measurement). The groups differ in plans, build years and sale types, so we print no lake premium. We price from comparable recorded sales.

How does my plan size affect my Stonewater in Cape Coral price?

Plan size is one of the first things a buyer compares. The builder's current plans run 1,816 (Clifton), 2,034 (Delray) and 2,221 (Shelby) square feet; the MLS living areas on the 30 closed sales were 1,816 (5 sales), 2,034 (8) and 2,221 to 2,222 (12), with five others from 2,000 to 2,794. The four recorded resales were 1,816, 1,816, 2,000 and 2,794 square feet at $390,000, $330,000, $299,000 and $425,000. We compare like with like.

Are Stonewater in Cape Coral prices rising or falling?

The recorded medians moved this way: 2022, 39 sales at $447,480; 2023, 111 at $424,999; 2024, 71 at $388,999; 2025, 63 at $374,999; and 2026 through September 25, 29 at $384,999 (Lee County recorded sales, our analysis). Over 60 months and all history, 313 sales had a median of $407,520. Medians mix plans and sale types, so a change in the median is not a change in value for one home, and we offer no forecast.

What is the best time of year to list in Stonewater in Cape Coral?

We cannot give a month, because we hold no month-by-month sales record for Stonewater and will not invent one. What we can do is count back from the date you need to close. Allow time for the inspection, the buyer's financing, the association's estoppel certificate and the title work, and tell us your date. We then set a list date and a price plan that fit it.

What does it cost to sell a home in Stonewater in Cape Coral?

State and title lines on a sale at the $378,070 median come to an estimated $4,911.20: deed stamps of $2,646.70 (3,781 units of $100 at $0.70), an owner's title premium of $1,965.50 on the state rule schedule, and an estoppel certificate of up to $299. That is before commission and prorations. We print no commission rate; it is set in your listing agreement and is negotiable.

Who pays the title policy and documentary stamps in Lee County?

In Lee County, including on a Stonewater in Cape Coral sale, the seller customarily pays the deed stamps and the owner's title insurance policy and chooses the closing agent, and the buyer customarily pays to record the deed and all costs of a new mortgage. These are customs and not law, and the contract controls. On an 80 percent loan of $302,456 for a $378,070 purchase, the buyer's state lines are $1,058.75 in mortgage stamps, $604.91 in intangible tax and $18.50 to record a two-page deed, or $1,682.16.

Do I need an estoppel certificate to sell my Stonewater in Cape Coral home?

In practice the buyer's title company asks the association for one once there is a contract. Section 720.30851 sets the caps at $299, with $119 more for delivery within 3 business days and $179 if the account is delinquent, due within 10 business days of the request and good for 30 days if delivered electronically. The fee is refunded if the closing does not happen. The Stonewater association's own amount is not published.

What must I disclose about the CDD when I sell my Stonewater in Cape Coral home?

Section 190.048 requires a bold disclosure on an initial sale contract in a community development district, which is the builder's step. On a resale, the district assessment shows on the tax bill, so we put the district's budget and your bill in the buyer's hands early. Your closing agent or attorney confirms which forms apply to your sale; this is not legal advice.

What does a homeowners' association seller have to disclose?

On a Stonewater in Cape Coral sale, the buyer must be given the association disclosure summary under section 720.401 before signing, and a buyer who does not receive it may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first. A buyer must also be given the property tax disclosure summary under section 689.261, which warns that the seller's tax bill is not a guide to the buyer's. Your closing agent or attorney confirms which forms apply.

What flood disclosure do Florida sellers give?

Under section 689.302 the seller of residential property gives the buyer a flood disclosure at or before the time the sales contract is executed. It covers known flooding during your ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. Stonewater in Cape Coral is mapped Zone X, which does not remove the disclosure. Answer from your own knowledge, and have your closing agent confirm the form.

Do I have to disclose the lake bank erosion in Stonewater in Cape Coral?

A Florida seller must disclose known facts that materially affect the value of a home and are not readily observable (Johnson v. Davis, 1985), and an "as is" clause does not remove that duty. The district's erosion report is public: its engineer reported erosion primarily on the former mining lakes on September 11, 2025. Whether it affects any one lot is not published. This is not legal advice; ask your closing attorney what applies to you.

Will the FY2027 CDD increase hurt my Stonewater in Cape Coral sale?

We make no prediction. The district proposes $2,166.99 per unit for fiscal year 2027, up $297.03 or 15.9 percent from the adopted $1,869.96, and the adopted figure was not yet posted on October 15, 2026. The debt service part, $1,250.89, is unchanged; the operations part rose. Buyers see the line on the tax bill and in their payment calculators, so we present it with the budget and the bonds' end date of November 1, 2051.

Will the lake bank note add to my Stonewater in Cape Coral assessment?

That is pending. A Gulf Coast Business Bank term sheet dated May 4, 2026 describes a tax-exempt note of not more than $900,000, up to 5 years, at a fixed 5.43 percent, secured by the operations assessments and "not a formal commitment to lend." Proposals for the lake bank restoration were due May 18, 2026, and the award and the note were on the June 11, 2026 agenda. Whether the note closed is not posted.

Does the Stonewater in Cape Coral HOA charge a transfer or capital fee?

We cannot say. Any transfer fee, capital contribution or application fee would be in the recorded declaration or the association's schedule, and neither is published, so we print no figure. Listing fields entered by agents are not association documents. We request the declaration and a fee schedule from the association at the start of a listing so the buyer's side is not surprised.

Do I need HOA approval to sell my Stonewater in Cape Coral home?

We cannot say. We found no approval requirement on any public record, and the recorded declaration, where one would sit, is not published. Whether the association must approve a buyer, or has a right of first refusal, is a question for its documents. We ask the association in writing before we list, and we tell you what it says.

Does my builder warranty transfer to the buyer?

For a Stonewater in Cape Coral home the terms are in the warranty booklet. D.R. Horton's standard features sheet (REV 12/3/2025, builder marketing) lists a 10-year Residential Warranty Corporation limited warranty plus a one-year builder warranty, and a 25-year manufacturer's warranty on dimensional roof shingles. We have not read the booklet, so we do not say how each warranty transfers on a resale. Find your booklet and closing papers, and we will check the transfer terms.

Do I need a four-point or wind mitigation inspection to sell a new Stonewater in Cape Coral home?

Not that we have seen required by any rule. A buyer's insurer sets its own rules. Citizens requires a four-point inspection for homes over 20 years old, and Stonewater homes were built from 2022. A wind mitigation inspection is recorded on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector, and discounts are required by statute (section 627.0629). We print no percentage.

How does my flood zone affect my buyer's insurance?

Stonewater in Cape Coral is mapped FEMA Zone X (panels 12071C0242G and 12071C0261G, effective November 17, 2022), and the lender decides whether to require flood coverage from its own determination. Cape Coral's Class 5 rating gives a 25 percent discount on the full-risk premium of every National Flood Insurance Program policy in the city. We quote no premium. Citizens' Lee County homeowners average of $3,039 after the 2026 change is a county book and not a quote.

How do property taxes change for my buyer?

On a Stonewater in Cape Coral sale, a change of ownership triggers reassessment, so your tax bill is not a guide to your buyer's. For a homesteaded home assessed at $378,070, we estimate $5,145.26 in ad valorem taxes (non-school $3,284.23 plus school $1,861.03), against $5,793.92 without homestead, plus about $2,932.64 in city and district charges. Homestead exempts the first $25,000 plus up to $26,411 on non-school taxes, with applications due March 1, and the Save Our Homes cap for 2026 is 2.7 percent.

Can I sell my Stonewater in Cape Coral home with a tenant in place?

We cannot say what the association allows. Leasing rules, including any minimum term or approval, are in the recorded declaration, which is not published. The lease itself, your tenant's notice dates and your buyer's financing and occupancy plans all matter. We read the lease and the association documents together before we recommend a plan, and we ask the association in writing about any leasing limit.

How does a Stonewater in Cape Coral sale compare with a Coral Lakes sale?

On the county record for the 12 months to September 25, 2026, Stonewater had 42 sales at a median of $378,070 and Coral Lakes 67 at $247,990 (Coral Lakes includes townhomes). On the MLS, Stonewater had 79.5 days on market and 4.8 months of supply, Coral Lakes 48 days and 4.1 months. Stonewater has a community development district and Coral Lakes has none, and association dues are not published for either. Each needs its own comparables.

How do I find what my Stonewater in Cape Coral neighbors' homes sold for?

The county's recorded sales are public, and the Lee County Property Appraiser's records show sale dates and prices by property. We analyze the recorded sales file and never print an address on a page. Ask us for a comparable sales report for your home, which we build by plan size, build year, lake position and sale date, and we walk through each sale with you.

Why does the county show more Stonewater in Cape Coral sales than the MLS?

The two instruments count different things. Lee County recorded 42 qualified home sales in the 12 months to September 25, 2026, and the Southwest Florida MLS (Matrix) shows 30 closings for the same window, because builder sales are not all marketed on the MLS. Sixteen of the 30 MLS closings carry the New Construction flag. We use the county record for counts and medians and the MLS for days on market, list-price ratios, listings and months of supply.

How does the corner case at Tropicana Parkway affect my Stonewater in Cape Coral sale?

We make no prediction. City case PDP23-000004 concerns a separate 15.57-acre commercial parcel at the southwest corner of Tropicana Parkway West and Nelson Road, not the 327 residential lots. The applicant of record, Stonewater II LLC, asked to modify "a condition requiring that a portion of the site be developed with nonresidential or compound uses." The Hearing Examiner heard it March 19, 2024 and Council May 15, 2024. We could not read the outcome, and we tell buyers that.

Does the zoning record matter when I sell my Stonewater in Cape Coral home?

The zoning record is inconsistent: the Property Appraiser lists R1 (single-family) on 341 of 344 Stonewater parcel-map features, while the city's zoning map shows a 51-acre Neighborhood Commercial polygon over the north and east parts of the community. The Stonewater planned development ordinance governs, and its text was not readable to us. A buyer's title company may ask; we collect the ordinance text from the City Clerk.

Can I sell my Stonewater in Cape Coral home from out of state?

Yes. We handle showings, photography, vendor access, inspections, association paperwork and the closing by email and e-signature wherever the title company allows, and we send you every document with the numbers in writing. The association's estoppel certificate and the district's budget are requested early so nothing waits on you. Tell us your timeline and we build the plan around it.

Should I make repairs or sell Stonewater in Cape Coral as is?

That is a pricing and negotiation choice. A Florida seller must still disclose known facts that materially affect value even when a home is sold as is, so an "as is" clause does not remove that duty. A home built from 2022 may still carry builder warranty coverage, which is in the warranty booklet. We compare the cost of a repair with a credit at the price you expect.

What happens to my CDD bonds when I sell my Stonewater in Cape Coral home?

The assessment stays with the lot, and the buyer pays it on the tax bill. The Series 2021 bonds of $7,020,000 run to November 1, 2051, and debt service is $1,250.89 per unit a year. We did not find a prepayment schedule for Stonewater lots in the documents we read, so we do not say one exists. Ask the district manager, Wrathell, Hunt and Associates, LLC, for the assessment documents.

How long does closing take in Lee County?

For a Stonewater in Cape Coral sale the dates are set in the contract, and we print no default day count. The steps that set the clock are the inspection period, the buyer's financing and appraisal, the title work and the association's estoppel certificate, which is due within 10 business days of the request. We count back from your closing date so the listing, the contract and the paperwork all fit.

What does the HOA turnover mean for my Stonewater in Cape Coral sale?

We make no prediction. The builder has not turned the association over to owners on any record we could read, and the district's draft minutes of July 27, 2023 said turnover "will be quite a while." When owners elect a board majority, the developer must deliver the association's records and property within 90 days at most (section 720.307). A buyer will ask where it stands, so we ask the association and give you the answer in writing.

What is my next step to list in Stonewater in Cape Coral?

Get your number first. Start with the free Stonewater home valuation, titled What Is Your Stonewater Home Worth? Get a Free Valuation in 60 Seconds. After that we confirm your plan, request the association documents and compare your recorded-sale comparables with the builder's current plans. To talk first, call Jesse direct at (239) 898-6072, text or call. Confidential conversations are welcome.

Sources

Every figure on this Stonewater in Cape Coral page traces to a primary source below: Lee County and its Property Appraiser, the Stonewater Community Development District, the City of Cape Coral, state and federal agencies, school and library authorities, and dated press. Builder pages are labelled builder marketing.

Market data and county records

1. Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026 (county roll dated October 4, 2026), our analysis; Lee County Property Appraiser tax roll files: https://www.leepa.org/Roll/TaxRoll.aspx (accessed October 15, 2026)
2. Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026 (member system, no public link)
3. Parcel fabric, ParcelsWFS MapServer layer 0, Lee County Property Appraiser: https://gissvr.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0 (accessed October 15, 2026)
4. 2026 Taxing District Millage Book, printed October 9, 2026, Lee County Property Appraiser: https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf (accessed October 15, 2026)
5. General Exemption Info, Tax Year 2026, Lee County Property Appraiser: https://www.leepa.org/Exemption/GeneralExemptionInfo.aspx (accessed October 15, 2026)
6. 2025 Taxing District Millage Book, Lee County Property Appraiser: https://www.leepa.org/TaxRoll/Millage%20Books/2025%20Taxing%20District%20Millage%20Book.pdf (accessed October 7, 2026)
7. City Council Approves 2027 Budget, Maintains Millage Rate (October 6, 2026), City of Cape Coral: https://www.capecoral.gov/news_detail_T4_R796.php (accessed October 7, 2026)
8. School Board of Lee County Approves Budget for FY27 (posted September 9, 2026): https://www.leeschools.net/news/september_2026/board_approves_fy27_budget (accessed October 7, 2026)
9. Save Our Homes annual assessment limitation table, Florida Department of Revenue: https://floridarevenue.com/property/Documents/SaveOurHomes.pdf (accessed October 7, 2026)
10. Assessments (annual rates; Utilities Extension Project tables), City of Cape Coral: https://www.capecoral.gov/departments/financial_services/customer_billing_services/assessments/index.php (accessed October 7, 2026)

Stonewater Community Development District and Florida special district records

11. Stonewater CDD, home page: https://stonewatercdd.net/ (accessed October 15, 2026)
12. Stonewater CDD, About the District: https://stonewatercdd.net/about (accessed October 15, 2026)
13. Stonewater CDD, Meetings and Documents: https://stonewatercdd.net/documents (accessed October 15, 2026)
14. Stonewater CDD, FAQs: https://stonewatercdd.net/faqs (accessed October 15, 2026)
15. Stonewater CDD, What is a CDD?: https://stonewatercdd.net/special-district (accessed October 15, 2026)
16. Fiscal Year 2024 adopted budget, Stonewater CDD: https://stonewatercdd.net/_assets/documents/fy-2024/2024-SCDD-budget.pdf (accessed October 15, 2026)
17. Fiscal Year 2025 adopted budget, Stonewater CDD: https://stonewatercdd.net/_assets/documents/fy-2025/2025-SCDD-budget.pdf (accessed October 15, 2026)
18. Fiscal Year 2026 adopted budget, Stonewater CDD: https://stonewatercdd.net/_assets/documents/fy-2026/2026-SCDD-budget.pdf (accessed October 15, 2026)
19. Proposed budget, Fiscal Year 2027, Stonewater CDD: https://stonewatercdd.net/_assets/documents/fy-2027/2027-SCDD-budget-proposed.pdf (accessed October 15, 2026)
20. Agenda packet, September 14, 2026 public hearings, Stonewater CDD: https://stonewatercdd.net/_assets/documents/fy-2026/2026-09-14-SCDD-agenda.pdf (accessed October 15, 2026)
21. Agenda packet, June 11, 2026, Stonewater CDD: https://stonewatercdd.net/_assets/documents/fy-2026/2026-06-11-SCDD-agenda.pdf (accessed October 15, 2026)
22. Agenda packet, May 28, 2026 (water management permit staff report), Stonewater CDD: https://stonewatercdd.net/_assets/documents/fy-2026/2026-05-28-SCDD-agenda.pdf (accessed October 15, 2026)
23. Minutes, September 11, 2025, Stonewater CDD: https://stonewatercdd.net/_assets/documents/fy-2025/2025-09-11-SCDD-minutes.pdf (accessed October 15, 2026)
24. Minutes, June 4, 2025, Stonewater CDD: https://stonewatercdd.net/_assets/documents/fy-2025/2025-06-04-SCDD-minutes.pdf (accessed October 15, 2026)
25. Agenda packet, May 23, 2024 (draft minutes of July 27, 2023), Stonewater CDD: https://stonewatercdd.net/_assets/documents/fy-2024/2024-05-23-SCDD-agenda.pdf (accessed October 15, 2026)
26. Rules of Procedure, effective February 25, 2021, Stonewater CDD: https://stonewatercdd.net/_assets/documents/general/SCDD-ordinance-79-20.pdf (accessed October 15, 2026)
27. Fiscal Year 2027 meeting schedule, Stonewater CDD: https://stonewatercdd.net/_assets/documents/fy-2027/2027-SCDD-meeting-schedule.pdf (accessed October 15, 2026)
28. Official List of Special Districts, Florida Department of Commerce: https://specialdistrictreports.floridajobs.org/OfficialList/DistrictWebsitePDF (accessed October 15, 2026)
29. Special District Accountability Program reports, Florida Department of Commerce: https://specialdistrictreports.floridajobs.org (accessed October 15, 2026)
30. Stonewater Homeowners' Association, Inc., N20000013746, Florida Division of Corporations (Sunbiz): https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n20000013746-95525bf1-ae57-4469-a422-5c4ebd80ea43&searchTerm=S&listNameOrder=S (accessed October 15, 2026)

Builder marketing (labelled as marketing, not a source for counts or prices)

31. Stonewater community page (builder marketing), D.R. Horton: https://www.drhorton.com/florida/southwest-florida/cape-coral/stonewater (accessed October 15, 2026)
32. Stonewater standard features, Tradition Series, REV 12/3/2025 (builder marketing), D.R. Horton: https://www05.drhorton.com/website/swflorida/Stonewater_Standardfeatures.pdf (accessed October 15, 2026)
33. Stonewater community site map, artist's rendition (builder marketing), D.R. Horton: https://www.drhorton.com/-/media/drhorton/productcatalog/577-southwest-florida/57923-stonewater/21-06_stonewater_sitemap_-_web.jpg (accessed October 15, 2026)

Florida Statutes and state rules

19. 190.006, Board of supervisors; members and meetings, Florida Legislature: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0190/Sections/0190.006.html (accessed October 15, 2026)

19. 190.048, Sale of real estate within a district; required disclosure, Florida Legislature: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0190/Sections/0190.048.html (accessed October 15, 2026)

19. 720.307, Transition of association control, Florida Legislature: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.307.html (accessed October 15, 2026)

19. 720.401, Prospective purchasers; disclosure summary, Florida Legislature: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/Sections/0720.401.html (accessed October 15, 2026)

19. 627.0629, Residential property insurance; rate filings (mitigation discounts), Florida Legislature: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.0629.html (accessed October 15, 2026)

19. 627.711, Uniform mitigation verification inspection form, Florida Legislature: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.711.html (accessed October 15, 2026)

19. 627.701, Hurricane deductibles, Florida Legislature: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.701.html (accessed October 15, 2026)

19. 215.5586, My Safe Florida Home Program, Florida Legislature: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299/0215/Sections/0215.5586.html (accessed October 15, 2026)

19. 689.302, Disclosure of flood risks to prospective purchaser, Florida Legislature: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.302.html (accessed October 15, 2026)

19. 689.261, Sale of residential property; disclosure of ad valorem taxes, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/689.261 (accessed October 7, 2026)

19. 720.30851, Estoppel certificates, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/720.30851 (accessed October 7, 2026)

19. 718.116, Assessments; liability; lien and priority (estoppel certificate), Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/718.116 (accessed October 7, 2026)

19. 201.02, Tax on deeds and other instruments relating to real property, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/201.02 (accessed October 7, 2026)

19. 201.08, Tax on promissory or nonnegotiable notes, mortgages, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/201.08 (accessed October 7, 2026)

19. 199.133, Levy of nonrecurring tax, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/199.133 (accessed October 7, 2026)

19. 28.24, Service charges (recording), Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/28.24 (accessed October 7, 2026)

19. 553.79, Permits; applications; issuance; inspections, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/553.79 (accessed October 7, 2026)

• Rule 69O-186.003, Title Insurance Rates, Florida Administrative Code: https://www.flrules.org/gateway/RuleNo.asp?title=Title%20Insurance%20Rules&ID=69O-186.003 (accessed October 7, 2026)
• Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), Supreme Court of Florida: https://law.justia.com/cases/florida/supreme-court/1985/65330-0.html (accessed October 7, 2026)

City of Cape Coral records and map layers

53. OpenData DCD MapServer (zoning, future land use, wildlife), City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/DCD/MapServer (accessed October 15, 2026)
54. OpenData ownership layer 12, City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/OpenData/MapServer/12 (accessed October 15, 2026)
55. OpenData CBS MapServer (UEP, lot mowing), City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/CBS/MapServer (accessed October 15, 2026)
56. OpenData PublicWorks, Canals layer 11, City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/PublicWorks/MapServer/11 (accessed October 15, 2026)
57. OpenData FIRM layer 0, City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/FIRM/MapServer/0 (accessed October 15, 2026)
58. Active Building Permits layer, City of Cape Coral GIS: https://capeims.capecoral.gov/arcgis/rest/services/AGOL/Building_Permits_Map/MapServer/1 (accessed October 15, 2026)
59. North 2 UEP (Construction Completed), City of Cape Coral, Public Works: https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_2_uep.php (accessed October 15, 2026)
60. Utilities Extension Project overview, City of Cape Coral, Public Works: https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/index.php (accessed October 15, 2026)
61. UEP Frequently Asked Questions, City of Cape Coral, Public Works: https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/frequently_asked_questions.php (accessed October 15, 2026)
62. New Construction, General Information, City of Cape Coral, Customer Billing Services: https://www.capecoral.gov/departments/financial_services/customer_billing_services/new_construction/general_information.php (accessed October 15, 2026)
63. CapeIMS and the free payoff request service, City of Cape Coral: https://www.capecoral.gov/departments/information_technology_services/geographic_information_system_gis/capeims.php (accessed October 15, 2026)
64. Northwest Cape and Seven Islands planning area, City of Cape Coral, City Planning: https://www.capecoral.gov/departments/development_services/city_planning_division/northwest_cape_seven_islands/index.php (accessed October 15, 2026)
65. Hearing Examiner agenda, March 19, 2024 (PDP23-000004), City of Cape Coral: https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=35314489-d63a-400a-8383-95ace2908a46&Agenda=Agenda&lang=English (accessed October 15, 2026)
66. City Council agenda, May 1, 2024 (Ordinance 37-24 introduced), City of Cape Coral: https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=fb426cd2-8c55-4350-b28b-92a46461301a&Agenda=Agenda&lang=English (accessed October 15, 2026)
67. City Council agenda, May 15, 2024 (Ordinance 37-24 public hearing), City of Cape Coral: https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=7d1de235-8c20-495c-9b2b-af7dc638a7d8&Agenda=Agenda&lang=English (accessed October 15, 2026)
68. City Council agenda, February 18, 2026 (Resolution 26-26), City of Cape Coral: https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=41c201d0-c7b6-488d-b697-64aa83bd8244&Agenda=Agenda&lang=English (accessed October 15, 2026)
69. City Council agenda, July 16, 2025 (Resolution 184-25), City of Cape Coral: https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=1e46516d-0e57-4a7f-9753-a25e6fb9b962&Agenda=Agenda&lang=English (accessed October 15, 2026)
70. SR 78 Chiquita Blvd to Santa Barbara Blvd, project 446291-1, Florida Department of Transportation: https://www.swflroads.com/project/446291-1 (accessed October 15, 2026)

Flood, evacuation, building code and insurance

71. National Flood Hazard Layer MapServer, FEMA: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer (accessed October 15, 2026)
72. NFHL Flood Hazard Zones, layer 28, FEMA: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28 (accessed October 15, 2026)
73. Flood Map Service Center, FEMA: https://msc.fema.gov/portal/home (accessed October 15, 2026)
74. Flood Protection (CRS Class 5), City of Cape Coral, Building Division: https://www.capecoral.gov/departments/development_services/building_division/flood_protection.php (accessed October 15, 2026)
75. Evacuation Zones feature service, Lee County Emergency Management: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/EvacuationZones/FeatureServer/0 (accessed October 15, 2026)
76. Evacuation Zone C sheet, Lee County Emergency Management: https://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20C.pdf (accessed October 15, 2026)
77. Find My Evacuation Zone, Lee County GIS: https://leegis.maps.arcgis.com/apps/instant/lookup/index.html?appid=f641ead7285e452ab705958f4e2e2fc0 (accessed October 15, 2026)
78. Florida Building Commission (8th Edition effective December 31, 2023): https://www.floridabuilding.org/c/default.aspx (accessed October 15, 2026)
79. 2026 Approved Rate Changes by County, Citizens Property Insurance Corporation: https://www.citizensfla.com/documents/20702/39683240/2026+Approved+Rate+Changes+by+County.pdf/b50f8cfc-3ff4-8178-6e26-cb047ff7f0f7 (accessed October 15, 2026)
80. Inspections (4-point and roof rules), Citizens Property Insurance Corporation: https://www.citizensfla.com/inspections (accessed October 7, 2026)
81. Uniform Mitigation Verification Inspection Form (fillable), Florida Division of Emergency Management: https://floridadisaster.org/globalassets/swaw/wind-mitigation-inspection-fillable-form.pdf (accessed October 15, 2026)
82. Tropical Cyclone Report, Hurricane Ian (AL092022), National Hurricane Center, NOAA: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf (accessed October 15, 2026)

Schools, health care, library, parks and travel

83. School Enrollment Zones 2026/2027 feature service, Lee County GIS: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/SchoolProximityZones_2627/FeatureServer (accessed October 15, 2026)
84. Student Enrollment Plan 2026-2027 (Board approved December 1, 2025), School District of Lee County: https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk (accessed October 15, 2026)
85. School Locations feature service, Lee County GIS: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/School_Locations/FeatureServer/0 (accessed October 15, 2026)
86. School Zones, School District of Lee County: https://www.leeschools.net/student_enrollment/school_zones (accessed October 15, 2026)
87. Mariner High School, School District of Lee County: https://mrh.leeschools.net (accessed October 15, 2026)
88. Hector A. Cafferata Jr. K-8, Our School, School District of Lee County: https://hac.leeschools.net/our_school (accessed October 15, 2026)
89. Oasis Charter Schools, Cape Coral Charter School Authority: https://www.capecharterschools.org/ (accessed October 15, 2026)
90. HCA Florida Cape Coral Emergency, HCA Florida Healthcare: https://www.hcafloridahealthcare.com/locations/cape-coral-emergency (accessed October 15, 2026)
91. HCA Florida Healthcare announces plans to build Cape Coral hospital (August 14, 2026), HCA Florida Healthcare: https://www.hcafloridahealthcare.com/about-us/newsroom/hca-florida-healthcare-announce-plans-to-build-cape-coral-hospital (accessed October 15, 2026)
92. Cape Coral Hospital, Lee Health: https://www.leehealth.org/locations/find-a-location/cape-coral-hospital (accessed October 15, 2026)
93. Convenient Care, Pine Island Road, Lee Health: https://www.leehealth.org/locations/find-a-location/convenient-care-pine-island-road (accessed October 15, 2026)
94. Northwest Regional Library, Lee County Library System: https://www.leegov.com/library/branches/nw (accessed October 15, 2026)
95. Recreation Facilities (Coral Oaks Golf Course), City of Cape Coral, Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/recreation_facilities/index.php (accessed October 15, 2026)
96. Boat Ramps and Parking, City of Cape Coral, Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/park_services/boat_ramps_parking.php (accessed October 15, 2026)
97. Burnt Store Boat Ramp, City of Cape Coral, Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/parks_facilities/burnt_store_boat_ramp.php (accessed October 15, 2026)
98. Jim Jeffers Park, City of Cape Coral, Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/parks_facilities/jim_jeffers_park.php (accessed October 15, 2026)
99. Joe Stonis Park, City of Cape Coral, Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/parks_facilities/joe_stonis_park.php (accessed October 15, 2026)
100. Standard Toll Fares (LeeWay), Lee County: https://www.leegov.com/tolls/cost (accessed October 15, 2026)
101. Lynn Hall Memorial Park, Lee County Parks and Recreation: https://www.leegov.com/parks/parks/lynnhall (accessed October 15, 2026)
102. Lighthouse Beach Park information, City of Sanibel: https://www.mysanibel.com/543/Lighthouse-Beach-Park-Information (accessed October 15, 2026)

Comparison community (association and builder pages, labelled)

103. Coral Lakes Community Association (association's own site): https://ourcorallakes.com/ (accessed October 15, 2026)
104. Coral Lakes Welcome packet, April 2026, Coral Lakes Community Association: https://ourcorallakes.com/documents/Welcome-FinalApr26.pdf (accessed October 15, 2026)
105. Sawgrass at Coral Lakes (builder marketing), Centex (PulteGroup): https://www.centex.com/homes/florida/fort-myers/cape-coral/sawgrass-at-coral-lakes-210711 (accessed October 15, 2026)

Further records cited in the text

106. Landowners' meeting minutes, November 5, 2024, Stonewater CDD: https://stonewatercdd.net/_assets/documents/fy-2025/2024-11-05-SCDD-minutes-lo.pdf (accessed October 15, 2026)

19. 689.302, Disclosure of flood risks to prospective purchaser, Florida Senate, 2026 Florida Statutes: https://www.flsenate.gov/Laws/Statutes/2026/689.302 (accessed October 7, 2026)

19. 197.3632, Uniform method for the levy, collection and enforcement of non-ad valorem assessments, Florida Legislature: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0100-0199/0197/Sections/0197.3632.html (accessed October 15, 2026)

19. 197.162, Tax discount payment periods, Florida Senate, 2026 Florida Statutes: https://www.flsenate.gov/Laws/Statutes/2026/197.162 (accessed October 7, 2026)

• Cape Council sets fees, assessments (August 26, 2026), Cape Coral Breeze: https://www.capecoralbreeze.com/news/breaking-news/2026/08/26/cape-council-sets-fees-assessments-2/ (accessed October 7, 2026)
• Water, Wastewater and Irrigation Rate Schedules, effective October 1, 2026, City of Cape Coral, Customer Billing Services: https://www.capecoral.gov/Documents/Departments/Financial%20Services/Customer%20Billing%20Services/UT-Rates-Current.pdf (accessed October 7, 2026)
• Bulletin FL2022001, estoppel certificate fees adjusted (September 08, 2022), Stewart Title Guaranty Company: https://assets.stewart.com/content/stewart/virtualunderwriter/en/bulletins/2022-9/fl2022001.html (accessed October 7, 2026)
• Boating, City of Cape Coral, Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/outdoor_recreation/boating.php (accessed October 15, 2026)
• Rosen Park, City of Cape Coral, Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/parks_facilities/rosen_park.php (accessed October 15, 2026)
• Horton Park, City of Cape Coral, Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/parks_facilities/horton_park.php (accessed October 15, 2026)
• Crystal Lake Park, City of Cape Coral, Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/parks_facilities/crystal_lake_park.php (accessed October 15, 2026)
• Kayaking, City of Cape Coral, Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/eco_tourism_recreation/kayaking.php (accessed October 15, 2026)
• Tropicana Park, City of Cape Coral, Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/parks_facilities/tropicana_park.php (accessed October 15, 2026)
• Sam's Club, Cape Coral, Sam's Club: https://www.samsclub.com/club/cape-coral-fl-sams-club/4857 (accessed October 15, 2026)
• Publix, Santa Barbara Centre (#452), Publix: https://www.publix.com/locations/452 (accessed October 15, 2026)
• ALDI, 1481 SW Pine Island Road, ALDI: https://info.aldi.us/stores/l/fl/cape-coral/1481-sw-pine-island-road/fa16 (accessed October 15, 2026)
• Target, Cape Coral North, Target: https://www.target.com/sl/cape-coral-north/2316 (accessed October 15, 2026)
• Sprouts Farmers Market, Cape Coral, Sprouts: https://www.sprouts.com/store/fl/cape-coral/653-cape-coral/ (accessed October 15, 2026)
• Parks and Facilities index, City of Cape Coral, Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/parks_facilities/index.php (accessed October 15, 2026)
• Festival Park, City of Cape Coral, Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/parks_facilities/festival_park.php (accessed October 15, 2026)
• City news (Festival Park opening), City of Cape Coral: https://www.capecoral.gov/news_detail_T4_R743.php (accessed October 15, 2026)
• Yellow Fever Creek Preserve, GO Bond project (not open), City of Cape Coral, Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/parks_go_bond/go_bond_projects/yellow_fever_creek_preserve.php (accessed October 15, 2026)
• Special Events, City of Cape Coral: https://www.capecoral.gov/community/special_events/index.php (accessed October 15, 2026)
• Cape Coral Farmers Market, Chamber of Commerce of Cape Coral: https://www.capecoralfarmersmarket.com/ (accessed October 15, 2026)
• Bicycling, City of Cape Coral, Parks and Recreation: https://www.capecoral.gov/departments/parks_recreation/outdoor_recreation/bicycling.php (accessed October 15, 2026)
• Design Standard Guideline, New Construction Residential, City of Cape Coral, Building Division: https://www.capecoral.gov/Documents/Document%20Hub/Permit%20Document%20Center/Guidelines/Building%20Construction/Design%20Standard%20Guideline%20-%20New%20Construction%20Resisdential.pdf (accessed October 15, 2026)
• My Safe Florida Home, State of Florida program: https://mysafeflhome.com/ (accessed October 15, 2026)
• FEMA (NFIP letters, November 22, 2024 notice), City of Cape Coral, Emergency Management: https://www.capecoral.gov/departments/emergency_management_resilience/fema.php (accessed October 15, 2026)
• Elevation certificate portal (Forerunner), City of Cape Coral: https://capecoralfl.withforerunner.com/ (accessed October 15, 2026)
• Open enrollment entirely online January 20, School District of Lee County: https://www.leeschools.net/news/january_2026/open_enrollment_entirely_online_january_20th (accessed October 15, 2026)
• Hector A. Cafferata Jr. campus opens (August 6, 2026; press), Cape Coral Breeze: https://www.capecoralbreeze.com/news/local-news/2026/08/06/hector-a-cafferata-jr-campus-opens/ (accessed October 15, 2026)
• HCA plans full-service hospital in Cape Coral (August 14, 2026; press), WGCU: https://www.wgcu.org/health/2026-08-14/hca-florida-healthcare-plans-to-build-full-service-hospital-in-cape-coral (accessed October 15, 2026)
• Lee Commissioners confirm design direction for Cape Coral bridge replacement (Sept. 19, 2023), Lee County: https://www.leegov.com/dot/News%20Documents/Lee%20Commissioners%20confirm%20design%20direction%20for%20Cape%20Coral%20bridge%20replacement.pdf (accessed October 7, 2026)
• City Council agenda, February 5, 2025 (Resolution 35-25, Nelson Road sidewalk), City of Cape Coral (eScribe): https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=ddeccbc9-60ac-4912-8ab0-d7e079d8f101&Agenda=Agenda&lang=English (accessed October 15, 2026)
• SR 78 PD&E study, Veterans Parkway to west of US 41, project 452680-1, Florida Department of Transportation (SWFL Roads): https://www.swflroads.com/project/452680-1 (accessed October 15, 2026)
• City Council agenda, December 3, 2025 (Resolution 360-25, Hudson Creek off-site utilities, Tropicana Parkway), City of Cape Coral (eScribe): https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=6bd65018-bc9a-4d85-a4d0-24cf1f38f50b&Agenda=Agenda&lang=English (accessed October 15, 2026)

Downloadable Documents

These Stonewater in Cape Coral documents are published by the Stonewater Community Development District, Lee County, the State of Florida, federal agencies and the builder. Each link opens the issuing authority's own copy, so you read the current version rather than a reprint. Read the recorded documents for any specific lot before you buy.

Lee County recorded sales analyzed October 2026 (county roll dated October 4, 2026). Market data from Southwest Florida MLS, pulled October 10, 2026. Brokered by Domain Realty.