Tarpon Point

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

McGreevy and Comisar are the team Tarpon Point owners call first when it is time to sell, and the team buyers use to read the fine print before they buy. We are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and the #5 real estate team in Florida (RealTrends 2026). Before any Tarpon Point price is set, we read the county's recorded sales, the Southwest Florida MLS, the state's marina permit and the association documents that are public.

Tarpon Point is a gated waterfront community of towers, coach homes and estate homesites around a resort marina in Cape Coral, Florida. It sits on Glover Bight near the mouth of the Caloosahatchee River in ZIP 33914, a short drive from its neighbor Cape Harbour.

Why McGreevy and Comisar Are the Best Realtor for Tarpon Point

McGreevy and Comisar price Tarpon Point homes on the records that move them: every one of the 19 Lee County recorded sales in the 12 months to September 25, 2026, the Southwest Florida MLS closings for the same months, and the association documents that are public. The team has been Top 1% Real Estate Agents Nationally Since 2008.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS pulled October 10, 2026).

If you're searching for the best realtor for Tarpon Point, whether you're ready to sell your Tarpon Point 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.

A Tarpon Point valuation is not a portal estimate. The community holds condominium towers, two coach-home condominiums, estate homes and a marina on one plat, and each product line is priced on its own record: its own recorded sales, its own association, its own flood zone and its own rules. That is the work this page shows, and it is the work we do before a listing price is set or an offer is written.

The Tarpon Point market record, 12 months to September 25, 2026

We tracked 19 recorded Tarpon Point sales in the Lee County record for the 12 months to September 25, 2026: a $720,000 median, $412,310 to $1,220,000, every one a condominium resale. On the Southwest Florida MLS the same 12 months show 22 closings, a 46.5-day median time on market and a 92.1 percent median sale-to-list ratio (18 marketed sales; four sales entered after the fact excluded), with 13 active listings on October 10, 2026. The county record and the MLS count different things, and the market section below sets each out in its own table without merging 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
• #5 real estate team in Florida (RealTrends 2026)

For Tarpon Point sellers specifically

Tarpon Point sellers get premium marketing: cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. On a tower condominium, a coach home or an estate home, that marketing starts with what the record shows: the plan size and floor, the recorded comparable sales for that product line, the flood zone at the property, and the association's published rules and documents, so a buyer sees exactly what the home is and what it costs to own.

Get a free Tarpon Point home valuation on our Tarpon Point home valuation page, read our guide to selling a Tarpon Point home, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome.

For Tarpon Point buyers

Call Marc at (239) 287-5873 for a personalized buyer consultation, read our guide to buying a home in Tarpon Point, or see how we represent buyers in Southwest Florida. For the citywide purchase process, see our guide to buying a home in Cape Coral.

McGreevy and Comisar is a top-reviewed Tarpon Point realtor. Our clients review us on Google in their own words. We publish no aggregate score, and every review we quote is a five-star review.

★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" Verified Google review

Key Takeaways: What Should Tarpon Point Buyers and Sellers Know?

Tarpon Point in Cape Coral is a gated waterfront community of 402 county parcels with towers, coach homes, estate lots, a resort marina and a Westin, and these eight points, each drawn from the county roll, the state's permit or the associations' own documents, carry the rest of this guide.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Florida DEP permit of October 16, 2024; FEMA National Flood Hazard Layer read October 10, 2026).

• What it is: Tarpon Point is 402 county parcels: 330 condominium units in three towers and two coach-home condominiums, plus 47 estate lots, around a resort marina and the Westin.
• What sold: the 12-month record is a condominium record: 19 recorded sales at a $720,000 median, 13 of them in Tarpon Landings at $875,000.
• The estates: no Tarpon Estates home recorded a resale in the 12 months; the four in the last 60 months had a $1,675,000 median.
• Who governs what: a master association sits over three condominium associations and an estates association, and the resort operator, not an association, owns the clubhouse, gatehouse, marina and hotel land.
• Fees: no association publishes its dues; the master fee exists but its amount is unpublished, so the estoppel certificate and budget are the documents to request.
• The marina: the State of Florida permit of October 16, 2024 authorizes 266 slips at the marina, under a lease that keeps at least 90 percent of slips open to the public.
• Flood and evacuation: FEMA maps the towers and coach homes in zone X and the estate lots in zone AE; every point is in Lee County evacuation zone A.
• The towers: the towers are 12 stories over a two-level garage with a 2025 structural integrity reserve study published by their association.

Table of Contents

This Tarpon Point guide is organized so a seller or a buyer can jump straight to the record that answers the question: what the community is, how it sold, who governs it, what it costs, how the marina works, what the flood and storm record says, and the buyer and seller FAQs.

The community and its market: What Is Tarpon Point, and Where Is It in Cape Coral? · What Is It Like Living in Tarpon Point as a Homebuyer? · What Does the Tarpon Point Market Look Like Right Now? · How Did Tarpon Point Come to Be? · What Is the Master Plan for Tarpon Point?

Governance, costs and rules: How Is Tarpon Point Governed? · What Does It Cost to Own a Home in Tarpon Point? · What Are the Sub-Communities in Tarpon Point? · What Rules Apply in Tarpon Point Condominiums and Homes?

The marina, amenities and surroundings: How Does Tarpon Point Marina Work? · How Do You Get From Tarpon Point to the Gulf by Boat? · What Amenities Does Tarpon Point Have? · What Is at the Westin and Marina Village? · What Is Near Tarpon Point?

Storms, flood, insurance and building safety: How Do Hurricanes and Storm Surge Affect Tarpon Point? · What Flood Zone Is Tarpon Point In? · How Does Insurance Work in Tarpon Point? · What Are the Condominium Safety Rules for Tarpon Landings?

Schools, health and getting around: What Schools Serve Tarpon Point? · How Far Is Tarpon Point From a Hospital? · How Long Is the Drive From Tarpon Point to Everywhere? · What Is Being Planned Near Tarpon Point?

Comparisons: How Does Tarpon Point Compare With Nearby Communities? · Tarpon Point vs Cape Harbour: Which Waterfront Community Fits Your Move? · What Are the Pros and Cons of Tarpon Point?

Selling, our team and the FAQs: Thinking of Selling Your Tarpon Point Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Tarpon Point FAQ: Buyer Edition · Tarpon Point FAQ: Seller Edition

Records: Sources · Downloadable Documents

What Is Tarpon Point, and Where Is It in Cape Coral?

Tarpon Point is a gated waterfront community in southwest Cape Coral, Lee County, ZIP 33914, on Glover Bight off the Caloosahatchee River near the river's mouth. It holds three condominium towers, two coach-home condominiums and 47 estate lots, around a resort marina, a Westin hotel and a village of restaurants and shops.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County Property Appraiser subdivision layer and City of Cape Coral GIS read October 10, 2026).

Where exactly is Tarpon Point?

Tarpon Point is in the southwest corner of Cape Coral. Entry is by Silver King Blvd, which leaves Rose Garden Rd, and the interior streets are Silver King Blvd, Tarpon Gardens Cir, Tarpon Estates Blvd, Tarpon Estates Ct and Black Marlin Ln at the marina. The City of Cape Coral address file lists 106 address points on those streets.

The water is Glover Bight, which NOAA's Coast Pilot 5 places 0.8 mile north of Shell Point on the tidal Caloosahatchee River near its mouth. The community is not on a Cape Coral canal: the City's canal layer records no City canal inside Tarpon Point, and section 14 of this guide covers the boat route in detail.

What is built in Tarpon Point?

Four residential product lines stand on the plat, and each has its own regime and association. The county roll dated October 4, 2026 and the Property Appraiser's records give the counts below. Flood zones are FEMA's National Flood Hazard Layer at street-level sample points read October 10, 2026, not a determination for any one building.

Source: Lee County Property Appraiser roll dated October 4, 2026, our analysis; Tarpon Landings Structural Integrity Reserve Study, May 20, 2025; FEMA National Flood Hazard Layer, read October 10, 2026. The Tarpon Landings towers stand at 6081 (built 2006), 6061 and 6021 (built 2007) Silver King Blvd. The Lake Homes counts are 16 buildings on odd street numbers 5901 to 5965 Tarpon Gardens Cir, and the Park Homes counts are 14 buildings on even numbers 5900 to 5960. Of the 35 estate homes, 5 were built from 2004 to 2009, 19 from 2010 to 2019 and 11 from 2020 to 2025.

Beyond the homes, the plat holds 25 tracts: the marina, the hotel and Marina Village, the clubhouse, the entry, four lakes, wetland buffers, right-of-way and two parcels with no building on the roll. Their ownership is set out in section 8.

How big is Tarpon Point?

Tarpon Point covers about 148 acres. The Lee County Property Appraiser's subdivision layer gives the Tarpon Point replat 126.5 acres, and the three condominium parcels add 5.52 acres (Tarpon Landings), 10.28 acres (Lake Homes) and 6.00 acres (Park Homes). The arithmetic is 126.5 + 5.52 + 10.28 + 6.00 = 148.3, or about 148 acres, which is the size the Tarpon Landings association states for the property.

By parcel, the county roll holds 402: 211 for Tarpon Landings (210 units and one common element), 65 for Lake Homes (64 units and one common element), 57 for Park Homes (56 units and one common element), 44 for Tarpon Estates and 25 tracts. 211 + 65 + 57 + 44 + 25 = 402. By use code the 402 split into 330 condominium units, 35 single-family homes, 10 vacant residential parcels (nine of them estate homesites and one an operator tract), 20 common elements, 3 right-of-way parcels, 2 marina-class parcels, 1 hotel and Marina Village parcel and 1 multifamily-coded tract.

Is Tarpon Point gated?

Yes, by the association's own description. The Tarpon Landings Condominium Association's website, read October 10, 2026, describes Tarpon Point as "a gated community, adjacent to Tarpon Marina." That is the association's statement. We do not print gate hours or staffing, because the only staffing statement we found is an older association packet and nothing current confirms it.

A buyer who needs to know how guests, deliveries, contractors and showings are admitted should ask the managing agent for the gate procedure in writing. The recorded declarations, which we were not able to read, govern it.

What is not part of Tarpon Point?

Several nearby places and similarly named places are not Tarpon Point, and mixing them up is the most common error in a search.

• Rose Garden: the Rose Garden subdivision on SW 57th St and the Rose Garden Villas condominium are separate neighbors with their own plats and associations.
• Rotary Park Environmental Center: a City of Cape Coral park of 97 acres on Rose Garden Rd, outside the gate, sitting on the same 1960s Unit 77 plat that the City's planning record cites as the parent of Tarpon Point's replat.
• Tarpon Point in Manatee County: a separate place of the same name in Manatee County.
• Tarpon Springs: a city in Pinellas County.
• Tarpon Bay and Tarpon Cove: separate communities in Naples, in Collier County.

Which ZIP code, taxing district and zoning apply?

Tarpon Point uses ZIP 33914 and sits in tax district 057, the City of Cape Coral, on every parcel we sampled, with the City of Cape Coral also providing fire service (district 014). It falls in City Council district 2. The Property Appraiser's 2026 preliminary millage book shows no community development district or special taxing district line for tax district 057.

The City's zoning at street-level points is RML (Residential Multi-Family Low) at the towers, the coach homes and the marina, R1 (Single-Family Residential) at the estate lots and C (Commercial) at the Westin address point. The City's future land use is MX (Mixed Use) at every point we sampled. Zoning and land use are records for a point on the map, and a buyer planning a change to a property should confirm the rules with the City.

Why the county records "Tarpon Estates" as the Tarpon Point plat

"Tarpon Estates" is the name buyers, the MLS, the street signs and the homeowners association use for the single-family part of the community, but it is not a legal description on the county roll. The 47 platted lots are recorded as lots of the Tarpon Point plat, Plat Book 73, Pages 70 to 79, so a county record search for "Tarpon Estates" returns little while a search for the Tarpon Point plat returns the lots.

That matters when you read sales. Our Tarpon Estates counts and medians use the platted lots, not a name search, and they match the homeowners association's boundary. If you are choosing an agent for a move in or out of Tarpon Point, our guide to the best real estate agents in Cape Coral sets out how we compare teams on the public record.

What Is It Like Living in Tarpon Point as a Homebuyer?

Living in Tarpon Point means choosing among tower condominiums over a two-level garage, coach homes on a lake circle, or estate homes on lots the appraiser classes as canal, lake and river frontage, in a community whose plat also holds a resort marina, a Westin and a village of restaurants and shops in southwest Cape Coral.

Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; operator and association pages read October 10, 2026; Florida DEP records).

A buyer here is choosing a product line first and a community second, because the towers, the coach homes and the estate homes are governed separately, priced separately and documented separately. The sections below describe what each is, using the roll, the associations' published documents and the operator's own pages, each labelled as such.

Tower living at Tarpon Landings

Tarpon Landings is three 12-story condominium buildings on Silver King Blvd, each over a two-level garage, with 70 units apiece. The association's 2025 Structural Integrity Reserve Study, prepared by SOCOTEC and dated May 20, 2025, describes each building as "a 12-story multi-family structure over a two-level garage," attached to two-story private cabanas beside the amenity pool deck. By the plans it cites, construction is a deep auger-cast pile foundation with cast-in-place reinforced concrete columns and beams, post-tensioned decks, concrete block infill and painted stucco, and the main flat roofs were replaced in 2024.

The units are large and uniform. Of the 210 units, 198 are three-bedroom, three-bath plans of 2,801 to 3,071 square feet of county heated area in seven sizes, and 12 top-floor units, four per building, run 4,275 to 5,438 square feet. The association's own site lists a resort pool and spa, a clubhouse, an exercise room, a sauna, a barbecue and picnic area, a bike and jog path, bike storage and what it calls a community boat dock (the association's wording; section 13 covers who holds the marina's slips). Leasing, pets, moves and shutters are governed by the association's published rules, which section 12 sets out.

A dedicated Tarpon Landings sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Coach-home living at Tarpon Gardens

Tarpon Gardens is two coach-home condominiums on Tarpon Gardens Cir, built in 2004: Lake Homes at Tarpon Gardens with 64 units in 16 buildings and Park Homes at Tarpon Gardens with 56 units in 14 buildings. The county roll shows two-story buildings with first-floor and second-floor units.

The plans differ by product. Lake Homes has 32 first-floor units of 2,178 square feet (two bedrooms, two baths) and 32 second-floor units of 3,080 square feet (three bedrooms, three baths). Park Homes has four plans of 14 units each: 1,990 square feet (two or three bedrooms), 2,548 square feet and 2,597 square feet. The Southwest Florida MLS has no category called a coach home; it codes the buildings "Low Rise (1-3)", and sells both condominiums under one label, Tarpon Gardens. Each condominium has its own association on the state register, and no Tarpon Gardens umbrella association appears there.

A dedicated Tarpon Gardens sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Estate homes and homesites at Tarpon Estates

Tarpon Estates is the single-family part of Tarpon Point: 47 platted lots on 44 parcels, with 35 homes and 9 vacant homesites on the roll dated October 4, 2026. Tarpon Estates Blvd holds 38 parcels (32 built, 6 vacant) and Tarpon Estates Ct holds 6 (3 built, 3 vacant). The homes run from 2,708 to 6,126 square feet of county heated area on single lots, with three to five bedrooms, and were built from 2004 to 2025.

The appraiser classes the 44 estate parcels by frontage as 17 canal, 13 lake (four of them vacant), 4 river, 3 single-family with no water class and 7 plain vacant. Those are the appraiser's labels, not a water route: the City's canal layer records no City canal inside Tarpon Point. The roll flags a seawall on 32 of the 35 homes, a boat dock on 10 and a pool on 32. Those are appraiser fields, not an inspection. City staff text in a May 19, 2026 Hearing Examiner agenda notes private Design Review Guidelines for Tarpon Estates that require minimum living areas, garage design standards and a swimming pool for each house; we have not read the guidelines themselves.

See our Tarpon Estates guide for the estate homes and homesites street by street.

The marina and Marina Village in daily life

The marina and Marina Village are on the same plat and are run by the resort operator, and they shape what is at hand. The operator's pages list a fuel dock (gas and diesel, 7:00 a.m. to 5:30 p.m.), a pump-out station, a ship store at 6179 Black Marlin Ln (8:00 a.m. to 5:30 p.m.) and 570 feet of free two-hour side-tie dockage for restaurant visitors. The marina rules page, modified July 27, 2026, bars live-aboards, sets a 5 mph no-wake speed and states that "No swimming, diving or fishing will be permitted within the marina area."

Marina Village dining, as the operator lists it, is Marker 92, High Tide Social House, The Nauti Mermaid, Pinchers Crab Shack, Next Door and Gather. The operator's shop list in October 2026 names Frame Gallery and Gifts, Esterra Spa, Gulf Coast Fudge, Eva by the Sea, The Looke and The Yacht Chandler. Tenant lists change, so treat both as listed by the operator, October 2026. Section 13 covers the marina and section 16 the Westin and Marina Village.

What Tarpon Point does not have

Stating what is absent saves a search. Tarpon Point has no golf course; the nearest course on a City record is the City's Coral Oaks Golf Course, about 10 miles away in a straight line. The marina has no boat ramp and no dry storage. There is no beach inside the community: the Cape Coral Yacht Club Community Park beach is 5.6 road miles away, about 14 minutes by car. The City's canal layer records no City canal at any of nine sample points inside the community. And the Property Appraiser's 2026 preliminary millage book shows no community development district line for the tax district.

What we walk a Tarpon Point buyer through first

We walk a Tarpon Point buyer through the documents before the finishes. This is process, and it applies to every product line.

1. The recorded declarations and the association's budget. The declarations govern leasing, pets, vehicles and amenity rights, and they and their amendments were not available to us. Ask for them, and for the budget, before an offer.
2. The estoppel certificate. It states the dues, any assessment owed and the account status for the exact unit or lot, which is why it is the document that replaces an unpublished fee.
3. The Structural Integrity Reserve Study for a tower. The 2025 study lists 54 reserve components with a total current cost of $15,190,200.
4. The condominium resale package. A condominium buyer receives the governing documents, budget, FAQ sheet, milestone summary and reserve study where they exist, and may cancel within seven days, excluding weekends and legal holidays.
5. The flood determination for the exact property. FEMA's Map Service Center answers it; the community-level zones in this guide are sample points.
6. An insurance quote for the exact unit or home. Section 20 explains why no premium is printed here.

★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review

To start a Tarpon Point purchase with those documents in hand, call Marc at (239) 287-5873.

What Does the Tarpon Point Market Look Like Right Now?

Tarpon Point in Cape Coral recorded 19 sales in Lee County's public record in the 12 months to September 25, 2026, at a $720,000 median, every one a condominium resale. The Southwest Florida MLS shows 22 closings over the same 12 months, a 46.5-day median time on market and a 92.1 percent median sale-to-list ratio.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS pulled October 10, 2026).

The headline is a condominium figure. Of the 19 recorded sales, 13 were in Tarpon Landings, 4 in Lake Homes and 2 in Park Homes, and no Tarpon Estates home recorded a sale. Nothing in this section describes the estate homes with the $720,000 median. Each of the two instruments, the county record and the MLS, has its own sentences and tables below, and the two are never merged or averaged.

The county record, 12 months to September 25, 2026

Source: Lee County recorded sales, the 12 months to September 25, 2026, Lee County Property Appraiser public roll and recorded sales, our analysis. Price per square foot is per square foot of county heated area, never an MLS living-area figure, and the window beside each per-square-foot figure is the first window with 10 or more sales for that product. All 19 sales were resales; none was a builder-direct first sale.

The six Tarpon Gardens sales are few enough to list, so here they are. Street names only are shown.

Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis. The product line is assigned from the county plan size, because the plan sizes of the two condominiums do not overlap.

What the 13 Tarpon Landings sales were

Every one of the 13 Tarpon Landings sales was a three-bedroom, three-bath unit of 2,801 to 3,071 square feet of county heated area, built in 2006 or 2007. None was a builder-direct sale. The lowest was $670,000, the highest $1,220,000, and the median $875,000. By price band, five closed from $500,000 to $750,000, five from $750,000 to $1,000,000 and three at $1,000,000 and up.

No single tower accounts for 10 or more of the 13 sales, so no median is printed by building. A buyer comparing two towers should compare the specific plan size and floor, not a building average.

Price bands

Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis.

Ten of the 19 sales, a little over half, closed between $500,000 and $750,000, and 15 of the 19 closed between $500,000 and $1,000,000. No sale closed under $400,000, and three closed at $1,000,000 or more, all of them Tarpon Landings units.

The window ladder: how the record looks over longer periods

Source: Lee County recorded sales to September 25, 2026, our analysis. Each window ends on September 25, 2026 and contains the shorter windows, so the rows are never added together. The wider windows include estate-home sales, and the mix of product lines changes the median from row to row.

The MLS view: days on market, sale-to-list and supply

The MLS counts closings, including some the county does not record as qualified sales. The figures below are Southwest Florida MLS (Matrix), closings in the 12 months to September 25, 2026, sales entered after the fact (SDE) excluded from every median and ratio, pulled October 10, 2026.

Source: Southwest Florida MLS (Matrix), our analysis. Sale-to-list is the sold price over the final list price. None of the 18 marketed sales sold above its final list price. Active list prices ran from $499,000 to $2,000,000 (median $949,000); the 10 active Tarpon Landings listings ran from $700,000 to $1,800,000 (median $1,037,000), the 2 Tarpon Gardens listings were $499,000 and $570,000, and the one Tarpon Estates listing was $2,000,000.

How months of supply is worked out. Months of supply is the active listings on the pull date divided by the monthly pace of marketed closings. For all Tarpon Point that is 13 active listings divided by (18 marketed closings / 12 months): 13 / 1.5 = 8.67, or 8.7 months. The Tarpon Landings figure is 10 / (13 / 12) = 9.2, and the Tarpon Gardens figure is 2 / (5 / 12) = 4.8, which rests on only five sales.

For comparison, the prior 12 months (September 26, 2024 to September 25, 2025) show 14 MLS closings, none entered after the fact, a median of 126 days on market and a 92.0 percent median sale-to-list ratio. The sale-to-list ratio held within a tenth of a point while the median time on market moved from 126 days to 46.5 days. We do not read a trend into two windows of 14 and 18 sales.

Why the county and MLS counts differ

The county's count and the MLS's closing count measure different events. The MLS includes sales entered after the fact that were never marketed on the system, and those are excluded from the days-on-market and ratio figures above. The county includes only sales it records as qualified, arm's-length sales with a recorded deed, and a sale that closes in late September may be recorded after the county's data date or screened out as unqualified. A row-by-row match shows most sales appear in both sets, with a few in only one. For that reason we print each count in its own sentence with its own date and never merge them, and we lead with the county record because it is the public record of deeds.

Tarpon Landings by calendar year

Source: Lee County recorded sales, calendar years 2019 to September 25, 2026, our analysis. Each row is its own window. A median on fewer than 10 sales (Tarpon Landings in 2023, 2024 and 2025) moves with one sale, so read the count beside it.

The record shows a thick year in 2021, with 51 Tarpon Landings sales, and far fewer sales in each year after, with medians that peaked in 2023 on seven sales and have stepped down since. We state the record and draw no cause from it.

Tarpon Gardens by calendar year

Source: Lee County recorded sales, our analysis. These are Lake Homes and Park Homes together. Every year from 2022 on holds fewer than 10 sales, so each median is a handful of sales and the count beside it matters more than the median.

Tarpon Estates homes, told by the 60-month window

No Tarpon Estates home recorded a resale in the 12 months to September 25, 2026. That is the plain fact, and the median for any estate home is therefore drawn from older windows.

Source: Lee County recorded sales, Tarpon Point plat lots 1 to 47, single-family, our analysis. In the full history, an estimated 4 sales were builder-direct (median $2,098,232) and 22 were resales (median $1,612,500); builder-direct is the tool's inference. The median is $447.04 per square foot of county heated area (n = 25).

On the MLS there was no Tarpon Estates closing in the 12 months. The two closings in the prior 12 months were the same two 2025 county sales, with a median of 218 days on market. One Tarpon Estates listing was active on October 10, 2026, at $2,000,000, a 2023-built home of 4,125 square feet of MLS living area. With no closing in the window, a 12-month days-on-market figure for a Tarpon Estates home does not exist yet.

Tarpon Estates homesite sales

Vacant estate lots trade separately from homes. The record for Tarpon Estates homesites, the vacant-land sales, is one sale in the 12 months to September 25, 2026, at $370,000 on April 7, 2026. Over 24 months there were 3 sales at a median of $499,900 ($370,000 to $550,875), over 36 months 5 at $467,500 and over 60 months 9 at $480,000 ($299,999 to $710,000).

Across all recorded history since the first lot sale on May 19, 2003, the county shows 68 homesite sales at a median of $600,000 ($104,500 to $1,400,000), an estimated 39 of them builder-direct. The roll dated October 4, 2026 holds 9 vacant homesites, so the supply of lots is small and the sales are sparse. Two of the remaining lots on Tarpon Estates Court are the subject of Ordinance 43-26, which the planning section covers.

The prior 12 months against now

Source: Lee County recorded sales, our analysis.

The count rose from 15 to 19. The medians are not like for like: the prior window held two Tarpon Estates homes and the current one holds none, and a $1,100,000 median that includes two estate homes cannot be set against a $720,000 median that includes none. The condominium-only row is the closer match, 13 sales at $900,000 against 19 sales at $720,000, but the mix of towers and coach homes inside the condominium sales also shifted, so it is not a clean comparison either. We print the records and make no claim that prices rose or fell.

What the record cannot tell you yet

Three measures a seller would want do not exist in the records available to us for Tarpon Point.

• Original list price ratio: Information not available at time of publishing (checked 2026-10-10).
• Cumulative days on market: Information not available at time of publishing (checked 2026-10-10).
• A 12-month single-family days-on-market figure: no Tarpon Estates home closed in the window, so there is nothing to measure. Information not available at time of publishing (checked 2026-10-10).

The first two are fields the MLS export we used does not carry, and the third needs a closing that has not happened. A seller or buyer who needs them can ask us, and we will say what the next MLS pull shows.

Buying or Selling in Tarpon Point? Start With a Conversation

With 13 Tarpon Point listings active on October 10, 2026 and 8.7 months of supply on the MLS, pricing is the whole game.

Selling in Tarpon Point? Get a free Tarpon Point home valuation built on the recorded sales for your product line, or call Jesse direct at (239) 898-6072.

Buying in Tarpon Point? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

How Did Tarpon Point Come to Be?

Tarpon Point in Cape Coral was built on the site of the Cape Coral Gardens attraction, which ran from 1964 to 1970, beside a marina whose state lease dates to 1985. The developer, Grosse Pointe Development Company, bought the marina and about 150 acres in 2001, and the coach homes, towers and hotel followed before a 2011 sale.

Cape Coral Gardens on the site, 1964 to 1970

Tarpon Point stands on the site of Cape Coral Gardens, the rose gardens and Waltzing Waters attraction that opened in 1964 and closed in 1970. The Cape Coral Breeze wrote that the gardens stood "where Tarpon Point is now" in a column of April 6, 2018 and "where Tarpon Point Marina is today" in a column of March 20, 2020. The Cape Coral History Museum also records that Cape Coral Gardens opened in 1964 with its rose gardens and the electrified water sculpture known as Waltzing Waters. The Breeze columns add porpoise and water-ski shows to the attraction.

Those sources fix the dates and the site. They do not rank the attraction against any other, and this page does not either.

The marina's state lease, from 1985

The marina's state submerged-lands lease dates to November 1985, when the initial lease covered 216 slips and was held by Avatar Properties, Inc. The lease then ran at 175 slips from 1989, 185 in 2010 and 225 in 2018, and the State of Florida authorized 266 in 2024, according to the Florida Department of Environmental Protection technical staff report of May 14, 2024. The marina section of this page, How Does Tarpon Point Marina Work?, sets out the current permit, the operator's own slip count and the 2026 expansion.

The 1985 lease predates the 2002 association filings by 17 years and the 2004 coach homes by 19. The marina's legal footing is older than any of the homes around it.

The 2001 purchase and Grosse Pointe Development Company

In June 2001 the developer acquired Tarpon Point marina and about 150 surrounding acres at the mouth of the Caloosahatchee River, according to the Business Observer of March 2013. The original developer was Grosse Pointe Development Company, Inc., a Florida corporation filed November 21, 1995 and administratively dissolved September 27, 2013. It was the general partner of Tarpon Point Associates, Ltd., a limited partnership filed June 21, 2001 and revoked September 23, 2011 (Florida Division of Corporations, Tarpon Point Associates, Ltd., A01000000830).

The press figure of about 150 acres describes what the developer bought in 2001. The acreage that is platted and on the county roll today is a different measure, and the master plan section below shows it.

The associations, 2002 and 2003

The master association, the two Tarpon Gardens condominium associations and the estates association were all filed with the state on August 7, 2002, and the Tarpon Landings association on September 9, 2003 (Tarpon Point Property Owners' Association; Tarpon Landings Condominium Association; the Gardens and estates filings are listed in the governance section below). The Lee County Property Appraiser's subdivision layer gives the Tarpon Point replat a legal start date of March 24, 2003 (Lee County Property Appraiser, subdivisions layer).

So the governance structure was filed with the state before the first tower was recorded as a condominium in 2006. The filings date the corporations. They do not date the recorded declarations, which we could not read.

The coach homes of 2004 and the towers of 2006 and 2007

The Lee County roll dated October 4, 2026 gives 2004 as the year built for the coach homes at Tarpon Gardens, and one Lake Homes unit carries 2016. The first recorded Tarpon Gardens sale in the county record is dated January 13, 2004.

Tarpon Landings followed. The roll shows the building at 6081 Silver King Blvd built in 2006 and the buildings at 6061 and 6021 built in 2007, and the three towers were recorded as condominiums in 2006 and 2007. The first recorded Tarpon Landings sale is dated September 11, 2006. Each building is "a 12-story multi-family structure over a two-level garage," with plans by The Evans Group (2005) and TKW Consulting Engineers (2004), according to the Structural Integrity Reserve Study that the Tarpon Landings association publishes (SOCOTEC, dated May 20, 2025).

Foreclosure and the 2011 sale

The project became part of a $340 million default and foreclosure, as reported by the Business Observer, and the lender took possession in spring 2011 (Business Observer, December 9, 2011; Fort Myers Beach Talk, November 26, 2011).

In November 2011 Freeman & Hasselwander Resort Properties, L.L.C. bought the resort, 57 unsold Tarpon Landings units and two undeveloped land parcels for $45 million, as reported by Fort Myers Beach Talk on November 26, 2011. The company filed with the state on November 15, 2011 and is active today (Florida Division of Corporations, Freeman & Hasselwander Resort Properties, L.L.C., L11000130341). The exact closing day is not in the records we read, so we print November 2011. The $45 million is a press figure, not a recorded-deed figure.

The same Business Observer report of December 2011 put the unsold Tarpon Landings condominiums at 20, priced from $451,000 to $650,000. Those are 2011 prices from the developer era, and they say nothing about what a Tarpon Landings unit costs now.

The hotel: 2009 opening, a Westin since December 2012

The hotel first opened in 2009 as The Resort at Marina Village, according to a Starwood announcement of July 30, 2012. It became The Westin Cape Coral Resort at Marina Village in December 2012, according to Fort Myers Beach Talk in August 2014. The operator's own Westin page, read October 10, 2026, says the hotel stands 19 stories.

We do not print a room count. The operator's page and the press give different counts, and we could not settle them, so the room count is unknown to us. Freeman & Hasselwander Resort Properties, LLC is the copyright holder of the operator's tarponpoint.com site (read October 10, 2026), which matches the owner of record of the hotel tract on the county roll.

Estate homes, 2004 to 2025

The first recorded estate-lot sale in the county record is dated May 19, 2003. The first recorded estate home sale is dated October 29, 2004. Since then the county record holds 68 lot sales and 26 home sales at Tarpon Estates. The county tool estimates that 39 of the lot sales and 4 of the home sales were builder-direct, and that estimate is the tool's inference, not a recorded fact (Lee County recorded sales through September 25, 2026).

The roll dated October 4, 2026 shows 35 estate homes by year built as follows:

Two of the 2025 homes show no heated area on the roll yet. The same roll shows 9 vacant homesites, so not every estate lot is built.

A timeline you can check

Every row below traces to a record named in the third column. A press report is labelled as one.

What Is the Master Plan for Tarpon Point?

Tarpon Point in Cape Coral follows a City Planned Development approved by Ordinance 14-01, as amended, over a replat of part of Unit 77 and a parcel of submerged land. The plan covers condominium towers and coach homes, estate lots the City calls Village C, a marina, a resort hotel with Marina Village, and lake and conservation tracts.

Data updated: October 2026 (Lee County Property Appraiser subdivision and parcel layers read October 10, 2026; county roll dated October 4, 2026; City of Cape Coral Council and Hearing Examiner agendas of May 19, July 22 and August 5, 2026).

The Planned Development behind Tarpon Point

The City of Cape Coral governs Tarpon Point as a Planned Development Project approved by Ordinance 14-01, as amended (City Council agenda of August 5, 2026; Hearing Examiner agenda of May 19, 2026). The City's planning record describes the site as "a replat of a portion of Unit 77, Cape Coral, Florida, as per the plat recorded in Plat Book 34, Pages 54 through 65," plus a parcel of submerged land in Section 22, Township 45 South, Range 23 East. That wording comes from the title of Ordinance 43-26 on the August 5, 2026 agenda.

We did not read the text of Ordinance 14-01 or of its amendments. Information not available at time of publishing (checked 2026-10-10). That means we cannot tell you a buildout date, a unit cap or a list of approved uses from the ordinance itself, and this page prints none.

Rotary Park sits on the same 1960s Unit 77 plat. It is a City park outside the gate and is not part of Tarpon Point (City of Cape Coral, Rotary Park Environmental Center).

Village C and the lot-width amendments

Ordinance 131-02 removed the 100-foot lot-width minimum for ten named Village C lots. The City's Planned Development calls the estate homesites Village C. We infer the match from the lot numbers in the ordinances and from the Tarpon Estates Court addresses, so we say "the estate homesites the City's Planned Development calls Village C" and no more.

Ordinance 43-26 (application PDP26-000002) would exempt Lots 5 and 8 of Village C, two remaining undeveloped lots on Tarpon Estates Court, from the same 100-foot lot-width rule. City Planning staff and the Hearing Examiner, on May 19, 2026, recommended approval. The City Council set the hearing for July 22 and heard it on August 5, 2026 (City Council agenda of July 22, 2026). The City's Business Impact Estimate says the ordinance adds no new regulations, costs or fees and does not change density or setbacks.

The Council's action on August 5 was not readable in the records we reached, so the outcome of Ordinance 43-26 is unknown to us. We do not say it was adopted. The Clerk's signed ordinance or the Council minutes of that date will show it.

Acreage, measured two ways

The Lee County Property Appraiser's subdivision layer states 126.5 acres for the Tarpon Point replat. The three condominium parcels add their own acreage to the replat. Our arithmetic on the appraiser's figures:

The three condominium parcels add 5.52 + 10.28 + 6.00 = 21.8 acres, and 126.5 + 21.8 = 148.3, about 148 acres. The Tarpon Landings association states the same size, "the 148-acre property," on its own website. We print "about 148 acres" only with these inputs (Lee County Property Appraiser, subdivisions layer).

Who owns the 25 tracts

The county parcel layer lists 25 common, lake, conservation, marina, hotel and right-of-way tracts. Three owners hold them: the master association holds 8, the resort operator holds 16 and the estates association holds 1. Owner of record is a roll fact. It says who holds title, not who operates a building (Lee County Property Appraiser parcel layer, read October 10, 2026).

The count adds up: 8 master tracts + 16 operator tracts + 1 estates tract = 25. The operator's 16 are the seven named in the table plus nine smaller tracts, which is our arithmetic on the roll count.

Each condominium association owns its own common element outside the 25: Tarpon Landings 5.52 acres, with a 4,874 sq ft building from 2006; Lake Homes 10.28 acres; Park Homes 6.00 acres.

The clubhouse tract belongs to the resort operator on the county roll, as do the gatehouse, hotel and marina tracts. No sentence on this page treats the clubhouse as an association building.

Two operator parcels with no building on the roll

The operator holds two parcels that carry no building on the county roll. Tract A is 7.703 acres, coded multifamily for 10 or more units, in commercial zoning. Tract F is 4.101 acres, coded vacant residential. We quote the roll codes and acreage only. No plan for either parcel is stated in any record we read, and a roll code is an appraiser's label, not a development approval.

Zoning and land use, point by point

At street-level points inside Tarpon Point, the City's zoning layer shows RML (Residential Multi-Family Low) at the towers, the coach homes and the marina, R1 (Single-Family Residential) at the estate lots, and C (Commercial) at the Westin address point. Future land use is MX (Mixed Use) at every point we sampled, and the points fall in City Council district 2 (City of Cape Coral zoning layer; City of Cape Coral GIS).

Zoning at a point is not a guarantee for the parcel next to it. A buyer with a specific lot in mind should check that lot on the City's layer and read the Planned Development's conditions.

What the master plan means for a buyer today

On the county roll dated October 4, 2026, Tarpon Point holds 330 condominium units, 35 single-family homes and 9 vacant estate homesites. In the 12 months to September 25, 2026, the county record shows 0 builder-direct sales: all 19 recorded sales were resales (Lee County recorded sales). In practice, a buyer here is buying an existing home, and the master plan's open questions are the two operator parcels, the two Village C lots before the Council and any rights the declarations reserve.

We did not find a buildout date in any record, so we print none. We do not call the Planned Development active, expired or vested, because the ordinance text was not available to us.

How Is Tarpon Point Governed?

Tarpon Point in Cape Coral is governed by a master association, three condominium associations and an estates homeowners association, each filed with the state. The resort operator, not an association, owns the clubhouse, gatehouse, hotel and marina land, and the City of Cape Coral, not a community development district, provides the public layer.

Tarpon Point Property Owners' Association, the master association

Tarpon Point Property Owners' Association, Inc. (document number N02000005990) filed on August 7, 2002 and shows as active on the state register, with an annual report filed February 5, 2026 (Florida Division of Corporations).

Three records agree that the master association exists. The state register lists it, the county roll shows it as owner of record of 8 of the 25 tracts (the four lakes, the two wetland and buffer tracts, and C-1 and C-2), and the Tarpon Landings association's FAQ of December 12, 2022 says owners "pay an annual fee to the Master Association." That FAQ describes the fee as giving access to the main fitness center, pools, tennis courts and clubhouse, separate from the condominium's own amenities. It is the association's description, and the recorded declarations govern.

The master association's declaration, budget and fee amount were not available to us. The fee exists and its amount is unpublished.

The resort operator's land and role

Freeman & Hasselwander Resort Properties, L.L.C. is owner of record of 16 tracts. They include the clubhouse tract C-8 (6.67 acres, with a 9,283 sq ft building from 2003), the entry tract R-1, the marina tract E (7.34 acres) and the hotel and Marina Village tract MV-1 (8.01 acres) (Lee County Property Appraiser parcel layer, read October 10, 2026). The company filed with the state on November 15, 2011 and is active (Florida Division of Corporations).

Two consequences follow for a buyer. The clubhouse is on the operator's land, so access to the amenities the operator lists there is set by documents we could not read. And an owner's rights to the clubhouse, the pools and the Westin's facilities are not documented in anything public that we read. The recorded declarations or an amenity agreement would hold the answer.

Tarpon Landings Condominium Association

Tarpon Landings Condominium Association, Inc. (N03000007768) filed on September 9, 2003, is active and filed its annual report on August 10, 2026 (Florida Division of Corporations). It governs the 210 units in the three Silver King Blvd towers and owns its own common element, 5.52 acres. The state register lists the association in care of Resort Management of Naples.

The association runs its own website and posts its rules, forms, FAQ, hurricane shutter specification, move policy and Structural Integrity Reserve Study there. We cite those documents by title and date, and we label them as the association's own. The fees and rules they contain are in the cost and rules sections of this page.

Lake Homes and Park Homes at Tarpon Gardens

Lake Homes at Tarpon Gardens Condominium Association, Inc. (N02000006002) and Park Homes at Tarpon Gardens Condominium Association, Inc. (N02000006003) both filed on August 7, 2002 and are active (Lake Homes, Florida Division of Corporations; Park Homes, Florida Division of Corporations). The Lake Homes association also lists Resort Management as its care-of address.

Each has its own condominium association. No Tarpon Gardens umbrella association appears on the state register. We found no public rules, budget or declaration for either one.

Tarpon Point Estate Homeowners' Association

The estates association is registered as Tarpon Point Estate Homeowners' Association, Inc., with "ESTATE" in the singular (N02000005996). It filed on August 7, 2002, is active, filed its annual report on April 17, 2026 and filed amended and restated articles on April 29, 2022 (Florida Division of Corporations). Because the filed name uses "Estate" and not "Estates," a state-register search for "Tarpon Estates" does not find it.

The association owns the Tarpon Estates Blvd right-of-way tract R-3, 4.74 acres. It governs the 47 platted estate lots under a homeowners association regime, the only one in the community. We found no public declaration, rules or dues for it.

Governance at a glance

The recorded documents, and what was not available

The documents that bind an owner are the recorded declarations and their amendments. We could not read them. The Lee County Clerk's online official records would not open to us, so the text of every declaration is unknown to us. Information not available at time of publishing (checked 2026-10-10).

What the county roll gives us is the citation. The Lake Homes declaration is at Official Records Book 4154, Page 3910, with phases at Book 4218, Page 1607. The Park Homes declaration is at Book 4154, Page 3726, with later phases at Book 4182, Page 2225, Book 4236, Page 4618 and Book 4221, Page 394. The Tarpon Landings condominium instruments are numbered 2006-343856, 2007-77029 and 2007-247240. These are roll citations, and we did not read the texts.

The Florida Department of Business and Professional Regulation registers three Tarpon Point condominiums, Lake Homes, Park Homes and Tarpon Landings, and all three show as "Approved, Recorded" (Florida DBPR condominium records). The state register's unit counts for the two Tarpon Gardens condominiums differ from the county roll, and we do not know why. This page prints the county roll counts.

A buyer can ask the seller, the association or the title agent for the declarations and every amendment. The Clerk's official records hold the same instruments.

No community development district

Tax district 057, the City of Cape Coral district, carries the citywide Cape Coral lines and no community development district or special taxing district line in the Lee County Property Appraiser's 2026 preliminary millage book, printed August 11, 2026 (Lee County Property Appraiser, 2026 Taxing District Millage Book, preliminary). Fire service is the City of Cape Coral, district 014.

That is a statement about the tax district. The millage book says it does not list non ad valorem special assessments, so a buyer should read the actual tax bill for any parcel.

What Does It Cost to Own a Home in Tarpon Point?

Owning in Tarpon Point means property tax at the City of Cape Coral rate, city charges on the tax bill, a master association fee, dues to a condominium or estates association, and insurance. The master fee and every association's dues are unpublished, and there is no community development district. Lee County applies 15.3250 mills to the 2026 tax roll (millage book printed October 9, 2026).

Data updated: October 2026 (Lee County Property Appraiser 2026 millage book printed October 9, 2026; City of Cape Coral fiscal year 2027 charges; Tarpon Landings association documents dated December 2022 to April 2025; Lee County roll dated October 4, 2026).

The Tarpon Point fee stack

Every billed layer we could identify is in the table. Where a layer is unpublished, the table says so, names the document that holds the amount and does not estimate.

Property tax at the Tarpon Point median

The 12-month county median for Tarpon Point is $720,000 (Lee County recorded sales, 12 months to September 25, 2026). The illustration below applies the 2026 millage on the tax roll to a homesteaded property assessed at that median. It is an illustration, not a tax bill.

• Non-school taxable value: $720,000 less $25,000 less $26,411 = $668,589.
• Non-school tax: $668,589 x 10.0540 mills = $6,721.99.
• School taxable value: $720,000 less $25,000 = $695,000.
• School tax: $695,000 x 5.271 mills = $3,663.35.
• Ad valorem total with homestead: $6,721.99 + $3,663.35 = $10,385.34.
• Without a homestead exemption: $720,000 x 15.3250 mills = $11,034.00.

Three cautions apply. Assessed value is not the sale price. A new owner's assessed value resets after a sale, so the seller's current bill does not predict the buyer's. And the 2026 millage is the 15.3250 that the Property Appraiser's final book, printed October 9, 2026, applies to tax district 057, against 15.3882 proposed in August and 15.3806 for 2025.

City charges on the tax bill

The City of Cape Coral's fiscal year 2027 charges for a typical single-family home are a fire service average of $515.43, stormwater of $163 and solid waste of $384.25. Those are citywide figures. Condominium billing differs and is set per parcel, so the tax bill is the only reliable source for a Tarpon Point unit.

Any assessment on a specific parcel shows on its tax bill and in the title agent's search before closing.

What the Tarpon Landings association publishes about fees

The Tarpon Landings association's own documents state a handful of dollar amounts. Maintenance fees are due on the first of the month and late after the 10th, and the January 2025 guide lists a $69.00 late fee, interest at 1.5 percent a month and an $85 returned-payment fee. The purchase or lease application fee is $150 in the January 2025 guide. A move in or out costs $100 non-refundable plus a $500 refundable deposit under the policy dated April 4, 2025. Pest control is included in the monthly dues, according to the FAQ of December 2022.

The association's public pages do not state the monthly maintenance amount. We print no gate transponder price, because the association's own documents give two different amounts.

How to learn the real dues before you buy

Association dues for all four associations, the master association fee and any capital contribution at closing are unpublished. Information not available at time of publishing (checked 2026-10-10). The documents below hold the answers, and all of them are requested in writing.

• The estoppel certificate from the association. Florida caps its fee at $299, $119 and $179 in the schedule in force since the 2022 adjustment, and the certificate is due within 10 business days of the request (Florida Statutes, s. 718.116 for condominiums and s. 720.30851 for homeowners associations).
• The current budget of the association for the home, and of the master association.
• The declaration and every amendment, to see what the master fee covers and how it is set.
• A statement of any special assessment levied or proposed.
• For a Tarpon Landings unit, the 2025 Structural Integrity Reserve Study, covered in the condominium safety section.

The estoppel certificate is the one document that states what the seller owes on the day of the sale.

Insurance as a carrying cost

Insurance is part of what it costs to own at Tarpon Point, and we print no premium because we obtained no quote. The structure of cover differs for a condominium unit and an estate home, and the insurance section of this page sets that out.

What Are the Sub-Communities in Tarpon Point?

Tarpon Point in Cape Coral has three sub-communities: Tarpon Landings, the three condominium towers; Tarpon Gardens, the Lake Homes and Park Homes coach-home condominiums; and Tarpon Estates, the single-family homes and homesites. The marina, the Westin with Marina Village and the clubhouse are amenities of the community, not separate neighborhoods.

Data updated: October 2026 (Lee County recorded sales, 12 months to September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS labels from the Matrix pull of October 10, 2026).

Tarpon Landings

Tarpon Landings is 210 condominium units in three buildings of 70 at 6081, 6061 and 6021 Silver King Blvd, built in 2006 and 2007, under one association. The county roll shows 198 units of 2,801 to 3,071 sq ft of county heated area, all with 3 bedrooms and 3 baths, in seven sizes, and 12 top-floor units (4 in each building) of 4,275 to 5,438 sq ft. Each building is 12 stories over a two-level garage, and the managing agent is Resort Management of Naples, per the state register.

In the 12 months to September 25, 2026, the county record shows 13 Tarpon Landings sales at an $875,000 median (Lee County recorded sales). Every one was a 3-bedroom, 3-bath unit of 2,801 to 3,071 sq ft.

A dedicated Tarpon Landings sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Tarpon Gardens: Lake Homes and Park Homes

Tarpon Gardens is the pair of coach-home condominiums on Tarpon Gardens Cir, built in 2004. Lake Homes at Tarpon Gardens is 64 units in 16 buildings (odd numbers 5901 to 5965), and Park Homes at Tarpon Gardens is 56 units in 14 buildings (even numbers 5900 to 5960). These are county roll counts. The county roll's unit records show two-story coach-home buildings with first- and second-floor units.

Lake Homes has 32 first-floor units of 2,178 sq ft of county heated area (2 bedrooms, 2 baths) and 32 second-floor units of 3,080 sq ft (3 bedrooms, 3 baths). Park Homes has four plans of 14 units each, at 1,990 sq ft (2 or 3 bedrooms), 2,548 sq ft and 2,597 sq ft.

Each condominium has its own association, so the dues, rules and reserves of one do not carry to the other. The Southwest Florida MLS sells both under the label TARPON GARDENS and has no Lake Homes or Park Homes label. The MLS also has no "coach home" value in its building design field, so a coach home appears there as low-rise (1 to 3 stories).

A dedicated Tarpon Gardens sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

Tarpon Estates

Tarpon Estates is the 47 platted single-family lots on Tarpon Estates Blvd and Tarpon Estates Ct, on 44 parcels because three pairs of lots were combined. The roll dated October 4, 2026 shows 35 homes and 9 vacant homesites. Tarpon Estates Blvd has 38 parcels, 32 built and 6 vacant, and Tarpon Estates Ct has 6 parcels, 3 built and 3 vacant. Single-lot homes run from 2,708 to 6,126 sq ft of county heated area, with 3 to 5 bedrooms, and one two-lot combination reaches 11,116 sq ft.

See our Tarpon Estates guide for the estate homes and homesites street by street.

The sub-communities at a glance

The three condominium rows add to the 19 recorded sales in the 12 months: 13 + 4 + 2 = 19. The homesite sale is a vacant-land sale, not a home sale.

Names you will see that are not Tarpon Point

Rose Garden, meaning the Rose Garden subdivision on SW 57th St and the Rose Garden Villas condominium, is a separate neighbor with its own plats and associations. Rotary Park is a City park outside the gate, on the same 1960s Unit 77 plat that the Planned Development replats in part.

The state register also lists several similarly named entities, some inactive and some elsewhere in Florida. The document numbers printed in the governance section of this page identify the Cape Coral associations, and a buyer should match those numbers before relying on any association record.

What Rules Apply in Tarpon Point Condominiums and Homes?

Tarpon Landings in Cape Coral publishes its leasing, pet, parking, moving and hurricane shutter rules in its own documents. The rules for Tarpon Gardens and Tarpon Estates sit in recorded declarations that were not available to us, and in every case the recorded declaration controls over any summary on this page.

Leasing at Tarpon Landings

The leasing policy, approved April 19, 2011 and printed in the association's January 2025 guide, sets these terms: a minimum lease of 30 days and a maximum of one year; Board approval before occupancy, which can take up to 30 days to process, with 30 days' notice; the whole unit only; no subleasing; and no transient tenants. A leasing owner gives up pool and clubhouse use for the term of the lease. The declaration controls.

A stay shorter than the 30-day minimum is not a lease the policy allows. The guide itself says it does not replace the condominium documents.

Pets

Tarpon Landings allows up to two pets per unit, registered with a photo. New renters may not keep pets, and pets are not allowed in the pool areas (Application and Guide, January 2025).

Vehicles, boats and trailers

Boats, trailers, jet skis and ATVs may not stay on driveways or streets unless they are enclosed in the garage (Application and Guide, January 2025).

Moving in and out

A move at Tarpon Landings runs weekdays from 9:00 to 4:30, with no weekend or holiday moves. The fee is $100 non-refundable plus a $500 refundable deposit (Move-In and Move-Out Policy and Procedures, April 4, 2025).

Hurricane shutters

Hurricane shutters at Tarpon Landings need written approval from the Board or the Architectural Review Committee. They must be engineered to the Florida Building Code, installed by a Florida-licensed contractor with a permit, and paid for by the owner. The specification is dated May 7, 2024, and a Board resolution cites s. 718.113(5), Florida Statutes (Hurricane Shutter Specification, May 2024).

Tarpon Gardens and Tarpon Estates rules

Rules on leasing, pets, vehicles, short-term rental and architectural review for Lake Homes, Park Homes and Tarpon Estates are unpublished. Information not available at time of publishing (checked 2026-10-10). The recorded declarations govern, and the association for the home can supply them.

A Tarpon Landings rule does not carry over to Tarpon Gardens or Tarpon Estates, because each has its own association and declaration.

Estate design review

City staff described private "Design Review Guidelines for Tarpon Estates" in a 2026 Hearing Examiner report. The staff text says the guidelines require minimum living areas, garage design standards and a swimming pool for each house (Hearing Examiner agenda, May 19, 2026). We attribute that to City staff, because we did not read the guidelines themselves.

An owner planning to build on one of the 9 vacant homesites should request the guidelines, the declaration and the City's planned development conditions together before pricing a design.

How Does Tarpon Point Marina Work?

Tarpon Point Marina in Cape Coral is a commercial marina run by one operator on Glover Bight, on a State of Florida submerged-lands lease. The State permit of October 16, 2024 authorizes 266 slips, and the operator reports 265 after the August 2026 expansion. At least 90 percent of slips must stay open to the public.

Data updated: October 2026 (Florida DEP permit issued October 16, 2024; operator pages read October 10, 2026; Business Observer, August 17, 2026).

The marina is the reason many people search for Tarpon Point at all, and it is easy to misread, because the marina, the clubhouse, the hotel and the condominium towers sit side by side inside one gate but are owned and governed in different ways. This section sets out what the public record says about the marina itself: how many slips it has, who runs it, what a boat can be, what services it offers, what happened to it in Hurricane Ian and what has been built since. Where a record is silent, we say so in plain words rather than fill the gap.

How many slips does Tarpon Point Marina have?

The State of Florida permit is the firmest number. Florida DEP permit 153417-024 EI, issued October 16, 2024, authorizes "expansion of the previously authorized 225-slip commercial marina to a 266-slip commercial marina" (Florida DEP, consolidated permit 153417-024 EI). That is what the State allows. What the operator says it has built is a separate statement: the operator and the Business Observer (August 17, 2026) report 265 slips after a 46-slip expansion, and Gulfshore Business (August 18, 2026) reports the same 46-slip expansion (Business Observer, August 17, 2026; Gulfshore Business, August 18, 2026). We print both figures and label each, because a permit and a press report are different kinds of record.

The slip count has moved with the State lease over four decades. The table below follows the lease history in the DEP technical staff report of May 14, 2024, then adds the 2024 permit and the 2026 report.

Source for the first four rows: Florida DEP, ERP inspection report and technical staff report, application 153417-024, dated May 14, 2024. Read October 10, 2026.

If you see another slip count in older articles or listings, treat it as a snapshot from a different year. The marina has been rebuilt and enlarged more than once, and the lease record above is the dated trail.

Who owns and runs the marina?

The permittee and lessee is Freeman & Hasselwander Resort Properties, L.L.C., which does business as Tarpon Point Marina, under State of Florida sovereignty submerged lands lease 360189959 (Florida DEP, permit 153417-024 EI). The same company is the owner of record of 16 tracts in Tarpon Point on the Lee County parcel record, including the marina tract E, the hotel and Marina Village tract MV-1, tract MV-2, the clubhouse tract and the entry tract. The State owns the bottomland under the water. The operator leases it, and the lease carries conditions, including the public-access condition described below.

In practical terms, the marina is a business that happens to sit beside a residential community. It is not an amenity of the condominium associations or the estates homeowners association, and no record we read says the associations own, manage or hold rights in it.

Can a Tarpon Point owner get a slip?

Slips are leased from the operator, and nothing published gives owners priority or ownership. A state lease condition keeps at least 90 percent of the slips open to the public on a first-come, first-served basis, and the operator leases slips both annually and transiently (Florida DEP, technical staff report, May 14, 2024). We found no recorded document that grants a Tarpon Landings, Tarpon Gardens or Tarpon Estates owner a slip right.

The Tarpon Landings association's own website lists a "community boat dock" among its amenities. We could not tell from any document we read what that dock is or how it is assigned, and we do not read it as a slip entitlement. Slip rates and dockage fees: Information not available at time of publishing (checked 2026-10-10). Anyone buying a home with a boat in mind should ask the operator for the lease terms in writing before closing, and should not rely on a listing description of "boat access."

What size boat fits?

The DEP permit authorizes private vessels from 20 to 100 feet long with a draft of 1 to 5 feet. The operator's 2026 releases describe vessels up to 85 feet, which we attribute to the operator. The two statements come from different documents and we do not blend them: the permit is the legal authorization, and the releases are marketing language. The operator describes the protected basin as about 8 to 12 feet deep (operator figure, read October 10, 2026).

Two limits matter that the permit does not settle. First, the marina has no dry storage and no boat ramp, so a boat that needs a trailer launch does not belong here. Second, the depth of the marked channel between the Caloosahatchee River and the marina basin, and the controlling depth along the route out, are not published in any record we found. Channel depth: Information not available at time of publishing (checked 2026-10-10). Height matters as much as length for the trip out to the Gulf, and the next section sets out the bridge on that route.

Fuel, pump-out and the ship store

The operator lists a fuel dock selling gas and diesel, open 7:00 a.m. to 5:30 p.m., with fuel discounts for tenants. Pump-out is free to tenants and carries a small fee for the public. The ship store is at 6179 Black Marlin Ln and is open 8:00 a.m. to 5:30 p.m. The marina also lists 570 feet of free two-hour side-tie dockage for guests visiting the restaurants. Hours and fees are the operator's, read October 10, 2026, and they can change without notice; confirm them with the operator before a trip.

What the marina does not offer

The operator's own filing with the State says it provides no repair services, and the permit says no upland dry storage or boat ramp is associated with the facility. A boat owner who needs hull, engine or lift work will need a yard elsewhere. We state this because owners sometimes assume a resort marina includes service.

Marina rules

The operator's rules page, last modified July 27, 2026, sets these conditions: no live-aboards; a speed limit of 5 mph with no wake; overnight stays limited to 5 consecutive days and 10 in any 30; and "No swimming, diving or fishing will be permitted within the marina area." The operator's page lists boat, kayak and paddleboard rentals, eco tours, beach runs, sunset cruises and private charters running from the marina, with no prices printed here because they change. The rules page says it can be revised, so treat the date above as the date we read it.

Hurricane Ian and the rebuild

Hurricane Ian damaged the docks. The operator's engineer told the State in an exemption request of January 23, 2023 that parts of the docking facility had been damaged, destroyed or washed away. DEP verified the repair exemption on February 20, 2023 (Florida DEP, verification of exemption 0153417-026 EE). A DEP inspection on July 20, 2023 found the docks "in various stages of repair" (Florida DEP, technical staff report).

A new dock system followed. The Business Observer reported phase one of a new dock system complete in August 2025 (Business Observer, August 2025), and WINK News (August 4, 2025, updated November 9, 2025) described a flexible aluminum dock system designed to move with storm waves (WINK News). Those are press descriptions of the design, not engineering findings. We found no record of how any specific dock performed in a later storm. For what Ian did to the homes, the towers and the estate lots, see the hurricane section further down this page, where we say what the record does and does not show.

The 2026 expansion

The expansion was announced complete in August 2026, and the operator reports the Westin Dock and Stay package, which pairs a hotel room with a slip, launched the same month. The permit that authorized the expansion was issued in October 2024, and the operator reported the work complete in August 2026. For a buyer, the practical point is that the marina you see today is newer than most of what is written about it. Listing copy, older articles and directory pages often describe the earlier, smaller marina, so check the date on any marina claim before you rely on it.

How Do You Get From Tarpon Point to the Gulf by Boat?

From Tarpon Point Marina in Cape Coral, a boat leaves Glover Bight into the Caloosahatchee River near its mouth. No bridge stands between the marina and San Carlos Bay. A boat bound for the open Gulf by the main channel passes under Sanibel Causeway Bridge A, a fixed 70-foot span. The operator's "three miles" is its own description.

Data updated: October 2026 (NOAA Coast Pilot 5, edition footer dated October 4, 2026; operator pages read October 10, 2026).

Boating is why some buyers look at Tarpon Point, and it is where a loose phrase like "Gulf access" can cost the most. The honest picture has three parts: the geography of the route, the one bridge that sets the maximum height of a boat, and the distance, which the operator states and which no chart-measured record confirms.

Glover Bight and the river mouth

The marina sits in Glover Bight, which Florida DEP classes as Class III waters, near the tidal Caloosahatchee River. NOAA's Coast Pilot 5 places Glover Bight 0.8 mile north of Shell Point and lists marinas there with fuel and pump-out stations (NOAA, United States Coast Pilot 5, chapter 4). The operator describes its location as off the Caloosahatchee at Intracoastal Waterway Marker 92. That is a marker number on the waterway, not a distance, so do not read "92" as a mile count.

By land, Tarpon Point is reached by Silver King Blvd off Rose Garden Rd in ZIP 33914. By water, NOAA places Glover Bight on the north side of the river near its mouth, and lists the Cape Coral Bridge upstream of it. One name trap: a few reviews and listings call the water "Gibson Bight." The State and NOAA records say Glover Bight.

Bridges on the route

On the route from the marina to the Gulf, the Sanibel Causeway is the bridge that matters. NOAA's Coast Pilot 5 lists no bridge between Glover Bight and the mouth of the Caloosahatchee; the Cape Coral Bridge, a fixed span with 55 feet of clearance at center, is upstream of the marina. A boat bound for the open Gulf by the San Carlos Bay main channel passes under Sanibel Causeway Bridge A, the easternmost bridge, a fixed span with a published clearance of 70 feet.

Source: NOAA, United States Coast Pilot 5, chapter 4, edition footer dated October 4, 2026, read October 10, 2026.

We print the clearances as NOAA publishes them. We did not verify which tide datum the chapter 4 text uses for these clearances, so a boat owner with a tall vessel should confirm the number against the current chart and the water level on the day, not rely on the table.

The operator's "three miles"

The operator describes the marina as "just three miles from the Gulf of Mexico." We print that as the operator's description of the water route and nothing more. No chart-measured channel distance from the marina to the Gulf was found in any record we read, and we publish no distance of our own and no boat-run time. Channel distance to the Gulf: Information not available at time of publishing (checked 2026-10-10).

If the Gulf run matters to you, ask the operator or a local captain for the route they run, and judge it against your boat's height, draft and speed. The nearby community of Cape Harbour has its own marina, and we cover its water route on its own page rather than compare the two here.

What a boater should check before buying for the boat

Four checks keep a boat purchase from outrunning the facts.

• Air draft against Bridge A. The boat's height above the waterline, with antennas and a tower down or up as the case may be, has to clear a published 70 feet on the main channel route. A vessel's length is not its air draft, and a boat that fits a slip may not fit under the bridge.
• The slip lease. Get the lease terms, the term of the lease and the rules on assignment in writing, because owners hold no slip priority on the published record.
• Depth. The basin is described by the operator as about 8 to 12 feet; the depth of the marked channel is not published.
• Draft against the permit. The permit authorizes 1 to 5 feet of draft.

None of this is a reason to avoid the marina. It is a list of questions that the listing will not answer.

What Amenities Does Tarpon Point Have?

The operator lists a lap pool, a resort pool, a heated spa, a fitness center with steam rooms and a sauna, two tennis courts, a jogging path and bocce at the Tarpon Point clubhouse. The Tarpon Landings towers add their own pool, clubhouse and exercise room. Who may use which amenity is set by recorded documents we could not read.

Data updated: October 2026 (operator amenities page and Tarpon Landings association website, read October 10, 2026; Lee County parcel record, roll dated October 4, 2026).

Amenities at Tarpon Point come from three different owners, and the line between them is the most important thing to understand. The clubhouse tract belongs to the resort operator. The towers have a set of amenities that belong to their own condominium association. The hotel has its own facilities. A buyer who lumps these together can end up assuming rights that no document grants.

The clubhouse tract

The resort operator, Freeman & Hasselwander Resort Properties, L.L.C., is the owner of record of the clubhouse tract on the Lee County parcel record: 6.67 acres with a 9,283 square foot building built in 2003, classed by the appraiser as a country club use. The entry tract with the gatehouse, 2,821 square feet and also built in 2003, has the same owner of record. We describe the clubhouse as operator-owned, not association-owned, because the parcel record says so.

That ownership fact does not by itself tell you who may walk in. It tells you who to ask, and why a Tarpon Point condominium purchase should come with the recorded documents that set out access.

Pools, spa and fitness

The operator's amenities page lists an Olympic-sized lap pool, a resort-style pool, a heated inground spa and a fitness center of more than 3,500 square feet with steam rooms and a sauna (operator page, read October 10, 2026). The operator describes the lap pool as used for fitness, water volleyball and water aerobics. Hours, guest rules and any user fees: Information not available at time of publishing (checked 2026-10-10).

Tennis and bocce

The operator lists two tennis courts, described as "2 Ace Rebound Cushion Courts," a jogging path, "the nearby Nature Reserve" and bocce. No county record gives a court surface, a lighting plan or a reservation system, so we print none.

What the operator's list leaves out

The operator's list does not mention pickleball, an amphitheater, a putting green or sand volleyball. We mention this because older descriptions and listings of Tarpon Point sometimes include such features. If one of them matters to your decision, confirm it in writing with the operator or the association.

Tarpon Landings' own amenities

The Tarpon Landings association's own website lists a resort pool and spa, a clubhouse, an exercise room, a sauna, a barbecue and picnic area, a bike and jog path, bike storage and a community boat dock. Its December 2022 resident FAQ gives the clubhouse and exercise room hours as 5:00 a.m. to 10:30 p.m. and the pool and hot tub as sunrise to sundown. Those are the association's statements from that FAQ, and hours change, so confirm them with the association.

Who may use what

The Tarpon Landings association's FAQ (version 11, December 12, 2022) says owners "pay an annual fee to the Master Association," which gives access to the main fitness center, the pools, the tennis courts and the clubhouse, separate from the condominium's own amenities. That is the association's description. The recorded declarations govern, and we could not read them. The amount of the fee: Information not available at time of publishing (checked 2026-10-10).

Whether an owner of a Tarpon Gardens coach home or a Tarpon Estates home has the same rights, and whether any owner may use the Westin's pools, spa or gym, is not documented in any record we found. Owner access to the Westin's facilities: Information not available at time of publishing (checked 2026-10-10). A buyer should ask for the declarations, the amenity documents and the current fee schedule before an offer, and should treat any verbal "you get access to everything" as unconfirmed until a document says so.

No golf course on site

There is no golf course in Tarpon Point. The nearest course on a City of Cape Coral record is the City's Coral Oaks Golf Course at 1800 NW 28th Ave, about 10 miles away in a straight line (City of Cape Coral, parks open-data layer). That is a straight-line distance on the City's record, not a drive time.

What Is at the Westin and Marina Village?

The Westin Cape Coral Resort at Marina Village is a 19-story hotel inside the Tarpon Point gate, with two restaurants, a spa and event space. Marina Village beside it holds more restaurants and shops listed by the operator. Both sit on tracts owned by the resort operator, not by the residential associations.

Data updated: October 2026 (operator and Marriott pages read October 10, 2026).

Tarpon Point is unusual among Cape Coral communities because a full-service resort hotel and a small waterfront retail district stand inside the same gated property as the homes. That affects daily life in ways a buyer should weigh for themselves: more visitors, more events and more places to eat nearby, and also more activity around the marina. We describe what exists and leave the weighing to you.

The Westin Cape Coral Resort at Marina Village

The hotel stands 19 stories, according to the operator. It first opened in 2009 as The Resort at Marina Village, per a Starwood release of July 30, 2012, and it became The Westin Cape Coral Resort at Marina Village in December 2012, per Fort Myers Beach Talk (August 2014). The operator lists an event space of about 25,000 square feet, indoors and outdoors, and the Esterra Spa and Salon.

We print no room count. The operator's page and a 2026 trade article give different numbers, and we found nothing that settles the difference. Room count: Information not available at time of publishing (checked 2026-10-10).

Restaurants

The Westin's restaurants are Marker 92 Waterfront Bar and Bistro and The Nauti Mermaid Dockside Bar and Grill (Marriott, Westin Cape Coral dining). The operator's Marina Village dining list names six places: Marker 92, High Tide Social House, The Nauti Mermaid, Pinchers Crab Shack, Next Door and Gather. The operator's home page spells one of these differently from its Westin page and from Marriott; we use the spelling on the Westin and Marriott pages. We make no claim about which is newest, busiest or best, and we print no hours or menu prices, which change.

Shops and services

The operator's Marina Village shops list names Frame Gallery and Gifts (Lorne's Gallery), Esterra Spa, Gulf Coast Fudge, Eva by the Sea, The Looke and The Yacht Chandler. This list was published by the operator and read in October 2026. Tenants come and go, so check the operator's current directory before you plan around a specific shop.

Visitors, events and the public

Marina Village is not only for residents and hotel guests. The marina offers 570 feet of free two-hour side-tie dockage for visitors arriving by boat to eat, and Gulf Shore Life reported on November 15, 2017 that the grounds are open to the public. The Westin's Dock and Stay package pairs a room with a slip and launched in August 2026; we print no price because it changes.

The property also hosts public meetings. The City of Cape Coral's Committee of the Whole agenda of April 22, 2026 shows a City Council strategic planning workshop held in the Westin's ballroom on May 5, 2026 (City of Cape Coral, Committee of the Whole agenda, April 22, 2026). The operator also publishes an upcoming events page. For a homeowner, that means the hotel and its event space are a working part of the neighborhood, not a backdrop.

What Is Near Tarpon Point?

Near Tarpon Point in Cape Coral are Rotary Park, a 97-acre environmental park 1.4 road miles away, and the Cape Coral Yacht Club Community Park, 5.6 road miles away. Cape Coral Parkway is 4.2 miles away, and the Lee County Gulf beach parks are reached across tolled bridges.

Data updated: October 2026 (City of Cape Coral and Lee County pages read October 10, 2026; road distances measured from the Westin on the OSRM routing service).

Road distances in this section are measured from the Westin. The entry tract at 5850 Silver King Blvd sits 0.4 to 0.8 mile and 1 to 3 minutes closer for every destination, so a home inside the gate will be slightly nearer. We give distances and drive minutes, not claims about traffic, which vary by hour.

Rotary Park Environmental Center

Rotary Park Environmental Center at 5505 Rose Garden Rd is a 97-acre preserve acquired with a Florida DEP grant. It opened in 2001 and has a 4,200 square foot environmental center, a butterfly house, a dog park, trails and the Glover Bight Boardwalk. It is open Monday to Saturday, 8 a.m. to 4 p.m. The City reported on February 25, 2026 that its two observation towers were closed for repairs (City of Cape Coral, Rotary Park Environmental Center; City notice, February 25, 2026). The park is 1.4 road miles from the Westin, about 5 minutes by car.

Cape Coral Yacht Club Community Park

The Cape Coral Yacht Club Community Park at 5819 Driftwood Pkwy has a beach that the City lists as open sunrise to sunset. The park is being rebuilt in phases, and the City's May 2026 update says no funding source has been determined for the full project (City of Cape Coral, Yacht Club Community Park). We print no project cost. The park is 5.6 road miles from the Westin, about 14 minutes by car.

Gulf beaches and the tolls to reach them

Tarpon Point is on the river side of Cape Coral, so the Gulf beaches are across the water. By road, Fort Myers Beach, reached by the Cape Coral Bridge, is 15.2 miles and about 30 minutes away, and Sanibel City Hall, reached by the Sanibel Causeway, is 21.1 miles and about 43 minutes away. Lee County lists its beach parks, including Bowditch Point, Lynn Hall and Bowman's Beach, as charging for parking, with most open from dawn to dusk (Lee County Parks, Beaches).

Tolls apply on some of these routes. The Cape Coral Bridge and the Midpoint Memorial Bridge cost $2.00 with a transponder and $5.00 pay-by-plate, charged only on trips from Fort Myers into Cape Coral, so the toll falls on the return leg of a trip across the river. The Sanibel Causeway charges $6.00 with a transponder and $9.00 pay-by-plate, and LeeWay's unlimited yearly program for the Midpoint and Cape Coral bridges is listed at $330 a year (Lee County, LeeWay toll costs). Rates were read October 10, 2026 and can change.

Cape Coral Parkway

Cape Coral Parkway, at Cape Coral Pkwy E, is 4.2 miles and about 11 minutes from the Westin by road. It is the closest main road we measured. For the wider picture of the city that surrounds Tarpon Point, our Cape Coral guide covers the neighborhoods, costs and market record.

How Do Hurricanes and Storm Surge Affect Tarpon Point?

Every point we sampled at Tarpon Point, from the towers to the marina, is in Lee County evacuation zone A. The City's Coastal High Hazard Area covers the estate canal and west-end points and the marina, not the towers. Hurricane Ian put 6 to 9 feet of water above ground in Cape Coral communities at the river mouth.

Data updated: October 2026 (Lee County evacuation zone service, City of Cape Coral Coastal High Hazard Area layer, National Hurricane Center tropical cyclone reports, all read October 10, 2026).

Evacuation zone A

We checked nine street-level points across Tarpon Point against the property appraiser's hazard layer, and five of them against the county's own evacuation zone service: the two Tarpon Landings tower sites we sampled, the Lake Homes and Park Homes points at Tarpon Gardens, three Tarpon Estates lots (canal, lake and west end), the marina tract and the clubhouse tract. Every one returned Lee County evacuation zone A and storm-surge zone 1 (Lee County Aware Layers, evacuation zones service, read October 10, 2026).

Lee County says its zones are no longer referenced by storm category, and that zone A may be ordered to evacuate before a storm's effects arrive. That is a statement about timing, not a forecast for any one storm. The county's Know Your Zone page is the authority for any single address, and the zone letter for a specific unit or lot is worth confirming there before you buy rather than during a watch.

The Coastal High Hazard Area

Cape Coral's Comprehensive Plan defines its Coastal High Hazard Area as the Category 1 storm-surge zone (Policy 4.3.1), and the state statute on coastal management uses the same term (City of Cape Coral, Comprehensive Plan, Conservation and Coastal Management; s. 163.3178, Florida Statutes). The City's layer, read October 10, 2026, places polygons over the canal-lot point and the west-end point of Tarpon Estates and over the marina tract. It places none over the towers, the coach homes, the clubhouse tract or the Tarpon Estates lake-lot point (City of Cape Coral, Coastal High Hazard Area layer).

Read the two findings together. A tower can sit outside the Coastal High Hazard Area and still sit in evacuation zone A, as all of Tarpon Point does. The City's layer tags the marina tract with a different category code from the estate points, and we do not interpret that code here.

Hurricane Ian in Cape Coral

Hurricane Ian made landfall on Cayo Costa on September 28, 2022 at 130 knots, about 150 miles an hour. 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, and that the two sensors in Matlacha and Cape Coral were lost or destroyed (National Hurricane Center, Tropical Cyclone Report, Hurricane Ian, read October 10, 2026). The same report counts storm surge deaths at 41, 36 of them in Lee County, and at least 52,514 structures affected in Lee County, of which 5,369 were destroyed and 14,245 had major damage. Those are county figures, not Cape Coral or Tarpon Point figures.

No water-level measurement at Tarpon Point itself exists in the records we found. The number often quoted for Cape Coral, 7.26 feet, is the tide gauge near downtown Fort Myers, not a Cape Coral reading. We print no wind speed or gust for Cape Coral or for Tarpon Point because the report says no reliable surface wind observation exists for the area where the eyewall came ashore.

What the public record does show at the marina is the dock repair. The marina's owner told the Florida Department of Environmental Protection on January 23, 2023 that Ian had damaged, destroyed or washed away parts of the docks. The department verified a repair exemption on February 20, 2023, and its July 20, 2023 inspection found the docks "in various stages of repair" (Florida DEP, request for verification of exemption; Florida DEP, exemption 0153417-026 EE; Florida DEP, technical staff report). WINK News reported on August 4, 2025 (updated November 9, 2025) that the new dock system uses flexible aluminum designed to move with storm waves (WINK News).

Helene and Milton

Two 2024 storms followed Ian. The National Hurricane Center's Helene report puts inundation of 3 to 5 feet from south of Englewood to Bonita Beach, and its Milton report puts it at 4 to 6 feet from south of Boca Grande through Bonita Beach, a stretch that includes the Caloosahatchee (Helene report; Milton report). Neither report describes an effect at Tarpon Point, and we record none.

How the towers are built

Each Tarpon Landings building is, in the words of the association's 2025 Structural Integrity Reserve Study, "a 12-story multi-family structure over a two-level garage," attached to two-story private cabanas beside the amenity pool deck. The plans call for a deep auger-cast pile foundation, cast-in-place reinforced concrete columns and beams, post-tensioned decks, concrete block infill and painted stucco. The main flat roofs were replaced in 2024 (SOCOTEC, Structural Integrity Reserve Study for Tarpon Landing Condominium Association, May 20, 2025). That describes a building. It is not a statement about how any unit performed in any storm.

What this page does not say about storm effects

Information not available at time of publishing (checked 2026-10-10): damage at the towers, the coach homes or the estate homes in Hurricane Ian, the coach-home construction type and roof type, and the impact-glazing basis for the coach homes. We searched newspaper archives and the public record and found nothing we could attribute to a Tarpon Point building, so we make no claim. For a specific home, the useful record is its own file: permits, roof age, the wind mitigation report and the claim history.

What Flood Zone Is Tarpon Point In?

At Tarpon Point, FEMA's flood map shows the towers, coach homes and clubhouse in zone X, and the Tarpon Estates lots in zone AE with a base flood elevation of 8 feet. The marina tract is AE at 10 feet. A parcel tally puts all 330 condominium units in zone X. Check any one property on FEMA's Map Service Center.

Data updated: October 2026 (FEMA National Flood Hazard Layer, panels effective November 17, 2022, read October 10, 2026; City of Cape Coral flood protection pages).

Flood zone by product line

The table below is what FEMA's National Flood Hazard Layer returned at one street-level point in each part of the community, read October 10, 2026. Each row is a sample point, not a flood determination for every building in that product line (FEMA National Flood Hazard Layer).

Both panels carry an effective date of November 17, 2022. The City's copy of the map, last edited April 21, 2026, agrees at the points we compared and adds the Limit of Moderate Wave Action flag at the marina tract (City of Cape Coral, FIRM layer). Zone X is a map category, not a guarantee about any building, and the Lake Homes point sits in the shaded X category that FEMA labels as the 0.2 percent annual chance flood hazard in a coastal zone.

The parcel-by-parcel tally

A second method puts a point at the center of each parcel and asks the same FEMA layer which zone it falls in. By that tally all 330 condominium unit parcels fall in zone X. Of the 35 Tarpon Estates homes on the county roll dated October 4, 2026, 32 fall in AE with a base flood elevation of 8 feet, two in AE at 9 feet and one in VE at 10 feet, a river-side home. This tally is our analysis of the FEMA layer, and a parcel center is not a flood determination for a building. For a specific property, use FEMA's Map Service Center, where an address search returns the official map panel.

Base flood elevation and the City's freeboard rule

The City of Cape Coral requires a building brought into compliance to have its lowest floor at or above the base flood elevation plus 1 foot of freeboard (City of Cape Coral, Flood Protection). Here is the arithmetic for a Tarpon Estates lot on the map's 8-foot base flood elevation:

• Base flood elevation: 8 feet NAVD88.
• Freeboard: plus 1 foot.
• Minimum lowest floor for new or substantially improved construction: 9 feet NAVD88.

The same rule gives 10 feet on an AE 9 lot and 11 feet on a VE or AE 10 lot. That figure is the minimum for new or substantially improved construction. It is not the elevation of any existing Tarpon Estates home, which sits on its own elevation certificate. Information not available at time of publishing (checked 2026-10-10): elevation certificates for Tarpon Point homes. Many certificates sit on the City's Forerunner portal, and buildings from before 1993 may not have one on file.

No pending map change at the community

FEMA's National Flood Hazard Layer holds no Letter of Map Revision and no Letter of Map Amendment inside the community's envelope, and the preliminary layer shows no pending flood-zone revision at the estate-lot point, all read October 10, 2026 (FEMA Preliminary NFHL). The City's current maps took effect on November 17, 2022. A federal notice published May 18, 2026 lists a map revision case for the City of Cape Coral, and it does not describe the change, so we treat the community's map as the 2022 map until a notice says otherwise.

The City's flood insurance discount

Cape Coral holds a Community Rating System Class 5 rating, reached in 2010 (City of Cape Coral, FEMA page). That is a 25 percent flood insurance discount, which FEMA's current rating method applies to every NFIP policy in the city, X zone included, so it reaches a policy on a zone X tower or coach home as well as one on an estate home in AE. On November 22, 2024 the City announced that it retained the 25 percent discount and avoided FEMA probation. The discount applies to the flood premium the policy would otherwise carry. We print no flood premium for Tarpon Point because none is published for the community.

The 50 percent rule

The City defines a substantial improvement as an improvement or repair "the cost of which equals or exceeds 50% of the market value of the building or structure before the improvement or repair is started." Substantial damage is damage of any origin whose repair cost would equal or exceed 50 percent of the building's market value before the damage. A building that meets either test must then meet the flood rules for new construction. Market value for the test is the value of the building only, land excluded, from a qualified independent appraisal prepared within 12 months or the tax assessment value adjusted by a property appraiser factor, and the City requires an appraisal for condominiums (City of Cape Coral, Flood Protection, notice updated July 1, 2025). For an estate home in an AE zone, the rule is the reason to read the permit history before planning a major renovation.

Where to check your own property

Three records answer the question for one address: FEMA's Map Service Center for the zone and panel, the City's floodplain office or its Forerunner portal for an elevation certificate, and Florida's flood disclosure, which a seller gives at or before the contract under s. 689.302, Florida Statutes. The City's own caution is that more than 60 percent of Cape Coral sits in a FEMA-mapped Special Flood Hazard Area, so a flood zone is a fact to read, not a feature to assume either way.

How Does Insurance Work in Tarpon Point?

In Tarpon Point, condominium owners carry a unit policy beside the association's master policy, whose terms the associations do not publish. Estate owners carry their own homeowners and flood cover. Citizens Property Insurance's Lee County figures are context, not quotes. No Tarpon Point premium is published, so we print none.

Data updated: October 2026 (Citizens Property Insurance Corporation 2026 approved rate changes by county, read October 10, 2026).

Condominium master and unit policies

A condominium has two layers of cover. The association buys a master policy for the building and common areas, and each unit owner buys a policy for the contents, improvements and liability inside the unit, usually the form called HO6. What the master policy covers, its deductibles and its premium are in the association's budget and insurance documents. None of the three Tarpon Point condominium associations publishes those terms, and we did not read them.

One insurance fact is public. The Tarpon Landings association's owner FAQ (version 11, December 2022) says its insurance carrier requires contractors working in the buildings to carry liability and workers' compensation coverage (Tarpon Landings association, Owner FAQ). That tells a buyer how the association manages one risk. It does not tell a buyer what the policy costs. The estoppel certificate and the annual budget are the documents that show the master policy line, and a buyer can ask for both. Information not available at time of publishing (checked 2026-10-10): the master policy terms, deductibles and premium for any Tarpon Point association.

Estate homes in zone AE

A Tarpon Estates home belongs to the Tarpon Point Estate Homeowners' Association, and its owner insures it directly. The flood map in the previous section shows the lots in zone AE at the sample points, so federal rules generally call for flood insurance on a mortgaged home in AE. Whether a given home needs it is the lender's call, and the elevation certificate is the document an insurer will ask about. The City's Community Rating System discount, 25 percent on every NFIP policy in Cape Coral, applies to the flood premium. Wind cover is a separate policy, and the owner's wind mitigation report is part of that quote.

What Citizens' Lee County book shows

Citizens Property Insurance Corporation publishes its approved 2026 rates by county. These figures describe Citizens' policies in Lee County. They are not Tarpon Point figures, and they are not quotes (Citizens Property Insurance Corporation, 2026 Approved Rate Changes by County).

Every figure above carries different coverage amounts from a typical Tarpon Point unit or estate home, so the averages do not predict what a Tarpon Point policy will cost. The only use of the table is to show the direction of Citizens' approved 2026 rate changes in the county, which were decreases.

Wind mitigation and four-point 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 (s. 627.711, Florida Statutes). Citizens requires a four-point inspection for homes over 20 years old, and other insurers set their own rules. By the county roll's year built, the Tarpon Gardens coach homes (2004) are over 20 years old and the Tarpon Landings towers (2006 and 2007) are at or near that age. Estate homes range from 2004 to 2025.

What to ask before you buy

Four documents settle most insurance questions on a Tarpon Point purchase: the estoppel certificate and annual budget for a condominium, the elevation certificate for an estate home, the wind mitigation report for the unit or home, and a quote on the specific property. We walk a buyer through that list before an offer, and we do not estimate a premium without a quote.

What Are the Condominium Safety Rules for Tarpon Landings?

The three Tarpon Landings towers are 12 stories over a two-level garage, and their association published a Structural Integrity Reserve Study dated May 20, 2025. On the 30-year clock, the first milestone inspections fall due by 2036 and 2037, or five years earlier if the City requires it. Condominium buyers get the documents and 7 days to cancel.

The 2025 structural integrity reserve study

Florida requires a structural integrity reserve study for each condominium building of three or more habitable stories at least every 10 years. Associations that existed on or before July 1, 2022 and were controlled by unit owners had to complete the first one by December 31, 2025 (s. 718.112, Florida Statutes). The Tarpon Landings association published its study, prepared by SOCOTEC Consulting with a site visit on May 7, 2025 and dated May 20, 2025. It lists 54 reserve components with a total current cost of $15,190,200 (SOCOTEC study, May 20, 2025).

We do not print a funding percentage or a per-unit contribution from the study, because the report states two different 2026 contributions. The study also records roof condition: the main flat roofs were replaced in 2024, and the cabana and garage gravel-ballast roofs are listed in fair to poor condition with replacement scheduled for 2028. Those are the association's consultant's findings, and a buyer should read the full study. Information not available at time of publishing (checked 2026-10-10): whether the Tarpon Landings study appears on the Department of Business and Professional Regulation's public SIRS lists. The state's lists were not readable by our tools, and we do not say the study was filed there.

The milestone inspection clock

Under s. 553.899, Florida Statutes, a condominium building of three or more habitable stories is inspected by December 31 of the year it reaches 30 years of age, and every 10 years after. A local agency may require it at 25 years where conditions such as nearness to salt water justify it. Phase one is due within 180 days of the notice, and the association pays (s. 553.899, Florida Statutes).

We applied that rule to the county roll's year built, because the certificate of occupancy dates were not available to us:

• Building 6081, built 2006: 2006 + 30 = 2036.
• Buildings 6061 and 6021, built 2007: 2007 + 30 = 2037.
• On a 25-year local option: 2031 for the 2006 building and 2032 for the 2007 buildings.

The dates rest on the roll's year built, not on a certificate of occupancy, so they are our inference. Whether the City of Cape Coral has adopted the 25-year option we did not find. Information not available at time of publishing (checked 2026-10-10): the certificate of occupancy dates for the three towers and whether the City requires 25-year inspections.

What a condominium buyer receives

On a condominium resale in Florida, the buyer receives the governing documents, the budget, a frequently asked questions sheet, the milestone inspection summary and the structural integrity reserve study where they exist, and may cancel within 7 days, excluding weekends and legal holidays. A buyer who reads those documents sees the building's reserves and any special assessment the association has levied. No Tarpon Landings special assessment is published, and the estoppel certificate is where a pending one would show. Florida also caps what an association or its representative may charge for an estoppel certificate, in force since the 2022 adjustment at $299, $119 and $179 depending on the circumstances, due within 10 business days.

The coach homes

The Tarpon Gardens Lake Homes and Park Homes are two-story buildings with first- and second-floor units. The county roll records those buildings as one and two stories. The structural integrity reserve study and milestone rules apply to buildings of three or more habitable stories, and the story count under the Florida Building Code for the coach homes was not available to us. For that reason this page makes no structural integrity or milestone statement for the coach homes, and a buyer can ask each condominium association what it has adopted.

What Schools Serve Tarpon Point?

Lee County assigns schools by choice zone, so Tarpon Point has no single zoned school. At all eleven points we sampled, the 2026 to 2027 zones are elementary Proximity Zone F, middle Proximity Zone BB and high school West Zone sub-zone 3. We print distances and no grades or ratings.

Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026 to 2027 and Lee County GIS school zones, read October 10, 2026; OSRM free-flow road distances from the Westin point).

How Lee County's choice zones work

The School District of Lee County places students through choice zones. A home address fixes a zone, the family ranks the schools in that zone, and a lottery places students, with sibling and proximity preferences (School District of Lee County, Student Enrollment Plan 2026 to 2027; school zones page). That is why we write "the schools in the zone" and never "zoned to." We checked eleven points across the community, from the towers and coach homes to the estate lots, the marina, the clubhouse, the Westin and the entry, against the district's zone data (Lee County GIS, school enrollment zones 2026 to 2027), and all eleven returned the same three zones. Zones can change from year to year, so the district's school zones page is the authority for the year a family enrolls.

Under the plan, a sibling preference comes first, then a proximity preference for students within two miles of a school. By straight line every Zone F, Zone BB and West 3 campus school sits 3.1 to 5.7 miles from the community, and the other high schools in the choice set are farther, so by our reading none of the five points we measured is within two miles of a zone school. That is our reading of the plan and the measured distances, not a district determination, and the district's own measurement method for proximity was not available to us.

Elementary: Zone F

Zone F holds three elementary schools: Cape Elementary (4519 Vincennes Blvd), 4.9 road miles and about 12 minutes from the Westin point; Gulf Elementary (3400 SW 17th Pl), 6.1 miles and about 15 minutes; and Pelican Elementary (3525 SW 3rd Ave), 4.3 miles and about 11 minutes. Pelican is the nearest by road.

Middle: Zone BB

Zone BB holds two middle schools: Gulf Middle (1809 SW 36th Ter), 5.8 road miles and about 14 minutes, and Trafalgar Middle (2120 Trafalgar Pkwy), 8.5 miles and about 19 minutes.

High school: West Zone, sub-zone 3

West Zone sub-zone 3 is a choice set of five high schools, and a Tarpon Point address is in the transportation zone of all five, according to the plan: Cape Coral High (2300 Santa Barbara Blvd), 6.9 road miles and about 16 minutes; Ida S. Baker High (3500 Agualinda Blvd), 6.5 miles and about 15 minutes; Island Coast High (2125 De Navarra Pkwy), 16.3 miles and about 32 minutes; Mariner High (701 Chiquita Blvd N), 11.6 miles and about 23 minutes; and North Fort Myers High, for which we did not measure a distance. Ida S. Baker is nearest by both straight line and road.

Oasis charter schools

The City of Cape Coral runs Oasis Charter Schools, with four campuses (Oasis Charter Schools). Oasis High's own page says students in any Florida district may seek enrollment, subject to capacity (Oasis High School). Oasis Charter Elementary South (3415 Oasis Blvd), Oasis Charter Middle (3507 Oasis Blvd) and Oasis Charter High (3519 Oasis Blvd) cluster together, 6.6 to 6.8 road miles and about 15 minutes from the Westin point. Oasis Charter Elementary North is at 2817 SW 3rd Ln. Charter admission is separate from the district's choice zones, and each school's own enrollment process governs it.

Distances at a glance

Distances are OSRM free-flow road miles from the Westin point on Silver King Blvd. The entry tract is 0.4 to 0.8 mile and 1 to 3 minutes closer for every destination. We list no grades, ratings or enrollment figures for any school, and a family should read each school's own page and the district's plan.

How Far Is Tarpon Point From a Hospital?

From Tarpon Point, Lee Health Cape Coral Hospital is about 10 road miles and 21 minutes away, and HCA Florida Cape Coral Emergency, a freestanding emergency room open 24 hours, is 9.4 miles and 19 minutes. The nearest urgent care is 3.8 miles and 10 minutes. We print no hospital bed count.

Data updated: October 2026 (Lee County GIS points of interest, Lee Health and HCA Florida location pages, all read October 10, 2026; OSRM free-flow road distances from the Westin point).

Hospitals and emergency rooms

Lee Health Cape Coral Hospital sits at 636 Del Prado Blvd, 10.2 road miles and about 21 minutes from the Westin point, and Lee Health lists a 24-hour emergency department there (Lee Health, Cape Coral Hospital). HCA Florida Cape Coral Emergency is a freestanding emergency room at 322 SW Pine Island Rd, which its own page describes as "Open 24 Hours" and as a campus of HCA Florida Fawcett Hospital (HCA Florida Cape Coral Emergency). It is 9.4 miles and about 19 minutes away, the nearest emergency room of any kind.

Lee Health's page for Cape Coral Hospital prints two different bed counts in different places, so we print neither. Those operator pages describe services the operator chooses to list, and they are not a ranking.

Trauma and children's care

Gulf Coast Medical Center in Fort Myers (13681 Doctors Way on the county layer) is, on Lee Health's own trauma page, the "state designated Level II trauma center," and the page calls it the only trauma center between Sarasota and Miami (Lee Health, Trauma Care). It is 11.5 miles and about 24 minutes from the Westin point. HealthPark Medical Center and Golisano Children's Hospital are 11.4 miles and about 26 minutes away. Lee Health's page does not name Cape Coral Hospital as a trauma center, and we do not say it is one.

Urgent care

Lee Convenient Care South Cape Coral (507 Cape Coral Pkwy E) is 3.8 miles and about 10 minutes from the Westin point, and Lee Health lists its hours as 7 a.m. to 7 p.m.; confirm hours before you go. Lee Convenient Care on Pine Island Road (1682 NE Pine Island Rd) is 11.5 miles and about 22 minutes away. We found no physician office, pharmacy or urgent care listed inside Marina Village. Information not available at time of publishing (checked 2026-10-10): a Marina Village tenant directory.

Healthcare distances at a glance

Times are free-flow estimates without traffic, so plan more time at peak hours and in season.

How Long Is the Drive From Tarpon Point to Everywhere?

From the Westin point at Tarpon Point, the drive is about 11 minutes to Cape Coral Parkway, 12 minutes to Cape Harbour, 30 minutes to downtown Fort Myers, 38 minutes to Southwest Florida International Airport and 43 minutes to Sanibel. These are free-flow estimates from OpenStreetMap routing without traffic, so plan more time at peak hours.

Data updated: October 2026 (OSRM public routing service on OpenStreetMap data, run October 10, 2026; Lee County tolls page).

Drive times table

Every row is measured from the Westin point on Silver King Blvd, the center of the resort and Marina Village. The entry tract at 5850 Silver King Blvd is 0.4 to 0.8 mile and 1 to 3 minutes closer for every destination. These distances are from Tarpon Point itself, which sits 9.1 miles south of City Hall by this method, and they differ from the City's distances measured from City Hall.

Bridge tolls on the way

Tolls apply on the way back, not on the way out. The Cape Coral Bridge and the Midpoint Memorial Bridge charge $2.00 with a transponder or prepaid account and $5.00 pay-by-plate, and the county states that "Toll trips are only charged for trips from Fort Myers to Cape Coral or Sanibel." The drive from Tarpon Point toward Fort Myers is not tolled, while the return is. The Sanibel Causeway charges $6.00 with a transponder and $9.00 pay-by-plate. LeeWay unlimited yearly programs for the Midpoint and Cape Coral bridges are $330 a year (Lee County, LeeWay toll costs, read October 10, 2026).

How the times were measured

We routed each trip with the Open Source Routing Machine's driving profile on OpenStreetMap data, which returns the fastest route with no traffic model and no signal delay, then converted meters to miles and rounded minutes to whole numbers. The result is an estimate, not a promise. Season, bridge traffic and weather all add time, and the beach and airport drives are the ones that vary most.

What Is Being Planned Near Tarpon Point?

The only item naming Tarpon Point on City of Cape Coral agendas in the year we read is Ordinance 43-26, which concerns two undeveloped estate lots and went to a public hearing on August 5, 2026. Nearby, the City has Rotary Park drainage and playground items and a Yacht Club rebuild, and Lee County's replacement of the Cape Coral Bridge is, in the county's words, "set to begin in 2026."

Data updated: October 2026 (City of Cape Coral Council, Planning and Zoning, Hearing Examiner and committee agendas read September 2025 to mid-October 2026; Lee County Department of Transportation release of September 19, 2023).

Ordinance 43-26 and two estate lots

Ordinance 43-26 (application PDP26-000002) would exempt Lots 5 and 8 of Village C, two remaining undeveloped lots on Tarpon Estates Court, from the 100-foot lot-width rule. City Planning staff and the Hearing Examiner recommended approval on May 19, 2026, the Council set the hearing for July 22 and heard it on August 5, 2026 (Hearing Examiner agenda, May 19, 2026; City Council agenda, August 5, 2026). The City's Business Impact Estimate says the ordinance adds no new regulations, costs or fees and does not change density or setbacks (Business Impact Estimate, Ordinance 43-26).

The Council's action and the effective date are not in the records we could read, because the minutes view redirected to the agenda. Information not available at time of publishing (checked 2026-10-10): the Council outcome of Ordinance 43-26. The City Clerk's list of enacted ordinances and the signed ordinance are where it will appear.

Nothing else on the City's agendas for Tarpon Point

We read 56 City Council, Planning and Zoning, Hearing Examiner and Committee of the Whole meetings from September 2025 to mid-October 2026. No rezoning, site plan or redevelopment of the Westin, Marina Village, the towers, the coach homes or the marina appears in them. A silence in agendas is not a promise about the future, and a developer can file at any time.

Rotary Park items

The City's April 1, 2026 agenda carries a design contract for Rotary Park dog-park drainage (City Council agenda, April 1, 2026). The City's fiscal year 2027 proposed budget, released July 28, 2026, lists a $1.5 million playground replacement shared with another park and a $1 million Rotary Park dog-park stormwater retrofit (City of Cape Coral, FY27 proposed budget release). Those are proposals, and we did not read the adopted budget. Rotary Park is a 97-acre City park outside the gate, 1.4 road miles from the Westin point, and it is not part of Tarpon Point.

The Yacht Club rebuild

The Cape Coral Yacht Club Community Park at 5819 Driftwood Pkwy is being rebuilt in phases. The beach is open sunrise to sunset, and the City's May 2026 update says no funding source has been determined for the full project (City of Cape Coral, Yacht Club Community Park). We print no project cost. The park is 5.6 road miles and about 14 minutes from the Westin point.

The Cape Coral Bridge replacement

The Cape Coral Bridge replacement is a Lee County project. On September 19, 2023 the county commissioners voted to advance the design with a pedestrian bridge, and the county's release says construction is "set to begin in 2026" (Lee County Department of Transportation, September 19, 2023). The release gives no cost and no completion date, and we found no later update. Information not available at time of publishing (checked 2026-10-10): whether construction has started and a completion date. The bridge is the route toward Fort Myers Beach, so a buyer who crosses it often can watch the county's project page.

How Does Tarpon Point Compare With Nearby Communities?

On the same Lee County recorded-sales record and window, Tarpon Point had 19 sales at a $720,000 median, Cape Harbour 31 at $487,500 and Sandoval 92 at $359,500, against 5,804 sales at $365,000 across all six Cape Coral ZIP codes. The products differ, so the medians describe different mixes of homes.

Data updated: October 2026 (Lee County recorded sales, 12 months to September 25, 2026; county roll dated October 4, 2026).

For a non-waterfront comparison in the same county record, Sandoval recorded 92 sales at a $359,500 median in the same 12 months. We tracked every recorded sale in each place for the 12 months to September 25, 2026 and ran them through one tool, so the counts and medians below can sit in one table.

How to read the benchmark

Read the mix before the median. Tarpon Point's 19 sales were all condominium resales: 13 in Tarpon Landings at an $875,000 median, four in the Lake Homes at $612,500 and two in the Park Homes at $412,310 and $590,000. No Tarpon Estates home recorded a resale in the window. The citywide figure blends 5,269 single-family sales at $380,000 and 535 condominium sales at $210,000. ZIP 33914 spans the whole southwest Cape, and its figure is not a Tarpon Point figure.

Price per square foot is per square foot of county heated area, the appraiser's figure, and it is not comparable with a living-area figure from any other source. We show it only for the two places run on the same basis. A difference between medians is a difference between what was sold, not a verdict on either place, and we draw no ranking from it.

Tarpon Point vs Cape Harbour: Which Waterfront Community Fits Your Move?

Tarpon Point and Cape Harbour sit about half a mile apart across the water. Tarpon Point is condominium towers, coach homes and estate lots with a resort hotel inside the gate and a marina the State of Florida has permitted for 266 slips. Cape Harbour's mix and marina are set out from its own record below.

Data updated: October 2026 (Lee County recorded sales, 12 months to September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS, closings in the same 12 months with sales entered after the fact excluded from time on market and sale-to-list, pulled October 10, 2026).

Tarpon Point's 22 MLS closings include four entered after the sale, and its 46.5 days and 92.1 percent exclude them (18 marketed sales). The county and MLS counts are separate instruments and are not merged. The two MLS sets are drawn differently: Tarpon Point's are the rows carrying the Tarpon Point Marina development name, and Cape Harbour's are the closings whose street address matches a Cape Harbour parcel on the county roll, because the MLS development label for Cape Harbour also covers streets outside the community. Cape Harbour had 19 active listings and 3 pending on October 10, 2026, against 13 active and 2 pending at Tarpon Point.

How the two compare on the water

At Tarpon Point the State of Florida permit issued October 16, 2024 authorizes 266 slips, and the marina operates under a state lease that keeps at least 90 percent of slips open to the public. Nothing we read gives owners slip priority or ownership. The operator and the Business Observer report 265 slips after the August 2026 expansion. Tarpon Point Marina is on Glover Bight, and no bridge stands between it and San Carlos Bay, where Sanibel Causeway Bridge A is a fixed span with a published clearance of 70 feet (NOAA Coast Pilot 5; Florida DEP, permit 153417-024 EI).

Cape Harbour's marina is run by Safe Harbor, according to the operator's page. We print no slip count for it, because the only count we found is developer marketing. The City reports that the removal of the Chiquita Lock near Cape Harbour finished June 17, 2025, so we do not describe the lock as a present feature. We make no claim about which marina is closer to the Gulf.

How the two compare on price

Tarpon Point's $720,000 median is a condominium figure for 19 resales. Cape Harbour's $487,500 median covers 31 sales across its towers, mid-rise, coach homes, townhome-style villas and houses. Seventeen of those 31 were in the two Marina South towers at a $425,000 median, which is the nearest tower-to-tower comparison with the 13 Tarpon Landings sales at $875,000. The Landings units we tracked were all three-bedroom plans of 2,801 to 3,071 square feet of county heated area, and the Marina South residences are smaller by the developer's own description, so the two medians reflect different sizes as much as different places.

On price per square foot of county heated area, Cape Harbour ran $321.32 and Tarpon Point $257.05 in the same window. The two figures use the same instrument, so they sit in one sentence, and we draw no conclusion about value from them.

Which fits which move

Choose by what you need to own and the documents you will request, not by a ranking. If the move is to a condominium tower or a coach home on a resort marina with a hotel and restaurants inside the gate, or to an estate lot, Tarpon Point's record is the one to read: the fee stack, the master association, the 2025 structural integrity reserve study and the zone X and AE flood findings above. If the move is to a harbor village mix of towers, a mid-rise, townhome-style villas and houses, the Cape Harbour page sets out that record in the same form. A buyer comparing the two should read both pages and request the association documents for each building, because the recorded declarations govern rights and costs in either place. Our Cape Harbour guide lays out its sales, buildings and flood findings the way this page does for Tarpon Point.

What Are the Pros and Cons of Tarpon Point?

Tarpon Point's record shows a mix of tower condominiums, coach homes and estate lots, a marina permitted for 266 slips, towers in zone X, a published structural integrity reserve study and no community development district. It also shows unpublished dues, an operator-owned clubhouse and 8.7 months of MLS supply. Each point below rests on the record.

What the record shows in Tarpon Point's favor

• Product variety. The roll holds 330 condominium units across three towers and two coach-home condominiums, plus 47 estate lots, so a buyer can compare product lines inside one gate.
• A permitted marina. The State of Florida permit of October 16, 2024 authorizes 266 slips, with at least 90 percent open to the public under the state lease.
• Towers and coach homes in zone X. At every street-level point we checked, FEMA mapped the towers and coach homes in zone X, and all 330 condominium parcels fall in zone X on the centroid tally. Zone X is a map category, not a guarantee.
• A published reserve study. The Tarpon Landings association published its May 20, 2025 structural integrity reserve study, with 54 reserve components listed, so a buyer can read it before an offer.
• No community development district. The 2026 preliminary millage book shows no community development district or special taxing district line for the community's tax district.
• Documents and rules published for the towers. The Landings association publishes its leasing, pet, parking, moving and shutter rules.

What a careful buyer should weigh

• Dues are unpublished. No association publishes its dues, and the master association fee exists but its amount is unpublished. The estoppel certificate and the budget are the documents to request.
• The clubhouse is operator-owned land. On the county roll the clubhouse tract belongs to the resort operator, and what owners may use is in recorded declarations that were not available to us.
• Evacuation zone A everywhere. Every sample point is in Lee County evacuation zone A, and the estate and marina points are in the City's Coastal High Hazard Area.
• Estate lots in zone AE. The estate lots map in AE with a base flood elevation of 8 feet at the sample points, and a new or substantially improved building there needs a lowest floor at 9 feet or higher under the City's freeboard rule.
• 8.7 months of MLS supply. On October 10, 2026 the MLS showed 13 active Tarpon Point listings against 18 marketed closings in 12 months, which works out to 8.7 months of supply (13 divided by 18 over 12). The median time on market was 46.5 days.
• A thin estate resale record. No Tarpon Estates home recorded a resale in the 12 months; the four in 60 months had a median of $1,675,000, so there is little recent evidence for an estate home's price.
• The milestone clock. The towers' first milestone inspections fall due by 2036 and 2037 on our reading of the 30-year rule, and the City's choice on the 25-year option is not known to us.
• Insurance cost is unknown. No Tarpon Point premium or master policy term is published.

None of this says Tarpon Point is right or wrong for any buyer or seller. It is the record, and the documents named above are how a buyer turns it into a decision about one unit or lot.

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

Selling a Tarpon Point home well means pricing it on the county's recorded sales, reading the association documents before a buyer asks, and putting the marina, flood and fee facts in front of every buyer plainly. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build each Tarpon Point listing in Cape Coral around those steps.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS pulled October 10, 2026).

If you're searching for the best Tarpon Point listing agent, or thinking, "I need to sell my house in Tarpon Point," you are choosing between a team that prices a tower condominium from a portal and a team that prices it from the record. Jesse McGreevy and Marc Comisar price Tarpon Point homes against the county's recorded sales, set the Southwest Florida MLS pace beside them, and read the association documents, the flood map and the fee rules before a buyer has to ask. For the wider market, see our guide to Cape Coral. For the citywide selling process and pricing, see our guides to selling a home in Cape Coral and what a Cape Coral home is worth.

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Tarpon Point sales on the record, 12 months to September 25, 2026

We tracked every recorded Tarpon Point sale in the Lee County record for the 12 months to September 25, 2026, 19 in all, and read each against the county roll and the Southwest Florida MLS. The median was $720,000, the range ran from $412,310 to $1,220,000, and every one of the 19 was a condominium resale. No Tarpon Estates home recorded a sale in that window, so the headline figure is a condominium figure and says nothing about the estate homes. Tarpon Landings recorded 13 sales at an $875,000 median. Tarpon Gardens needed a 24-month window to reach 10 sales: 12 sales at a $575,000 median, $412,310 to $895,000. The table sets each product line beside its window.

Tarpon Estates homes are the thin record. The 60-month window holds four sales, and the two most recent, $1,300,000 and $2,050,000, both recorded in 2025. A seller of an estate home should expect a price built from the lot, the house and the flood zone, with few recent sales of the same kind to lean on.

The Southwest Florida MLS counts the same 12 months differently, and we keep the two instruments apart. It shows 22 closings under the Tarpon Point Marina development name, four of them entered after the sale, with a 46.5-day median time on market and a 92.1 percent median sale-to-list ratio across the 18 marketed sales (sales entered after the fact excluded). On October 10, 2026 there were 13 active listings and 2 pending, which is 8.7 months of supply. The county's 19 and the MLS's 22 are not merged or averaged: they differ by recording timing, sales entered after the fact and the county's qualified-sale screen.

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

Start with our free home valuation and we will follow up with a Tarpon Point number built on recorded sales of comparable units, adjusted for plan size, product line and, for the estate lots, the flood zone. Call Jesse direct at (239) 898-6072. Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

How we price a Tarpon Point home

We start with the county's recorded sales and work outward in three steps. First, we pull the sales for your product line and sort them by plan size in county heated area, because every Tarpon Landings sale in the last 12 months was a three-bedroom, three-bath unit of 2,801 to 3,071 square feet, while the twelve top-floor units are 4,275 to 5,438 square feet. Second, we adjust for what differs between units: floor, view, condition and upgrades paid for after closing. Third, we set the result beside the MLS pace, the 13 listings active on October 10, 2026 and the prices they ask, so you can see the choice a buyer is weighing. We quote price per square foot only as "per square foot of county heated area," $308.37 at Tarpon Landings (13 sales) and $239.87 at Tarpon Gardens (12 sales, 24 months), and never set it beside an MLS living-area figure. For an estate home we add the lot, the water class on the appraiser's record and the flood zone, and we say plainly when the recent sales of the same kind number fewer than five.

Seller closing costs at the Tarpon Point median

In Lee County the seller customarily pays the deed documentary stamps and the owner's title policy and chooses the closing agent, and the contract controls. At the 12-month Tarpon Point median of $720,000, deed stamps at 70 cents per $100 are 7,200 times $0.70, which is $5,040.00. The owner's title premium on the state schedule is $575 on the first $100,000 plus $5.00 per $1,000 on the remaining $620,000, which is $3,100, for $3,675, an estimate before credits. Together the two statutory lines come to $8,715 ($5,040 plus $3,675) at that price. We print no commission and no closing-fee total, because commission is negotiable and the other fees depend on your contract, your lender and your title company.

Documents a Tarpon Point seller should gather first

A condominium seller gathers the governing documents, the current budget, the association's FAQ sheet and, for a tower owner, the structural integrity reserve study, because Florida gives a condominium buyer a 7-day right to cancel after receiving them (excluding weekends and legal holidays). A Tarpon Estates seller gathers the homeowners association disclosure summary, which carries a 3-day right under chapter 720. Every seller gives the flood disclosure under section 689.302, at or before the contract. For the Tarpon Landings towers, the association publishes its 2025 reserve study, its January 2025 guide for new owners and residents, its April 2025 move policy and its December 2022 owner FAQ. Request the estoppel certificate early: Florida's fee caps in force since the 2022 adjustment are $299, $119 and $179, and the certificate is due within 10 business days of the request.

How long does a Tarpon Point condo take to sell?

In the Southwest Florida MLS for the 12 months to September 25, 2026, Tarpon Point condominiums took a median of 46.5 days on market (18 marketed sales, sales entered after the fact excluded). Tarpon Landings was 48 days across 13 sales, and Tarpon Gardens 26 days across 5 sales, a thin sample. The prior 12 months ran 126 days across 14 sales. The county record has no days-on-market field, so this pace comes from the MLS alone.

Do I need association approval to sell my Tarpon Landings unit?

The documents we could read do not answer that, and the recorded declaration controls. The association's January 2025 guide for new owners and residents lists a $150 application fee for a purchase or a lease and a move-in policy dated April 4, 2025, and the leasing policy requires Board approval before a tenant occupies. The recorded declarations were not available to us. We ask for yours at the start of a listing and read the approval language before the first showing.

What does a buyer receive from me as a condominium seller?

Florida's condominium resale rules give the buyer the governing documents, the budget, the FAQ sheet, the milestone inspection summary and the structural integrity reserve study where they exist, and a right to cancel within 7 days (excluding weekends and legal holidays). We assemble that package with you before the listing goes live so the buyer's 7 days start with complete documents. The estoppel certificate comes from the association on request.

Does the marina or the Westin change my price?

The record does not measure it, so we do not claim it. The county and MLS data we reviewed measure product line, plan size, sale date and price, not distance to the marina or the hotel. The marina holds a State permit for 266 slips and the Westin stands inside the gate, and buyers ask about both. Whether an owner may use the Westin's own pools and spa is not documented, so we describe those amenities exactly as the operator and the association publish them.

Can I sell a vacant Tarpon Estates homesite?

Yes, vacant homesites sell, and the record is thin. The county roll dated October 4, 2026 shows 9 vacant estate homesites. Lee County recorded 1 homesite sale in the 12 months to September 25, 2026, at $370,000 on April 7, 2026, 3 sales at a $499,900 median in 24 months and 9 at $480,000 in 60 months. The City describes private design review guidelines for Tarpon Estates that call for minimum living areas, garage standards and a swimming pool for each house. A buyer should read them before pricing the lot.

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida team Tarpon Point owners call when a Cape Coral home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.

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
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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).

You can also read more about McGreevy and Comisar. Our headquarters is in Bonita Springs, with a Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving 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.

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To browse homes for sale in Cape Coral, including Tarpon Point condominiums, see Cape Coral homes for sale at Domain Realty Group.

Selling a Tarpon Point home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Tarpon Point? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Tarpon Point FAQ: Buyer Edition

Tarpon Point buyers ask what is built, who owns the marina and clubhouse, what the fees are, how the water route works, and what the flood map and schools say. Each answer draws on a county record, a State or federal document, or a posted association or operator page, and we say so where a figure is not published.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS pulled October 10, 2026; FEMA National Flood Hazard Layer read October 10, 2026).

★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review

Is Tarpon Point a good place to live?

Tarpon Point is a gated waterfront community in southwest Cape Coral with 402 county parcels: 330 condominium units, 47 estate lots on 44 parcels and a resort marina, with the Westin and Marina Village restaurants inside the gate. Fee amounts are unpublished at every level, there is no community development district, and Lee County recorded 19 sales at a $720,000 median in the 12 months to September 25, 2026. FEMA maps the towers and coach homes in zone X and the estate lots in zone AE; every point is in Lee County evacuation zone A. Schools are assigned by choice zone. Those are the facts. We describe what is there and leave the judgment to you. Call Marc at (239) 287-5873 to walk through them.

Where exactly is Tarpon Point located?

Tarpon Point is in southwest Cape Coral, Lee County, ZIP 33914, on Glover Bight off the Caloosahatchee River near the river's mouth. The entry is on Silver King Boulevard off Rose Garden Road. The interior streets are Silver King Blvd, Tarpon Gardens Cir, Tarpon Estates Blvd, Tarpon Estates Ct and Black Marlin Ln at the marina. NOAA's Coast Pilot places Glover Bight 0.8 mile north of Shell Point (NOAA Coast Pilot 5, chapter 4).

What is Tarpon Point in Cape Coral?

Tarpon Point is a gated waterfront community in Cape Coral with four residential product lines: Tarpon Landings, three condominium towers on Silver King Blvd; Lake Homes and Park Homes at Tarpon Gardens, coach-home condominiums on Tarpon Gardens Cir; and Tarpon Estates, single-family lots on Tarpon Estates Blvd and Tarpon Estates Ct. Beside them stand Tarpon Point Marina, The Westin Cape Coral Resort at Marina Village with its shops and restaurants, the clubhouse tract, lakes and conservation tracts.

Is Tarpon Point gated?

The Tarpon Landings association describes Tarpon Point as "a gated community, adjacent to Tarpon Marina" on its own site, read October 10, 2026. That is the association's statement. We did not find a current document that states the gate's staffing hours, so we do not print them. The Westin, Marina Village and the marina sit inside the same entry, and the City's address records list 106 address points on the interior streets.

Who developed Tarpon Point?

The original developer was Grosse Pointe Development Company, Inc., general partner of Tarpon Point Associates, Ltd., according to the Florida Division of Corporations. In June 2001 the developer acquired the marina and about 150 surrounding acres at the mouth of the Caloosahatchee River, as the Business Observer reported in March 2013. In November 2011 Freeman & Hasselwander Resort Properties, L.L.C. bought the resort, 57 unsold Tarpon Landings units and two undeveloped land parcels for $45 million, as Fort Myers Beach Talk reported on November 26, 2011.

Who owns Tarpon Point Marina?

Freeman & Hasselwander Resort Properties, LLC is the permittee and lessee of the marina, doing business as Tarpon Point Marina, under State sovereignty submerged lands lease 360189959 (Florida DEP technical staff report, May 14, 2024). On the county roll the same company, as Freeman & Hasselwander Resort Properties, L.L.C., is the owner of record of the marina tract, 7.34 acres. No record we read gives condominium owners ownership of the marina or priority for its slips.

Who owns the Westin Cape Coral?

On the county roll, Freeman & Hasselwander Resort Properties, L.L.C. is the owner of record of the hotel and Marina Village tract, 8.01 acres, and the company is the copyright holder of tarponpoint.com (read October 10, 2026). The hotel first opened in 2009 as The Resort at Marina Village and became The Westin Cape Coral Resort at Marina Village in December 2012. The operator's site says the Westin stands 19 stories. We print no room count, because the operator and the press give different totals.

How many homes and condominiums are in Tarpon Point?

The county roll dated October 4, 2026 holds 402 Tarpon Point parcels: 330 condominium units, 35 single-family homes, 10 vacant residential parcels (9 of them estate homesites), 20 common elements, 3 right-of-way parcels, 2 marina-class parcels, 1 hotel and Marina Village parcel and 1 multifamily-coded tract. The 330 condominium units are 210 at Tarpon Landings, 64 Lake Homes and 56 Park Homes. The 47 estate lots sit on 44 parcels, because three pairs of lots are combined.

What are Tarpon Landings, Tarpon Gardens and Tarpon Estates?

Tarpon Landings is three condominium towers, 210 units, on Silver King Blvd. Tarpon Gardens is two coach-home condominiums on Tarpon Gardens Cir: Lake Homes with 64 units and Park Homes with 56. Tarpon Estates is 47 platted single-family lots, 35 homes and 9 vacant homesites on the October 2026 roll. The county records the estate lots as lots of the Tarpon Point plat, so "Tarpon Estates" is not a legal description. The name lives in the street names, the homeowners association and the MLS label.

How tall are the Tarpon Landings towers?

Each Tarpon Landings building is "a 12-story multi-family structure over a two-level garage," according to the association's 2025 structural integrity reserve study by SOCOTEC, dated May 20, 2025. The building at 6081 Silver King Blvd was built in 2006 and those at 6061 and 6021 in 2007, with 70 units each. The study describes an auger-cast pile foundation and reinforced concrete frames, and says the main flat roofs were replaced in 2024.

What are the Lake Homes and Park Homes at Tarpon Gardens?

They are two coach-home condominiums built in 2004, each with its own association. Lake Homes has 64 units in 16 buildings: 32 first-floor units of 2,178 square feet and 32 second-floor units of 3,080 square feet. Park Homes has 56 units in 14 buildings, in four plans of 14 units each: 1,990 square feet (2 or 3 bedrooms), 2,548 and 2,597 square feet of county heated area. We print the county roll's unit counts only. No Tarpon Gardens umbrella association appears on the State register.

How much do condominiums in Tarpon Point cost?

In the 12 months to September 25, 2026, Tarpon Landings recorded 13 sales at an $875,000 median, $670,000 to $1,220,000. Tarpon Gardens recorded 6 sales in the 12 months, $412,310 to $670,000, and 12 sales at a $575,000 median across 24 months. By product, Lake Homes had 4 sales in 12 months at a $612,500 median, and Park Homes had 2 at $412,310 and $590,000. All of these are Lee County recorded sales.

How much do Tarpon Estates homes cost?

No Tarpon Estates home recorded a sale in the 12 months to September 25, 2026. The four recorded in the 60 months to that date had a $1,675,000 median, $1,300,000 to $2,050,000, and the two in 2025 were $1,300,000 and $2,050,000. Across all recorded history since 2004 there are 26 sales at a $1,687,500 median, $675,000 to $2,800,000, at $447.04 per square foot of county heated area (25 sales). An estimated 4 of the 26 were builder-direct.

What does a Tarpon Estates homesite cost?

Lee County recorded 1 homesite sale in the 12 months to September 25, 2026, $370,000 on April 7, 2026. Over 24 months there were 3 sales at a $499,900 median ($370,000 to $550,875), over 36 months 5 at $467,500 and over 60 months 9 at $480,000 ($299,999 to $710,000). Across all history since 2003 the county shows 68 lot sales at a $600,000 median, $104,500 to $1,400,000. An estimated 39 were builder-direct.

What is the price per square foot in Tarpon Point?

Across all 19 sales in the 12 months, the median was $257.05 per square foot of county heated area. By product line: Tarpon Landings $308.37 (13 sales), Tarpon Gardens $239.87 (12 sales, 24 months), Lake Homes $268.37 (12 sales, 36 months), Park Homes $243.33 (11 sales, 60 months) and Tarpon Estates homes $447.04 (25 sales, all history). These are county heated-area figures and are never comparable with an MLS living-area figure, so we do not set the two side by side.

How long do Tarpon Point condos take to sell?

In the Southwest Florida MLS for the 12 months to September 25, 2026, the median time on market was 46.5 days across 18 marketed sales, with sales entered after the fact excluded. Tarpon Landings took 48 days across 13 sales and Tarpon Gardens 26 days across 5 sales, a thin sample. The prior 12 months were 126 days across 14 sales. Median sale-to-list was 92.1 percent, and none of the 18 sold above its list price.

How much are the HOA and condo fees in Tarpon Point?

No association publishes its dues. Tarpon Landings maintenance is due on the first of each month and late after the 10th, and the association's January 2025 guide lists a $69.00 late fee, interest at 1.5 percent a month and an $85 returned-payment fee; its December 2022 FAQ says pest control is included. The amounts for Landings, Lake Homes, Park Homes and the Tarpon Estates association are unpublished, so the estoppel certificate and the current budget are the documents to request.

Is there a master association fee?

Yes, a fee exists, and its amount is unpublished. The Tarpon Landings association's FAQ (version 11, December 12, 2022) says owners "pay an annual fee to the Master Association" for access to the main fitness center, pools, tennis courts and clubhouse, separate from the condominium's own amenities. The master association is Tarpon Point Property Owners' Association, Inc., filed August 7, 2002 and active on the State register. Treat the FAQ as the association's statement; the recorded declarations govern.

Is there a CDD in Tarpon Point?

No community development district or special taxing district line appears for Tarpon Point's tax district in the Lee County Property Appraiser's 2026 preliminary millage book, printed August 11, 2026. Tax district 057 carries the citywide Cape Coral lines, with fire service from the City of Cape Coral. The book is preliminary, so the final bill is the document that confirms it (Lee County Property Appraiser, 2026 Taxing District Millage Book).

Can I rent my Tarpon Landings condo, and are short-term rentals allowed?

The Tarpon Landings leasing policy, approved April 19, 2011 and printed in the association's January 2025 guide, sets a minimum of 30 days and a maximum of one year, requires Board approval before occupancy, covers the whole unit only, and bars subleasing and transient tenants. A leasing owner gives up pool and clubhouse use during the lease. The declaration controls. Leasing and short-term rental rules for Lake Homes, Park Homes and Tarpon Estates are not published; their recorded declarations govern.

Are pets allowed at Tarpon Landings?

The association's January 2025 guide allows up to two pets per unit, registered with a photo, bars pets in the pool areas and says new renters may not keep pets. Pet rules for Lake Homes, Park Homes and Tarpon Estates are not published in the documents we read, and the recorded declarations for each govern. Ask the association for its current rules and any amendments before you rely on the guide.

Can I keep a boat at Tarpon Point, and does a condo include a slip?

No record we read ties a slip to a condominium. Slips at Tarpon Point Marina are leased from the operator, annually and transiently, under a State lease condition that keeps at least 90 percent of slips open to the public first come, first served. The Tarpon Landings guide bars boats, trailers, jet skis and ATVs from driveways and streets unless enclosed in the garage. The association's site lists a community boat dock; the declaration holds its terms.

How many slips does Tarpon Point Marina have?

The Florida DEP permit issued October 16, 2024 authorizes 266 slips, an expansion "of the previously authorized 225-slip commercial marina to a 266-slip commercial marina" (Florida DEP, permit 153417-024 EI). The operator and the Business Observer reported 265 slips after a 46-slip expansion in August 2026. The permit authorizes private vessels 20 to 100 feet long with a 1 to 5 foot draft. There is no dry storage and no boat ramp at the marina.

How much is a slip at Tarpon Point Marina?

Slip rates and dockage fees are not published. The operator's rate sheet or a lease would hold them, and neither is public. We do not estimate a price. The operator's Westin Dock and Stay package pairs a room with a slip and launched in August 2026, but we print no price for it, because the figure changes. Ask the marina office for the current rate sheet before you plan around a slip.

Can you fish at Tarpon Point Marina?

The marina rules say "No swimming, diving or fishing will be permitted within the marina area," in the operator's rules page modified July 27, 2026. The same rules limit speed to 5 mph no wake, bar live-aboards and limit overnight stays to 5 consecutive days and 10 in any 30. The operator's marina page lists charters and eco tours that run from the marina. Read the current rules on the operator's page before you visit.

Does Tarpon Point Marina sell fuel?

Yes, according to the operator, the marina has a fuel dock selling gas and diesel from 7:00 a.m. to 5:30 p.m., with a pump-out (free to tenants, a small fee to the public) and a ship store at 6179 Black Marlin Ln open 8:00 a.m. to 5:30 p.m. The operator also lists 570 feet of free two-hour side-tie dockage for restaurant visitors. The Florida DEP exhibit lists no repair services. Hours are the operator's and can change.

Does Tarpon Point Marina have boat or kayak rentals?

The operator's marina page lists boat, kayak and paddleboard rentals, eco tours, beach runs, sunset cruises and private charters. We print no prices because they change, and we cannot say which rentals are operating on a given day. Ask the marina office for current availability and rates, and read the marina rules before you book.

How far is Tarpon Point from the Gulf, and are there bridges?

The operator describes the marina as "just three miles from the Gulf of Mexico" and off the Caloosahatchee at Intracoastal Waterway Marker 92. That is the operator's claim, and we print no computed distance or boat-run time. NOAA's Coast Pilot lists no bridge between Glover Bight and the mouth of the Caloosahatchee; the Cape Coral Bridge, fixed with 55 feet of clearance, is upstream. A boat bound for the Gulf by the San Carlos Bay main channel passes under Sanibel Causeway Bridge A, a fixed span with 70 feet of clearance. Channel depth is unpublished.

What restaurants are at Tarpon Point and Marina Village?

Per the operator, Marina Village dining includes Marker 92, High Tide Social House, The Nauti Mermaid, Pinchers Crab Shack, Next Door and Gather. The Westin's restaurants are Marker 92 Waterfront Bar and Bistro and The Nauti Mermaid Dockside Bar and Grill, with Esterra Spa and Salon. Tenant lists change, so treat this as listed by the operator, October 2026. Hours and menus are each restaurant's own.

Can Tarpon Point owners use the Westin's pool and spa?

Owner access to the Westin's pools, spa and gym is not documented in anything we could read. The Tarpon Landings association's FAQ links the master association's annual fee to the main fitness center, pools, tennis courts and clubhouse, and the operator lists an Olympic-sized lap pool, a resort-style pool, a heated spa and a fitness center of more than 3,500 square feet. Whether an owner may use the hotel's own facilities is a question for the recorded declarations and the operator.

Is there a golf course at Tarpon Point?

No. There is no golf course in Tarpon Point. The nearest course on a City of Cape Coral record is the City's Coral Oaks Golf Course at 1800 NW 28th Ave, about 10 miles away in a straight line. The operator's amenity list for Tarpon Point names two tennis courts, bocce, a jogging path, a lap pool, a resort pool, a spa and a fitness center, and no golf.

What flood zone is Tarpon Point in?

At street-level points read October 10, 2026, FEMA's National Flood Hazard Layer shows the Tarpon Landings points and the Park Homes point in zone X and the Lake Homes point in zone X (0.2 percent annual chance flood hazard). The three estate-lot points are zone AE with a base flood elevation of 8 feet, and the marina point is AE 10 feet (FEMA National Flood Hazard Layer). A tally by parcel centroid puts all 330 condominium parcels in zone X and, of 35 estate homes, 32 in AE 8, two in AE 9 and one in VE 10. A centroid is not a flood determination, so check a specific property at FEMA's Map Service Center.

Is Tarpon Point in an evacuation zone?

Every point we sampled, from the towers to the marina, is in Lee County evacuation zone A and storm-surge zone 1 (Lee County evacuation zone layer). Lee County says zones are no longer referenced by storm category, and zone A may be ordered to evacuate before a storm's effects arrive. The City's Coastal High Hazard Area layer covers the canal-lot and west-end estate points and the marina point, and not the towers, coach homes or clubhouse.

How did Tarpon Point fare in Hurricane Ian?

The National Hurricane Center reports maximum inundation of 6 to 9 feet above ground level in Pine Island, Cape Coral and other communities at the mouth of the Caloosahatchee; no measurement at Tarpon Point itself exists (NHC Tropical Cyclone Report, Hurricane Ian). Florida DEP records that Ian damaged, destroyed or washed away parts of the marina docks, verified a repair exemption on February 20, 2023, and found the docks "in various stages of repair" on July 20, 2023. We found no published account of damage at the towers, coach homes or estate homes, and we make no claim about them.

What are property taxes in Tarpon Point?

Tax district 057 carries the citywide Cape Coral millage and no special district line; the 2025 certified total was 15.3806 mills and the 2026 total applied to the tax roll is 15.3250. At the $720,000 Tarpon Point median, homesteaded, the ad valorem tax is $10,385.34: non-school taxable value of $720,000 less $25,000 less $26,411 is $668,589, times 10.0540 mills, which is $6,721.99, plus school taxable value of $695,000 times 5.271 mills, which is $3,663.35. Without a homestead exemption it is $720,000 times 15.3250 mills, or $11,034.00. This is an illustration, not a bill, and a new owner's assessed value resets after a sale. City charges for fire, stormwater and solid waste are citywide and billed per parcel for condominiums; check the tax bill.

Which schools serve Tarpon Point?

Lee County assigns schools by choice zone, so Tarpon Point has no single zoned school. At every point we sampled the 2026 to 2027 zones are elementary Zone F, middle Zone BB and high school West Zone sub-zone 3 (School District of Lee County enrollment plan). Zone F elementary schools are Cape, Gulf and Pelican, 4.9, 6.1 and 4.3 road miles away. Zone BB middle schools are Gulf (5.8 miles) and Trafalgar (8.5). High school choices are Cape Coral (6.9), Ida S. Baker (6.5), Island Coast (16.3), Mariner (11.6) and North Fort Myers (distance not measured). The City also runs Oasis Charter Schools. We print no grades or ratings.

How far is Tarpon Point from the airport and the beaches?

From the Westin address point, drive distances free-flow, with no traffic, are: Southwest Florida International Airport 19.9 miles, about 38 minutes; Fort Myers Beach 15.2 miles, about 30 minutes by the Cape Coral Bridge; Sanibel City Hall 21.1 miles, about 43 minutes by the Sanibel Causeway; and the Cape Coral Yacht Club beach 5.6 miles, about 14 minutes. Plan more time at peak hours and in season. Tolls on the Cape Coral Bridge are $2.00 with a transponder and $5.00 pay-by-plate, charged only on trips from Fort Myers into Cape Coral.

How does Tarpon Point compare with Cape Harbour?

The two lie about half a mile apart across the water, 5.3 road miles and about 12 minutes by road. In the same Lee County record and window, Tarpon Point recorded 19 sales at a $720,000 median, $257.05 per square foot of county heated area, and Cape Harbour recorded 31 sales at a $487,500 median, $321.32. The mix differs: all of Tarpon Point's 19 were condominiums, and Cape Harbour's include houses and condominiums. Tarpon Point includes a resort hotel inside the gate. Call Marc at (239) 287-5873 to read both side by side.

Tarpon Point FAQ: Seller Edition

Tarpon Point sellers ask about price, speed, association paperwork, flood and fee rules, and what a sale costs in Lee County. Each answer draws on the county record, the Southwest Florida MLS or a posted document, and where a figure is not published we say so and name the document that holds it.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS pulled October 10, 2026; Florida Statutes and Lee County Property Appraiser millage book read October 10, 2026).

What is my Tarpon Point home worth?

It depends on product line, plan size and, for estate homes, the lot and flood zone. The anchors in the county record for the 12 months to September 25, 2026 are 19 sales at a $720,000 median across Tarpon Point, 13 at an $875,000 median at Tarpon Landings ($308.37 per square foot of county heated area), and a 24-month window of 12 sales at a $575,000 median at Tarpon Gardens. Estate homes had no sale in the window. Start with our free home valuation, or call Jesse direct at (239) 898-6072.

What have Tarpon Landings condos sold for recently?

In the 12 months to September 25, 2026, Lee County recorded 13 Tarpon Landings sales at an $875,000 median, $670,000 to $1,220,000, at $308.37 per square foot of county heated area, none builder-direct. Five sold from $500,000 to $750,000, five from $750,000 to $1,000,000 and three at $1,000,000 or more. Every one was a three-bedroom, three-bath unit of 2,801 to 3,071 square feet. Wider windows: 20 sales at $955,000 in 24 months, 29 at $1,100,000 in 36 months and 57 at $1,125,000 in 60 months.

What have Tarpon Gardens coach homes sold for?

Tarpon Gardens recorded 6 sales in the 12 months to September 25, 2026, from $412,310 to $670,000, and 12 sales at a $575,000 median ($412,310 to $895,000) in 24 months, at $239.87 per square foot of county heated area. Lake Homes had 4 sales in 12 months at a $612,500 median; its 36-month window holds 12 sales at $655,000. Park Homes had 2 sales ($412,310 and $590,000); its 60-month window holds 11 sales at a $590,000 median.

What have Tarpon Estates homes sold for?

No Tarpon Estates home recorded a sale in the 12 months to September 25, 2026. Two sold in the 24 months, $1,300,000 and $2,050,000, both in 2025; three in 36 months at a $1,750,000 median; and four in 60 months at a $1,675,000 median. Across all history since 2004 the county shows 26 sales at a $1,687,500 median, $675,000 to $2,800,000. The Southwest Florida MLS shows one estate home active on October 10, 2026, at $2,000,000, built in 2023.

What are Tarpon Estates homesites selling for?

Lee County recorded 1 homesite sale in the 12 months to September 25, 2026, at $370,000 on April 7, 2026. The 24-month window holds 3 sales at a $499,900 median, the 36-month window 5 at $467,500 and the 60-month window 9 at $480,000, from $299,999 to $710,000. All-history lot sales since 2003 number 68 at a $600,000 median. An estimated 39 of the 68 were builder-direct, so older medians include developer sales.

How many Tarpon Point homes sold in the last year?

Lee County recorded 19 qualified sales in the 12 months to September 25, 2026, all condominium resales. The Southwest Florida MLS shows 22 closings in the same window under the Tarpon Point Marina development name, four of them entered after the sale; 18 were marketed. The two counts are not merged: they differ by recording timing, sales entered after the fact and the county's qualified-sale screen. The prior 12 months held 15 county sales and 14 MLS closings.

How has the Tarpon Landings price moved since 2021?

Tarpon Landings recorded medians by calendar year: 2021, 51 sales at $745,000; 2022, 14 at $1,312,500; 2023, 7 at $1,650,000; 2024, 9 at $1,250,000; 2025, 8 at $1,030,000; and 2026 to September 25 (a partial year), 10 at $911,000. Each year's median reflects the sales that closed that year, so a year with seven sales moves with its mix of floors and plans. It is a record of what closed, not a price index and not a forecast.

Are condo prices dropping in Cape Coral?

The record answers for what closed, not for what comes next. Citywide, the six Cape Coral ZIP codes recorded 535 condominium sales at a $210,000 median in the 12 months to September 25, 2026. At Tarpon Landings the calendar-year medians fell in sequence from $1,650,000 in 2023 (7 sales) to $911,000 in 2026 to date (10 sales). Tarpon Point's county count rose from 15 to 19 sales between the two 12-month windows, but the prior window held two estate homes, so the medians are not like for like.

Is now a good time to sell a Tarpon Point condo?

We answer with the record and not with advice. On October 10, 2026 the Southwest Florida MLS showed 13 active Tarpon Point listings and 2 pending, 8.7 months of supply (13 actives over 18 marketed closings a year), a 46.5-day median time on market and a 92.1 percent median sale-to-list ratio, with none of the 18 marketed sales above list price. Tarpon Landings ran 9.2 months of supply and Tarpon Gardens 4.8. Your timing also depends on your goals, and we do not predict prices.

How long does it take to sell a condo in Tarpon Point?

The Southwest Florida MLS median was 46.5 days on market across 18 marketed sales in the 12 months to September 25, 2026, with sales entered after the fact excluded. Tarpon Landings took a median 48 days (13 sales) and Tarpon Gardens 26 days (5 sales, thin). A year earlier the Tarpon Point median was 126 days across 14 sales. Days on market ends at contract; closing takes longer, and the estoppel certificate and buyer's financing set the pace.

How many Tarpon Point units are for sale now?

On October 10, 2026 the Southwest Florida MLS showed 13 active Tarpon Point listings and 2 pending. Active list prices ran from $499,000 to $2,000,000, with a $949,000 median. Tarpon Landings had 10 active ($700,000 to $1,800,000, median $1,037,000) and 2 pending; Tarpon Gardens had 2 active, $499,000 and $570,000; Tarpon Estates had 1 active, at $2,000,000. Inventory changes daily, so confirm against the current MLS before you price.

What is the sale-to-list ratio in Tarpon Point?

The Southwest Florida MLS median sale-to-list ratio was 92.1 percent for the 12 months to September 25, 2026, measured as sold price over final list price across 18 marketed sales (sales entered after the fact excluded). None of the 18 sold above list. Tarpon Landings was 92.0 percent (13 sales) and Tarpon Gardens 95.1 percent (5 sales, a thin sample). The prior 12 months were 92.0 percent across 14 sales.

How do I sell a condo in Cape Coral, step by step?

We begin with a written pricing plan built on recorded sales, then collect your documents: governing documents, budget, FAQ sheet, reserve study and tax bill. We list the home with the association's name, product line and plan size stated correctly. Once a buyer is under contract, Florida's cancellation window for condominium buyers runs 7 days after the documents are received, the buyer's title company requests the estoppel certificate, and the buyer's lender orders its appraisal. At closing the seller customarily pays the deed stamps and the owner's title policy in Lee County, and the contract controls.

Who pays closing costs when selling in Lee County?

In Lee County the seller customarily pays the deed documentary stamps and the owner's title policy and chooses the closing agent, and the contract controls. Commission is negotiable and set in your listing agreement. The buyer typically pays lender fees, the lender's title policy and recording costs, again as the contract provides. We put the allocation in writing in your net sheet before you accept an offer.

What do deed stamps cost on a Tarpon Point sale?

Florida's deed documentary stamp tax is 70 cents per $100 of consideration. At the $720,000 Tarpon Point 12-month median, that is 7,200 times $0.70, or $5,040.00. At $875,000, the Tarpon Landings median, it is 8,750 times $0.70, or $6,125.00. In Lee County the seller customarily pays it, and the contract controls. This is statutory arithmetic, not a quote.

What does the owner's title policy cost the seller?

On the state's promulgated schedule, the premium is $575 on the first $100,000 plus $5.00 per $1,000 above it. At $720,000 that is $575 plus $5.00 times 620, which is $3,100, for $3,675, an estimate before any credits. In Lee County the seller customarily provides the owner's policy, and the contract controls. Your title company quotes the actual premium.

What will I net after costs?

We print no total net figure, because commission is negotiable and the other costs depend on your contract, your lender payoff and your title company. The two statutory lines at the $720,000 median are $5,040.00 in deed stamps and about $3,675 for the owner's title policy, $8,715 together before credits. Mortgage payoff, association charges, prorations and any repair credits come on top. We build your net sheet at each offer.

What documents must a condominium seller provide?

Florida requires the condominium seller to give the buyer the governing documents, the budget, the FAQ sheet, the milestone inspection summary and the structural integrity reserve study where they exist, and the buyer may cancel within 7 days after receiving them (excluding weekends and legal holidays). Add the flood disclosure under section 689.302, given at or before the contract. We assemble the package with you before the listing goes live.

What does an estoppel letter cost?

Florida caps the estoppel fee at $299, $119 and $179 under the 2022 adjustment, and the certificate is due within 10 business days of the request. The cap that applies depends on the type of certificate and the delivery, so ask the association or its manager which applies. Request it as soon as you have a buyer, because the buyer's title company needs it before closing.

Does the association have to approve my buyer?

For Tarpon Landings, the association's January 2025 guide for new owners lists a $150 application fee for a purchase or lease, and its leasing policy requires Board approval before a tenant occupies. Whether the declaration gives the Board a right to approve a sale is in the recorded declaration, which was not available to us. For Lake Homes, Park Homes and Tarpon Estates the rules are not published. The declaration controls, and we read it before the listing goes live.

Can I sell with a special assessment pending?

You can, and you disclose it. No Tarpon Point special assessment appears in the records we read, and the association's estoppel certificate is the document that shows any assessment, whether levied or pending, along with the status of your dues. A buyer sees it in the document package. Ask for the estoppel certificate before you price the home.

How do the milestone inspection and SIRS affect my Tarpon Landings sale?

Florida requires a structural integrity reserve study for each building of three or more habitable stories at least every 10 years, and existing owner-controlled associations had to complete theirs by December 31, 2025. The Tarpon Landings association published its 2025 study, which lists 54 reserve components with a total current cost of $15,190,200. On the roll's years built, first milestone inspections fall due by December 31, 2036 (the 2006 building) and 2037 (the 2007 buildings), or 2031 and 2032 if the City requires the 25-year option; we did not find that the City has adopted it. We could not read whether the study appears in the State's public SIRS lists.

Does my Tarpon Estates flood zone affect my sale?

Flood zone drives a buyer's lender and insurance questions, so a buyer will ask. FEMA's layer shows the estate-lot points in zone AE with a base flood elevation of 8 feet, and 32 of the 35 estate homes by parcel centroid in AE 8, two in AE 9 and one in VE 10 (a centroid is not a flood determination). Cape Coral holds Community Rating System Class 5, a 25 percent flood insurance discount on every NFIP policy, X zone included. The seller's flood disclosure under section 689.302 is given at or before the contract.

Do I have to disclose flooding or Hurricane Ian damage?

Florida's flood disclosure law, section 689.302, requires a seller to give the buyer a flood disclosure at or before the contract. For a Tarpon Estates sale the HOA disclosure summary under chapter 720 also applies, and for a condominium the condominium documents. We found no published account of Hurricane Ian damage at the towers, coach homes or estate homes, so we make no claim about any individual home. The National Hurricane Center reports 6 to 9 feet of inundation above ground in Cape Coral. Talk to your attorney about what your own history requires you to disclose.

Does a boat slip transfer with my condo?

Not by anything we read. Slips at Tarpon Point Marina are leased from the operator, annually and transiently, and a State lease condition keeps at least 90 percent open to the public first come, first served. No record gives condominium owners ownership of or priority for a slip. The Tarpon Landings association lists a community boat dock among its amenities; the declaration holds its terms. If you hold a slip lease, ask the marina office whether it can be assigned.

Does the Westin next door affect resale?

No record we reviewed measures it, and we do not claim an effect. The Westin stands inside the same gate, and the operator's Marina Village restaurants and shops are part of the setting buyers see. The county and MLS data record product line, plan size, price and days on market, not distance to the hotel. Whether an owner may use the hotel's own facilities is not documented. We describe the setting as the operator and the association publish it.

How should my Tarpon Point condo be priced?

On recorded sales of the same product line and plan size, adjusted for floor, view and condition. For Tarpon Landings every 12-month sale was a three-bedroom, three-bath unit of 2,801 to 3,071 square feet, so those are your closest comparables, while the twelve top-floor units of 4,275 to 5,438 square feet have their own, thinner record. We set the result beside the active listings and the MLS pace and keep county and MLS figures in separate sentences.

What is the price per square foot at Tarpon Landings and Tarpon Gardens?

Tarpon Landings recorded a $308.37 median per square foot of county heated area across its 13 sales in the 12 months to September 25, 2026. Tarpon Gardens recorded $239.87 across 12 sales in 24 months; Lake Homes $268.37 (12 sales, 36 months) and Park Homes $243.33 (11 sales, 60 months). Across all 19 Tarpon Point sales it was $257.05. These are county heated-area figures and are not comparable with an MLS living-area figure.

Do renovations raise value here?

Information not available at time of publishing (checked 2026-10-10). The county record shows sale prices and plan sizes, and the MLS shows condition notes only in free text, so neither gives a measured return on a renovation at Tarpon Point. We compare finished units against each other when we price a home, and we show you the sales we used.

Can I rent my unit while I wait to sell?

At Tarpon Landings, the leasing policy approved April 19, 2011 and printed in the January 2025 guide sets a 30-day minimum and a one-year maximum, requires Board approval before occupancy, covers the whole unit only and bars subleasing and transient tenants. A leasing owner gives up pool and clubhouse use during the lease. The declaration controls. Leasing rules for Lake Homes, Park Homes and Tarpon Estates are not published, and their recorded declarations govern.

How are showings handled in a gated community?

Tarpon Point is described by the Tarpon Landings association as a gated community. Gate procedures for showings are not published in the documents we read, and we do not invent one. We confirm the access process with the association's manager before the first showing and give agents the instructions in the listing. For a tower unit that also means checking the move and guest policies in the association's January 2025 guide.

What is the best month to list in Tarpon Point?

Information not available at time of publishing (checked 2026-10-10). The county record has no month-by-month cut we trust for a community of this size, with 19 sales in the last 12 months, so we do not invent a seasonal pattern. We work backward from the date you need to close, leaving room for the estoppel certificate, the buyer's lender and the cancellation window.

Can I sell a vacant Tarpon Estates lot, and what can be built?

Yes, vacant homesites sell: Lee County recorded 1 in the 12 months to September 25, 2026 at $370,000. The City zones the estate lots R1, Single-Family Residential. The City's freeboard rule requires a new or substantially improved building on an AE 8 lot to have its lowest floor at 9 feet NAVD88 or higher, the base flood elevation plus 1 foot. The City also describes private design review guidelines for Tarpon Estates that call for minimum living areas, garage standards and a pool. Read them and the Tarpon Estates declaration before you list or buy.

What does the Ordinance 43-26 hearing mean for estate lots?

Ordinance 43-26 would exempt Lots 5 and 8 of Village C, two remaining undeveloped lots on Tarpon Estates Court, from the 100-foot lot-width rule. City Planning staff and the Hearing Examiner recommended approval on May 19, 2026, and Council heard the ordinance on August 5, 2026. The City's Business Impact Estimate says it adds no new regulations, costs or fees and does not change density or setbacks. We could not read the Council's outcome, so we do not say it was adopted.

How do Cape Harbour sales compare with Tarpon Point?

In the same Lee County record and window, the 12 months to September 25, 2026, Cape Harbour recorded 31 sales at a $487,500 median, $330,000 to $3,150,000, and Tarpon Point 19 sales at a $720,000 median. Per square foot of county heated area the medians were $321.32 (31 sales) and $257.05 (19 sales). The mixes differ, because all 19 Tarpon Point sales were condominiums, so the figures describe different product, not a ranking.

What happens to my property tax after I sell?

A new owner's assessed value resets after a sale, so the bill you paid is not the bill the buyer will see. At the $720,000 Tarpon Point median, homesteaded, the ad valorem tax is $10,385.34, or $11,034.00 without a homestead exemption; that is an illustration at the 2026 millage of 15.3250, not a bill. Proration between you and the buyer follows your contract. Your tax bill and the county's final 2026 rates are the controlling documents.

Who is the best realtor for Tarpon Point?

Choose 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 are the #5 real estate team in Florida (RealTrends 2026). On this page we have shown every recorded Tarpon Point sale for the last 12 months, the MLS pace beside it, and the association, flood and marina facts a buyer asks about. Read what you are told against the county record, whichever agent you choose.

How do I start selling my Tarpon Point home with McGreevy and Comisar?

Start with our free home valuation and tell us your product line, plan size and timing. Call Jesse direct at (239) 898-6072, text or call, and confidential conversations are welcome. We follow up with a written pricing plan built on recorded Tarpon Point sales, then collect your documents and build your net sheet before you decide. Our team is Top 1% Real Estate Agents Nationally Since 2008.

Sources

Every figure on this Tarpon Point page traces to a county record, a State or federal document, a posted association document, an operator page labelled as such, or a newspaper of record, listed below with the date each was read. Market figures come from Lee County recorded sales and the Southwest Florida MLS.

County records and Lee County government

1. Lee County Property Appraiser public roll dated October 4, 2026 and Lee County recorded sales through September 25, 2026, our analysis: https://www.leepa.org/ (accessed October 10, 2026)
2. Southwest Florida MLS (Matrix), Tarpon Point closings and listings, pulled October 10, 2026, our analysis (subscriber system, no public link)
3. Lee County Property Appraiser, 2026 Taxing District Millage Book, preliminary, printed August 11, 2026: https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book%20Prelim.pdf (accessed October 10, 2026)
4. Lee County Property Appraiser, taxing districts map service: https://gissvr.leepa.org/gissvr/rest/services/Districts/MapServer (accessed October 10, 2026)
5. Lee County Property Appraiser, hazards and flood zones map service: https://gissvr.leepa.org/gissvr/rest/services/HazardsFloodZones/MapServer (accessed October 10, 2026)
6. Lee County Property Appraiser, subdivisions layer: https://gissvr.leepa.org/gissvr/rest/services/ParcelDetails/MapServer/33 (accessed October 10, 2026)
7. Lee County Property Appraiser, parcels layer: https://gissvr.leepa.org/gissvr/rest/services/ParcelsWFS/MapServer/0 (accessed October 10, 2026)
8. Lee County GIS, Points of Interest layer (hospitals and schools): https://gismapserver.leegov.com/gisserver910/rest/services/Layers/PointsOfInterest/MapServer/10 (accessed October 10, 2026)
9. Lee County, evacuation zone feature service: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/ArcGIS/rest/services/Aware_Layers/FeatureServer/1 (accessed October 10, 2026)
10. Lee County GIS, School Enrollment Zones 2026 to 2027: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/SchoolProximityZones_2627/FeatureServer (accessed October 10, 2026)
11. Lee County Parks and Recreation, beaches: https://www.leegov.com/parks/beaches (accessed October 10, 2026)
12. Lee County, LeeWay toll costs: https://www.leegov.com/tolls/cost (accessed October 10, 2026)
13. Lee County Department of Transportation, release of September 19, 2023 on the Cape Coral bridge replacement design direction: https://www.leegov.com/dot/News%20Documents/Lee%20Commissioners%20confirm%20design%20direction%20for%20Cape%20Coral%20bridge%20replacement.pdf (accessed October 10, 2026)

City of Cape Coral

14. City of Cape Coral GIS, address points: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/Addresses/MapServer/0 (accessed October 10, 2026)
15. City of Cape Coral GIS, Development Services open-data service: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/DCD/MapServer (accessed October 10, 2026)
16. City of Cape Coral GIS, zoning layer: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/DCD/MapServer/3 (accessed October 10, 2026)
17. City of Cape Coral GIS, Coastal High Hazard Area layer: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/DCD/MapServer/9 (accessed October 10, 2026)
18. City of Cape Coral GIS, FIRM layer: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/FIRM/MapServer/0 (accessed October 10, 2026)
19. City of Cape Coral GIS, parks layer: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/Parks/MapServer/0 (accessed October 10, 2026)
20. City of Cape Coral GIS, Public Works bridges layer: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/PublicWorks/MapServer/0 (accessed October 10, 2026)
21. City of Cape Coral GIS, Public Works canals layer: https://capeims.capecoral.gov/arcgis/rest/services/OpenData/PublicWorks/MapServer/11 (accessed October 10, 2026)
22. City of Cape Coral, Committee of the Whole agenda, April 22, 2026: https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=08f751f2-fd20-43fe-88a5-e00da99fabb5&Agenda=Agenda&lang=English (accessed October 10, 2026)
23. City of Cape Coral, Hearing Examiner agenda, May 19, 2026, item PDP26-000002: https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=37df3b53-1b00-4663-8397-26440a67bf95&Agenda=Agenda&lang=English (accessed October 10, 2026)
24. City of Cape Coral, City Council regular meeting agenda, July 22, 2026: https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=4e32a066-b39d-447e-9a08-7534700098e2&Agenda=Agenda&lang=English (accessed October 10, 2026)
25. City of Cape Coral, City Council regular meeting agenda, August 5, 2026: https://pub-capecoral.escribemeetings.com/Meeting.aspx?Id=7ce971ca-d6c6-42b9-b4b5-9a557d0940e1&Agenda=Agenda&lang=English (accessed October 10, 2026)
26. City of Cape Coral, Business Impact Estimate, Ordinance 43-26: https://www.capecoral.gov/Documents/Departments/City%20Clerk/Business%20Impact%20Estimates/Ordinance%2043-26%20BIE.pdf?t=202607151032110 (accessed October 10, 2026)
27. City of Cape Coral, Comprehensive Plan, Conservation and Coastal Management: https://www.capecoral.gov/Documents/Document%20Hub/Comprehensive%20Planning/Table%20of%20Contents/Exhibit%20B%20Chapter%202%20CONSERVATION%20AND%20COASTAL%20MANAGEMENT%20020123version.pdf (accessed October 10, 2026)
28. City of Cape Coral, Rotary Park Environmental Center: https://www.capecoral.gov/department/parks_and_recreationhome/rotary_park_environmental_center/index.php (accessed October 10, 2026)
29. City of Cape Coral, Flood Protection, Building Division: https://www.capecoral.gov/departments/development_services/building_division/flood_protection.php (accessed October 10, 2026)
30. City of Cape Coral, FEMA page, Emergency Management and Resilience: https://www.capecoral.gov/departments/emergency_management_resilience/fema.php (accessed October 10, 2026)
31. City of Cape Coral, Yacht Club Community Park project page: https://www.capecoral.gov/departments/parks_recreation/yacht_club_community_park.php (accessed October 10, 2026)
32. City of Cape Coral, notice on the Rotary Park observation towers, February 25, 2026: https://www.capecoral.gov/news_detail_T4_R610.php (accessed October 10, 2026)
33. City of Cape Coral, fiscal year 2027 proposed budget release, July 28, 2026: https://www.capecoral.gov/news_detail_T4_R737.php (accessed October 10, 2026)
34. City of Cape Coral Charter School Authority, Oasis Charter Schools: https://www.capecharterschools.org/ (accessed October 10, 2026)
35. Oasis High School, prospective students: https://www.oasishighschool.net/prospective-students (accessed October 10, 2026)

State of Florida

36. Florida Statutes s. 553.899, Florida Legislature: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&Search_String=&URL=0500-0599/0553/Sections/0553.899.html (accessed October 10, 2026)
37. Florida Statutes (2026) s. 553.899, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/553.899 (accessed October 10, 2026)
38. Florida Statutes (2026) s. 163.3178, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/163.3178 (accessed October 10, 2026)
39. Florida Statutes (2026) s. 718.112, Bylaws, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/718.112 (accessed October 15, 2026)
40. Florida Statutes (2026) s. 627.711, Notice of premium discounts for hurricane loss mitigation, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2026/627.711 (accessed October 15, 2026)
41. Florida DBPR, condominium inspections: https://condos.myfloridalicense.com/inspections/ (accessed October 10, 2026)
42. Florida DBPR, structural integrity reserve study reporting: https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/condominiums-and-cooperatives-sirs-reporting (accessed October 10, 2026)
43. Florida DBPR, condominium public records: https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/public-records/ (accessed October 10, 2026)
44. Florida DBPR, reserve threshold: https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/reserve-threshold/ (accessed October 10, 2026)
45. Florida DBPR, condominium extract, Central West: https://www2.myfloridalicense.com/sto/file_download/extracts/Condo_CW.csv (accessed October 10, 2026)
46. Citizens Property Insurance Corporation, 2026 Approved Rate Changes by County: https://www.citizensfla.com/documents/20702/39683240/2026+Approved+Rate+Changes+by+County.pdf/b50f8cfc-3ff4-8178-6e26-cb047ff7f0f7 (accessed October 10, 2026)
47. Florida Division of Corporations, Tarpon Point Property Owners' Association, Inc., N02000005990: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n02000005990-69d20e1f-a983-4a74-aca8-90a15254fc8b&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
48. Florida Division of Corporations, Tarpon Point Estate Homeowners' Association, Inc., N02000005996: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n02000005996-392059e4-5a72-48b2-a722-71d5aa19bca7&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
49. Florida Division of Corporations, Tarpon Landings Condominium Association, Inc., N03000007768: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n03000007768-c00abfbc-0c47-488b-98a9-dc134e2d75a7&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
50. Florida Division of Corporations, Lake Homes at Tarpon Gardens Condominium Association, Inc., N02000006002: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n02000006002-b11ba9f3-dfb0-4981-8648-13cdfcd63a28&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
51. Florida Division of Corporations, Park Homes at Tarpon Gardens Condominium Association, Inc., N02000006003: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n02000006003-a7f8eabd-796e-4883-a796-bf8c17204b5e&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
52. Florida Division of Corporations, Freeman & Hasselwander Resort Properties, L.L.C., L11000130341: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=flal-l11000130341-30d6289d-40de-4979-a966-dfc096c2b4a4&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
53. Florida Division of Corporations, Tarpon Point Associates, Ltd., A01000000830: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domlp-a01000000830-9679534a-3191-4a79-a29b-45fb19d62ebd&searchTerm=S&listNameOrder=S (accessed October 10, 2026)
54. Florida DEP, request for verification of exemption, Tarpon Point Marina dock replacement, January 23, 2023: https://prodenv.dep.state.fl.us/DepStaging/api/dms/23.1281958.1 (accessed October 10, 2026)
55. Florida DEP, Verification of Exemption 0153417-026 EE, February 20, 2023 (Hurricane Ian repair): https://prodenv.dep.state.fl.us/DepStaging/api/dms/23.1293745.1 (accessed October 10, 2026)
56. Florida DEP, Notice of Board Action and Certificate, Governor and Cabinet as Board of Trustees, Item 1B: https://prodenv.dep.state.fl.us/DepStaging/api/dms/23.1470448.1 (accessed October 10, 2026)
57. Florida DEP, ERP inspection report and technical staff report, application 153417-024, May 14, 2024: https://prodenv.dep.state.fl.us/DepStaging/api/dms/23.1475251.1 (accessed October 10, 2026)
58. Florida DEP, permit 153417-024 EI, October 16, 2024 (266-slip marina): https://prodenv.dep.state.fl.us/DepStaging/api/dms/23.1501381.1 (accessed October 10, 2026)
59. Florida DEP, Verification of Exemption 0153417-027 EE, July 11, 2025 (seawall repair): https://prodenv.dep.state.fl.us/DepStaging/api/dms/23.1597301.1 (accessed October 10, 2026)
60. Florida DEP, Final Permit 0153417-022-EM, March 16, 2018 (185 to 225 slips): https://prodenv.dep.state.fl.us/DepStaging/api/dms/23.520259.1 (accessed October 10, 2026)

Federal agencies

61. FEMA, National Flood Hazard Layer: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer (accessed October 10, 2026)
62. FEMA, Preliminary National Flood Hazard Layer: https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Prelim_NFHL/MapServer (accessed October 10, 2026)
63. FEMA, Map Service Center: https://msc.fema.gov/portal/home (accessed October 10, 2026)
64. NOAA, United States Coast Pilot 5, chapter 4: https://www.nauticalcharts.noaa.gov/publications/coast-pilot/files/cp5/CPB5_C04_WEB.pdf (accessed October 10, 2026)
65. NOAA, United States Coast Pilot 5, chapter 12: https://www.nauticalcharts.noaa.gov/publications/coast-pilot/files/cp5/CPB5_C12_WEB.pdf (accessed October 10, 2026)
66. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf (accessed October 10, 2026)
67. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene: https://www.nhc.noaa.gov/data/tcr/AL092024_Helene.pdf (accessed October 10, 2026)
68. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton: https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf (accessed October 10, 2026)

Schools and health care

69. School District of Lee County, Student Enrollment Plan 2026 to 2027: https://www.leeschools.net/common/pages/GetFile.ashx?key=c5aKDQZk (accessed October 10, 2026)
70. School District of Lee County, school zones: https://www.leeschools.net/student_enrollment/school_zones (accessed October 10, 2026)
71. Lee Health, Cape Coral Hospital location page, the health system's own page: https://www.leehealth.org/locations/find-a-location/cape-coral-hospital (accessed October 10, 2026)
72. HCA Florida Cape Coral Emergency, the operator's own page: https://www.hcafloridahealthcare.com/locations/cape-coral-emergency (accessed October 10, 2026)

Tarpon Landings association documents (the association's own; the recorded declarations govern)

73. Tarpon Landings Condominium Association website: https://tarponlandings.com/policies/ (accessed October 10, 2026)
74. Tarpon Landings, Tenant Rental Procedures, September 2021: https://tarponlandings.com/wp-content/uploads/2022/03/Tarpon-Rental-V.2.pdf (accessed October 10, 2026)
75. Tarpon Landings, Owner FAQ, version 11, December 12, 2022: https://tarponlandings.com/wp-content/uploads/2022/12/FAQs-V.11-2.pdf (accessed October 10, 2026)
76. Tarpon Landings, Hurricane Shutter Specification, May 7, 2024: https://tarponlandings.com/wp-content/uploads/2024/05/TLCA-Hurricane-Shutter-Specification.pdf (accessed October 10, 2026)
77. Tarpon Landings, Move In and Move Out Policy and Procedures, April 4, 2025: https://tarponlandings.com/wp-content/uploads/2025/04/Move-In_Move-Out-Policy-and-Procedures-_Application.pdf (accessed October 10, 2026)
78. Tarpon Landings, Application and Guide for New Owners and Residents, January 2025: https://tarponlandings.com/wp-content/uploads/2025/05/Application-and-Guide-for-New-Owners-and-Residents-Jan-2025-2.pdf (accessed October 10, 2026)
79. SOCOTEC Consulting, Structural Integrity Reserve Study for Tarpon Landing Condominium Association, Inc., May 20, 2025: https://tarponlandings.com/wp-content/uploads/2025/05/Tarpon-Landing-2026-SIRS-Tarpon-Landing-2026-SIRS.pdf (accessed October 10, 2026)

Resort and marina operator pages (the operator's own marketing; labelled as such)

80. Tarpon Point Marina and resort operator site: https://tarponpoint.com (accessed October 10, 2026)
81. Tarpon Point operator, amenities: https://tarponpoint.com/lifestyle/amenities/ (accessed October 10, 2026)
82. Tarpon Point operator, dining: https://tarponpoint.com/lifestyle/dining/ (accessed October 10, 2026)
83. Tarpon Point operator, shops and more: https://tarponpoint.com/lifestyle/the-marina-village-shops-and-more/ (accessed October 10, 2026)
84. Tarpon Point operator, The Westin Cape Coral Resort at Marina Village: https://tarponpoint.com/lifestyle/the-westin-cape-coral-resort-at-marina-village/ (accessed October 10, 2026)
85. Tarpon Point operator, location: https://tarponpoint.com/location/ (accessed October 10, 2026)
86. Tarpon Point Marina, rules and regulations: https://tarponpoint.com/marina-rules-regulations/ (accessed October 10, 2026)
87. Tarpon Point Marina, the marina page: https://tarponpoint.com/the-marina/ (accessed October 10, 2026)
88. Marriott, Westin Cape Coral dining and overview: https://www.marriott.com/en-us/hotels/rswwi-the-westin-cape-coral-resort-at-marina-village/dining/ (accessed October 10, 2026)

History and press

89. Cape Coral History Museum, history of Cape Coral: https://capecoralmuseum.org/history-of-cape-coral/ (accessed October 10, 2026)
90. Business Observer, "Arkansas company buys resort, Marina Village": https://www.businessobserverfl.com/article/arkansas-company-buys-resort-marinavillage (accessed October 10, 2026)
91. Business Observer, "Condo Restart," December 9, 2011: https://www.businessobserverfl.com/news/2011/dec/09/condo-restart (accessed October 10, 2026)
92. Business Observer, "Real estate developer dies," March 6, 2013: https://www.businessobserverfl.com/news/2013/mar/06/real-estate-developer-dies/ (accessed October 10, 2026)
93. Business Observer, "First phase of Tarpon Point Marina dock system in Cape Coral complete," August 2025: https://www.businessobserverfl.com/news/2025/aug/13/first-phase-tarpon-point-marina-dock-system-complete (accessed October 10, 2026)
94. Business Observer, "Tarpon Point Marina completes multimillion-dollar expansion," August 17, 2026: https://www.businessobserverfl.com/news/2026/aug/17/tarpon-point-marina-expansion/ (accessed October 10, 2026)
95. Cape Coral Breeze, "Fond memories of the Cape Coral Gardens," April 6, 2018: https://www.capecoralbreeze.com/opinion/local-columns/2018/04/06/fond-memories-of-the-cape-coral-gardens/ (accessed October 10, 2026)
96. Cape Coral Breeze, "Colorful, fragrant roses played a part in community's past," March 20, 2020: https://www.capecoralbreeze.com/opinion/local-columns/2020/03/20/colorful-fragrant-roses-played-a-part-in-community-s-past-and-continue-to-attract-numerous-visitors-today/ (accessed October 10, 2026)
97. Fort Myers Beach Talk, report on the sale of the resort at Marina Village, November 2011: https://www.captivasanibel.com/news/swfl-news/2011/11/resort-at-marinavillage-sold/ (accessed October 10, 2026)
98. Fort Myers Beach Talk, "The Westin Cape Coral: world class resort in the heart of the city," August 2014: https://www.captivasanibel.com/news/swfl-news/2014/08/the-westin-cape-coral-world-class-resort-in-the-heart-of-the-city/ (accessed October 10, 2026)
99. Starwood press release of July 30, 2012 on the opening of The Westin Cape Coral Resort: https://www.franchising.com/news/20120730_starwood_to_open_first_fullservice_property_in_sou.html (accessed October 10, 2026)
100. Gulfshore Business, "Tarpon Point Marina completes 46-slip expansion," August 18, 2026: https://www.gulfshorebusiness.com/gb-daily/tarpon-point-marina-completes-46-slip-expansion/article_0043420d-7db9-4ff6-aedf-14f2af5abd90.html (accessed October 10, 2026)
101. WINK News, Tarpon Point Marina dock upgrade, August 4, 2025, updated November 9, 2025: https://www.winknews.com/news/lee/capes-tarpon-point-marina-enhances-docks-for-storm-safety/article_435e04d6-b449-4461-9109-c1ca7a0b060a.html (accessed October 10, 2026)

Downloadable Documents

These Tarpon Point documents are published by the Tarpon Landings association, the Florida Department of Environmental Protection, the City of Cape Coral, Lee County, the School District of Lee County and federal agencies. Each link opens the issuer's own copy, so you read the current version. Read the recorded documents for any specific unit before you buy.

County sales from Lee County Property Appraiser public files, analyzed October 2026. MLS figures from the Southwest Florida MLS, pulled October 10, 2026. Brokered by Domain Realty.