The Enclave at Rapallo is a 90-residence, 2007 condominium section on Piazza Del Lago Circle inside Rapallo at Coconut Point in Estero, with a club included in the fee and every recent closing listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
The Enclave at Rapallo is a condominium neighborhood inside the master-planned community of Rapallo at Coconut Point in Estero, Florida. It is 90 condominium residences on Piazza Del Lago Circle, all built in 2007, inside a gated community of 540 residences in ZIP 33928, with a $397,500 median across 12 Southwest Florida MLS closings in the 12 months to September 29, 2026 (read together with the merged Rapallo Three) and a quarterly fee that runs about $2,657 on the listings we saw. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because search engines blur it. This page covers The Enclave at Rapallo Association, Inc. in Estero, Lee County, Florida, one of five condominium associations inside Rapallo at Coconut Point. It is not the Rapallo Condominium Apartments and Rapallo Condominium South Apartments associations that appear beside it in the state's corporate search, which match no Lee County parcel here. It is not Mirasol at Coconut Point, a separate community across the Coconut Point district with its own page. And it is not Rapallo, the seaside town on the Italian Riviera that the community's street names borrow from.
If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what an Enclave condo costs to buy and to carry, which records are public, and which documents you must ask the association for before you write an offer. Where the record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for The Enclave at Rapallo because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a neighborhood read built from every recent MLS closing, the county's parcel-by-parcel roll and the state's condominium register.
If you're searching for the best realtor for The Enclave at Rapallo in Rapallo at Coconut Point, Estero, whether you're ready to sell your Enclave at Rapallo home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Enclave flat from its own recent sales, and we do that below in the open.
Recent Enclave at Rapallo track record (last 12 months): In the last 12 months the Enclave and its merged neighbor Rapallo Three have seen 12 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $397,500 (n = 12, even, the mean of the middle pair $395,000 and $400,000), a range of $330,000 to $725,000, $5,243,000 in total volume, a median of 21 days on market and a median sold-to-list ratio of 95.6%. The MLS does not split The Enclave from Rapallo Three, so we assigned each closing to a neighborhood by matching it to a Lee County recorded sale of a parcel in one of the two; the method is stated in full in the market snapshot. We publish no count of Enclave sales we represented, because none is on file for this neighborhood, and we do not dress up a public-record comparison as our own deal.
In the last 12 months we tracked every one of the 12 closings in the Enclave and Rapallo Three group, and we tracked all 49 the MLS has recorded for the pair since October 2021. Each one is listed in the market snapshot below, by month, price, bedrooms and area only.
For Enclave at Rapallo sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the marketing has to reach the buyer who wants a walkable Coconut Point address and a club with no equity deposit, and the paperwork has to be ready early: the association's estoppel, the master Club's resale documents, and the one-time fees a buyer pays at closing.
For Enclave at Rapallo buyers: the first question is the size, because the county roll shows four heated areas in the Enclave (1,500, 1,612, 1,660 and 1,721 square feet) while the MLS shows plan sizes that run higher, and the two should never be mixed. The second is the carry, because the fee we saw is about $10,628 a year and it is the largest recurring cost after tax and insurance. The third is the paperwork the association keeps behind an owner login.
Honors and recognition:
Selling your Enclave at Rapallo home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Enclave at Rapallo? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in The Enclave at Rapallo means a two-bath condominium flat in a nine-building, 2007 section of Rapallo at Coconut Point, an association that maintains the building exteriors, and full use of The Club at Rapallo, with its pools, five tennis courts and fitness center, through the fee rather than a separate membership.
The Enclave at Rapallo is the fourth-largest of the community's five condominium associations by unit count, after Rapallo One (160), Rapallo Three (117) and Rapallo Four (94) and ahead of Rapallo Villas Two (78): 90 residential parcels on the 2026 Lee County tax roll, all coded condominium use, all on Piazza Del Lago Circle, plus one common-element parcel. The state's condominium register lists the project at 90 units, and the roll matches it. The roll counts 85 of the 90 as three-bedroom and 5 as two-bedroom, and every one as two-bath, while the MLS marketing labels many of the same flats "two bedrooms plus den".
The county's legal descriptions for the Enclave name buildings numbered 66 through 74, nine buildings in all, and each carries ten residences numbered in a 100 series and a 200 series only. That pattern points to two levels of living space per building, ground and upper, with no third-floor series, which is why we treat the Enclave as a two-story product until the association's plans say otherwise. The recorded declaration is the document that fixes this, and we have not read it page by page.
The public record supports three uses of the property: a seasonal lock-and-leave base steps from Coconut Point, a year-round condominium with a club included in the fee, and a rental where the association allows it. We read these from the price, size and fee structure of the flats, and we describe the property, not the people who own or rent it.
Piazza Del Lago Circle is one loop inside the gate, and the clubhouse, sports club and pools sit on Via Rapallo Drive. Our geocoder places the Enclave's address range about 450 meters, roughly 0.3 mile, south of the Via Rapallo Drive range where about half of Rapallo Three's parcels sit (our arithmetic on the Census geocoder's coordinates).
Five things buyers sometimes assume. No golf: The Club at Rapallo is an internal amenity package, not a golf club, and no course is on the property. No third-floor series: the county's unit numbering shows two levels for the Enclave, unlike Rapallo Three's taller buildings. No new construction: every recorded sale is a resale of a 2007 flat. No published Enclave fee sheet: the fee figures on this page come from listing disclosures, and the governing document is the association's budget. No 55-plus restriction: Rapallo is all-ages, not 55-plus.
Selling your Enclave at Rapallo home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Enclave at Rapallo? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Enclave at Rapallo and its merged neighbor Rapallo Three closed 12 times in the Southwest Florida MLS in the 12 months to September 29, 2026, at a $397,500 median and 21 median days on market, the first window that reaches 10 closings. The 24-month median is the same $397,500 on 20 closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The MLS carries one subdivision string for the whole community, RAPALLO, so it cannot separate the Enclave from Rapallo One, Rapallo Three, Rapallo Four or Rapallo Villas Two. We assigned each of the 142 MLS closings in the pull to a neighborhood by matching it to a Lee County qualified sale of one of that neighborhood's parcels at the same price, recorded within 45 days. Of the 142, 49 matched a parcel in The Enclave at Rapallo or Rapallo Three, one closed after the county file ends on July 29, 2026 and cannot be placed, and 92 matched no parcel here. Every figure in this section describes those 49 closings, which is why the county roll, not the MLS, is the tool for splitting the Enclave from Rapallo Three. We do not quote active listings for the neighborhood, because an active listing carries no recorded sale to match.
The method is a match, not a survey. A sale that recorded on a different date or price than the MLS shows, or a sale that was never in the MLS, drops out, and county and MLS can disagree by a few closings. The county's own count of qualified sales in the 60 months to July 29, 2026 is 27 for the Enclave and 26 for Rapallo Three, or 53 against our 49 MLS closings, which is the size of the gap.
MLS figures use MLS living area; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and sold-to-list means sold price over final list price.
Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months, first window with 10+ | 12 | $397,500 (mean of $395,000 and $400,000) | $243.49 | 21 | 95.6% |
24 months | 20 | $397,500 (mean of $395,000 and $400,000) | $242.99 | 36.5 | 96.1% |
36 months | 29 | $430,000 | $256.93 | 21 | 96.8% |
60 months | 49 | $440,000 | $260.80 | 11 | 97.5% |
The 12-month window totals $5,243,000 in volume, with days on market from 1 to 315 (mean 68.8) and a mean of the per-sale sold-to-list ratios of 96.2%. Ten of the 12 sold below the final list price, two sold at it and none sold above. Over 24 months, 16 of 20 sold below list, four at list and none above; over 60 months, 32 sold below, 13 at list and four above, all four in the 2021 to 2023 run.
Twelve closings is enough for a median, but a group this small is read sale by sale. Here is each one, by month, price, bedrooms and area only.
Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
Jun 2026 | 2 plus den and 2 | 1,836 | $424,888 | $400,000 | 94.1% | 8 |
Jun 2026 | 2 plus den and 2 | 1,612 | $395,000 | $395,000 | 100.0% | 1 |
Jun 2026 | 3 and 2 | 1,706 | $481,500 | $460,000 | 95.5% | 10 |
Apr 2026 | 3 and 2 | 1,732 | $369,000 | $365,000 | 98.9% | 228 |
Apr 2026 | 3 and 2 | 2,492 | $575,000 | $530,000 | 92.2% | 91 |
Jan 2026 | 3 and 2 | 1,606 | $415,000 | $415,000 | 100.0% | 52 |
Dec 2025 | 2 plus den and 2 | 1,836 | $410,000 | $390,000 | 95.1% | 10 |
Dec 2025 | 2 plus den and 2 | 1,238 | $345,000 | $330,000 | 95.7% | 315 |
Nov 2025 | 3 and 2 | 1,612 | $400,000 | $390,000 | 97.5% | 11 |
Nov 2025 | 3 and 2 | 2,584 | $765,000 | $725,000 | 94.8% | 21 |
Oct 2025 | 3 and 2 | 1,836 | $499,900 | $465,000 | 93.0% | 21 |
Oct 2025 | 3 and 2 | 1,606 | $389,000 | $378,000 | 97.2% | 57 |
Two of the twelve are most likely not Enclave flats: the 2,492 and 2,584 square foot MLS figures are about 650 square feet or more above the largest Enclave MLS figure of 1,836 and far above the Enclave's largest heated area of 1,721, so they probably sit on the Rapallo Three side of this pair, whose roll goes up to 2,284 heated square feet (MLS living area and county heated area are different measures, so they need not match). We cannot place the other ten individually, and we say so instead of guessing.
In the last 12 months we tracked 12 closings, from $330,000 to $725,000. Eight were three-bedroom flats at $365,000 to $725,000 and four were two-bedroom-plus-den flats at $330,000 to $400,000. Volume was $5,243,000. Twelve is above the 10-closing line but still a small pool, so the median of $397,500 is a description of twelve sales, not a forecast.
Each row below is one 12-month period ending September 29, so the rows add to the 49 closings.
Twelve months ending Sept. 29 | MLS closings | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|
2022 (from Oct. 6, 2021) | 14 | $418,500 (mean of $412,000 and $425,000) | 3 | 100.0% |
2023 | 6 (small sample) | $519,694 (mean of $518,888 and $520,500) | 29 | 98.0% |
2024 | 9 (small sample) | $515,000 | 12 | 97.2% |
2025 | 8 (small sample) | $402,500 (mean of $385,000 and $420,000) | 80 | 97.1% |
2026 | 12 | $397,500 (mean of $395,000 and $400,000) | 21 | 95.6% |
The pattern is a peak in the periods ending September 2023 and 2024, when the median sat above $500,000 and the median days on market were 12 to 29, and a step down to about $400,000 in the periods ending 2025 and 2026, when the median flat waited 80 and then 21 days and sold at 97.1 and then 95.6 percent of list. The 2022 row is a different market: nine of its 14 closings sold at or above list, at a median of 3 days on market.
The 36-month median ($430,000, n = 29) and 60-month median ($440,000, n = 49) sit above the 24-month figure because the older sales in those windows closed at the 2023 and 2024 peak. Read the longer windows as history, and the 12-month and 24-month figures as today.
The MLS splits the same 1,600 to 1,850 square foot flats into "three bedroom" and "two bedroom plus den" listings, while the county roll counts a den as a third bedroom on 85 of the 90 Enclave parcels. Over 60 months the 30 three-bedroom closings had a median of $455,000 (n = 30, even, the mean of $450,000 and $460,000) and the 18 two-plus-den closings a median of $400,000 (n = 18, even, both middle sales at $400,000). Over 24 months the 13 three-bedroom flats had a median of $420,000 and the 6 two-plus-den flats $382,000 (n = 6, small sample, the mean of $374,000 and $390,000). The difference is real in the sales, but part of it is size, because the larger flats also carry the three-bedroom label.
The MLS shows recurring living-area figures, and the ones with enough closings to read over 60 months are these.
MLS living area | MLS closings, 60 months | Median sold |
|---|---|---|
1,612 sq ft | 8 (small sample) | $392,500 (mean of $390,000 and $395,000) |
1,706 sq ft | 5 (small sample) | $450,000 |
1,732 sq ft | 9 (small sample) | $488,888 |
1,836 sq ft | 10 | $422,500 (mean of $405,000 and $440,000) |
The 1,836 square foot flats sold for less than the 1,732 square foot flats, which is the opposite of what size alone would predict. We read that as timing, since four of the ten 1,836 sales closed in 2025 and 2026 against two of the nine 1,732 sales, and as condition, which the MLS does not record.
We do not quote active listings for the Enclave, because the MLS does not split it from the rest of the community and an active listing carries no recorded sale to match. The Rapallo hub reported 4 community-wide active listings in July 2026, a figure that covers all five associations. To see the flats on the market in the Enclave itself, ask us for a street-level search of Piazza Del Lago Circle.
The county's qualified recorded sales split cleanly by legal name, so this table is The Enclave at Rapallo alone. County figures are recorded deed prices flagged as qualified arm's-length sales above $100,000; they are never compared with MLS square-foot figures.
Year | Qualified county sales | Median price |
|---|---|---|
2026 (to July 29) | 3 (small sample) | $395,000 |
2025 | 9 (small sample) | $385,000 |
2024 | 2 (small sample) | $476,000 (mean of $437,000 and $515,000) |
2023 | 2 (small sample) | $487,500 (mean of $475,000 and $500,000) |
2022 | 7 (small sample) | $490,000 |
2021 | 17 | $340,000 |
2020 | 6 (small sample) | $290,000 (mean of $280,000 and $300,000) |
2019 | 8 (small sample) | $262,500 (mean of $255,000 and $270,000) |
2018 | 10 | $297,500 (mean of $290,000 and $305,000) |
2017 | 5 (small sample) | $315,000 |
2016 | 4 (small sample) | $302,000 (mean of $300,000 and $304,000) |
Since September 29, 2025 the county file shows 6 Enclave sales at a median of $392,500 (small sample, the mean of $390,000 and $395,000), and 5 Rapallo Three sales at $465,000 (small sample). Together that is the 11 sales at $400,000 the merged pair carries. From the $340,000 median of 2021 to $490,000 in 2022 is a 44 percent rise, and from $490,000 to $385,000 in 2025 is a 21 percent fall. Small counts move medians, so we describe the direction and not a precise rate.
This is a public-record sale pair, not ours, and it is the most recent Enclave-side closing in the MLS record. Two flats closed on the same day in June 2026. One was a two-bedroom-plus-den flat of 1,836 square feet that closed at $400,000 after 8 days on market, against a final list of $424,888, or 94.1 percent. The other was a two-plus-den flat of 1,612 square feet that closed at $395,000 in 1 day, at its list price. Four facts stand out. The larger flat sold for $5,000 more than the smaller one, not for the size premium a buyer would expect. It gave back about 6 percent of its ask while the smaller flat gave back none. Both closed inside 10 days. And they show the current band: flats of this size are closing between about $390,000 and $400,000 when priced to it.
For the buyer, those sales carried costs the price does not show: the association's one-time charges at closing, the quarterly fee of about $2,657, which is about 2.7 percent of a $397,500 price every year before tax and insurance (our arithmetic on the listing disclosures), and a resale-document process with two levels, the association and the master Club.
The Enclave at Rapallo began as a Florida not-for-profit corporation filed on March 6, 2007, followed by a condominium declaration recorded in Lee County that the state's register logs on May 16, 2007, and all 90 flats were built in 2007 according to the Lee County tax roll, the last year of the community's 2005 to 2007 build range.
The Florida Division of Corporations lists The Enclave at Rapallo Association, Inc. as a not-for-profit corporation, document number N07000002340, filed March 6, 2007, with an active status. Its last recorded event is an amendment filed March 18, 2013, and it has filed an annual report every year since 2008, the latest on April 9, 2026. Its principal and mailing address is the clubhouse address on Via Rapallo Drive, and its registered agent is Capital Care Group in Naples, a change recorded April 9, 2026.
The county roll's legal descriptions for every Enclave parcel read "Enclave at Rapallo, described in Instrument 2007-88445," which is the recorded declaration of condominium. The state's Division of Condominiums extract lists the project as Enclave at Rapallo, a Condominium, project PR71021, with 90 units and a recording date of May 16, 2007, and a status of approved and recorded. The state's extract lists the four older Rapallo projects at a Bonita Springs address on Old Lighthouse Road, a development-era address, and lists the Enclave at an Estero address on Via Rapallo, which is one more reason to search the recorded instrument number and not the address.
The four older associations, Rapallo One, Rapallo Villas Two, Rapallo Three and Rapallo Four, were incorporated together on September 23, 2004, per our Rapallo research, and their declarations were recorded between 2005 and 2006 per the state's register (Rapallo One and Villas Two on January 31, 2005, Rapallo Three on April 5, 2006 and Rapallo Four on November 27, 2006). The Enclave followed the last of them by about six months. That makes it the newest of the five recorded declarations.
For the Enclave, the county roll's 90 residential parcels and the state's 90 units agree exactly, which is not true of every Rapallo association. Rapallo Three's register entry says 118 units while the roll carries 117 residences plus one common-element parcel, a one-unit difference we cannot explain from public records. The Enclave has no such gap.
Real estate sites credit builders and developers to Rapallo's product lines, and we do not repeat those claims, because none is sourced to a recorded declaration we have read. What the public record does establish is the date of the corporation, the date of the declaration and the year the roll gives for construction, which are the facts above.
The Enclave at Rapallo has 90 residences on the county roll, all built in 2007, an association whose quarterly fee we saw at about $2,657, and a merged-pair median of $397,500 on 12 closings in the last 12 months. The seller who prices to those closings and has the association paperwork in hand is the one who closes.
Selling an Enclave condo in Rapallo at Coconut Point? Get a free Enclave at Rapallo home valuation or Call Jesse direct at (239) 898-6072. You can also read our guide to selling a home in Rapallo and see what a Rapallo home is worth.
Buying at The Enclave at Rapallo? Call Marc at (239) 287-5873, start with our Rapallo buyer's guide, or read how we represent buyers.
See what your The Enclave at Rapallo home is worth today.
An Enclave at Rapallo condo is a two-bath flat of 1,500 to 1,721 heated square feet on the Lee County roll, marketed in the MLS at 1,606 to 1,836 square feet, in a 2007 building of ten residences. The roll counts three bedrooms on 85 of the 90 parcels, and every parcel is coded condominium use.
The roll shows four heated areas across the 90 parcels: 1,500 square feet on 36, and 1,612, 1,660 and 1,721 square feet on 18 each. The MLS shows plan-style figures for the same neighborhood, most often 1,606, 1,612, 1,706, 1,732 and 1,836 square feet, and the two are different measures, so we never compare them. We have no association plan sheet, so we do not name floor plans or claim a layout; what we can state is two baths on every parcel and, per the roll, three bedrooms on all but five.
The number of stories, how parking is assigned and whether a garage comes with a flat are set by the recorded declaration and the association's rules, not by the county roll or the MLS. The roll's unit numbering shows a 100 series and a 200 series in each of the nine buildings and no 300 series, which suggests two levels of living space. Listing descriptions we saw describe attached garages for coach-style flats, and we have not verified garage counts for the Enclave. Ask the association how parking and garages are assigned before you tour.
A county heated area counts finished, air-conditioned living space as the appraiser measured it. An MLS living area is entered by the listing agent and often follows a builder's marketing plan sheet. A 1,836 square foot MLS figure sitting beside a 1,721 square foot roll maximum is therefore a known mismatch between two records, not a contradiction, and it is one more reason a buyer should ask for the recorded plans and measure.
Year built is the county's only condition proxy, and it is a blunt one: every Enclave parcel reads 2007, so the building shells are about 19 years old in 2026. The county's permit records and the association's records would show what has been replaced. The Rapallo hub notes a listing that described roofs about three years old at one other Rapallo building, and roof age is building-specific, so ask the Enclave association for its own roof replacement date before you assume it.
Across the 49 MLS closings, the sizes that recur are 1,612 square feet (8 sales in 60 months), 1,732 (9), 1,836 (10), 1,706 (5) and 1,606 (4). That is the working vocabulary of a showing: the same handful of layouts, sold again and again, which is why a comparable sale in the Enclave is usually a same-size sale.
Selling your Enclave at Rapallo home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Enclave at Rapallo? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
An Enclave at Rapallo condo comes with membership in The Club at Rapallo, the master association's internal amenity package, which our Rapallo at Coconut Point guide documents in detail: lagoon-style pools, lighted Har-Tru tennis courts, a fitness center, an arts and learning center and walking paths, with no separate equity buy-in and no golf course.
The Club at Rapallo, Inc. is the master association, a Florida not-for-profit corporation filed September 23, 2004, document number N04000009116, and every Enclave owner is a member through the deed. The Club's clubhouse and sports complex are on Via Rapallo Drive, and the Enclave's own association keeps its principal address at the same clubhouse. That shared address is the clearest public sign of how the two layers fit together.
Our Rapallo hub guide lists five pool features including a spa and a lap pool, five lighted Har-Tru tennis courts, bocce, a half court for basketball, and a staffed fitness center with an aerobics and yoga studio and locker rooms. We rely on that guide for the amenity inventory, and where it depends on the developer's own description we treat it as marketing until the association's rules confirm it. Court reservations and class bookings run through resident portals, so a buyer should ask the association for a login tour.
The hub guide describes about 2.5 miles of perimeter walking paths, nine freshwater lakes, two fishing piers and a boardwalk beside the Halfway Creek preserve. Piazza Del Lago Circle is one loop inside that network, and the water views a given Enclave flat has depend on its building, which the county roll does not record.
The hub guide reports a bistro at the tennis center, a catering kitchen at the clubhouse and a seasonal shuttle to Bonita Beach, with fees and schedules set by the Club. There is no golf course, and there is no full-service restaurant we could confirm as open year-round, so treat dining as an event calendar and not a daily option.
The fee does not include electricity, property tax or your own condominium insurance policy. Personal training, massage and private tennis lessons are pay-per-use, according to the hub guide, and are not a forced retainer. Whether pickleball is available as dedicated courts or striped tennis courts is a question for the Club office, because sources differ.
The Enclave at Rapallo's condominium fee is paid quarterly, and the two Enclave listings the Rapallo hub captured in May 2026 disclosed $2,657.00 a quarter, about $885.67 a month or $10,628 a year, which includes a pass-through to The Club at Rapallo. The governing figure is the association's budget, which a buyer receives through the estoppel and resale documents.
The two Enclave listing disclosures the hub guide captured both read $2,657.00 a quarter. A Rapallo Three listing on Via Rapallo Drive read $2,581.00, or $10,324 a year, and the community range the hub reports runs from $2,543.03 to $2,663.11 a quarter. On that evidence the Enclave sits at the high end of the range, about $76 a quarter above the Rapallo Three sample and about $114 above the lowest figure, and we treat three figures as a sample and not as a schedule.
The MLS disclosure for a Rapallo Three flat lists cable TV, internet, water, sewer, trash removal, exterior insurance, lawn and landscape maintenance, exterior pest control, reserves, security and gate, street lights and street maintenance, legal and accounting, an on-site manager and recreational facilities as included. That is a listing field for one flat in a different association. Whether the Enclave's bundle matches it line for line is a question for the Enclave's budget, and we do not assert it.
At the 12-month median of $397,500, the fee we saw is about 2.7 percent of the price every year, and at the 60-month median of $440,000 it is about 2.4 percent. Set against an association-only budget, that is a high carrying cost for a flat of this size, and it is the number we ask buyers to hold against the club, cable, internet and insurance lines that the bundle replaces.
Above the master Club sits Coconut Point-North Village Association, Inc., a commercial master association, document number N04000004024, that ties Rapallo to the wider Coconut Point district. The hub guide reports that the Club pays dues to it under the North Village covenants, so an owner's fee carries a share of that cost through two pass-throughs. We do not publish the amount, because none is in the public record we read.
The one MLS disclosure we saw for a Rapallo Three flat in April 2026 showed no special assessment and no one-time special assessment fee. That is one seller's field for one flat, not a community-wide clearance. A comprehensive search of the Lee County Clerk's records for recorded amendments would be the check, and the estoppel states any assessment levied or pending against a unit.
Selling your Enclave at Rapallo home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Enclave at Rapallo? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Enclave at Rapallo buyers pay layered costs: the quarterly association fee that passes through to the master Club, one-time transfer and application charges that a Rapallo Three listing put at $100 each, Lee County property tax, and insurance. The Enclave's own one-time charges are not published, so a buyer confirms each in writing.
The Club at Rapallo's cost reaches an owner through the Enclave fee and not as a separate bill, per the MLS disclosures we saw. The Club's own budget, capital plan and any capital contribution at sale are documents the master association holds, and we do not quote them.
The Enclave at Rapallo Association, Inc. levies the quarterly fee and is the body that issues the estoppel certificate. Its registered agent is Capital Care Group in Naples per the state register, and its principal address is the clubhouse. The estoppel is the document that states current dues, any special assessment, any capital contribution the association charges at sale and any amount owed on the unit.
One Rapallo Three listing disclosed a $100 transfer fee for a new buyer and a $100 application fee for a buyer or lessee. Those are one association's figures. Ask for the Enclave's transfer fee, application fee, any capital contribution and any move-in deposit, and ask whether the master Club levies its own.
Lee County property tax is billed on the county's assessed value, and Estero adds its own municipal millage. We do not quote a tax bill for the Enclave, because it depends on the assessed value, exemptions and millage for the year, and a buyer's first bill can differ from the seller's when the assessment and exemptions change. Insurance for the flat is a condominium unit-owner (HO-6) policy; the association's master policy covers the structure and the deductible matters.
At a $397,500 price, the recurring costs we can name are the quarterly fee of about $2,657, tax, and your HO-6 policy. The one-time costs are the association's transfer and application charges, and lender and title fees on top of the price. We do not add these into one all-in figure because the Enclave's one-time charges and the tax bill are not public.
The recorded declaration of condominium governs The Enclave at Rapallo, together with the association's articles, bylaws and rules, and the master association has its own governing documents. The declaration is recorded in Lee County as Instrument 2007-88445, and the state register and the clerk hold the recorded copy.
The declaration was recorded in 2007 according to the county's legal descriptions and the state register's May 16, 2007 date. It is a recorded instrument in the Lee County Clerk's official records. We have not read it page by page and do not paraphrase its clauses; we tell buyers to request it and read the use restrictions, the leasing rules, the pet rules and the amendment history.
The association's articles were filed March 6, 2007, and the state's record shows an amendment filed March 18, 2013, the same date on which the community's other associations filed coordinated amendments per our Rapallo research. That suggests a shared update of governing documents after the 2008 to 2012 changes in condominium law. The current bylaws and rules are held by the association and its manager.
Florida condominium law has changed repeatedly since 2022, and the Legislature amended the milestone and reserve rules again in 2025. A declaration recorded in 2007 may have been amended since, and a clerk search for the association's legal description is how a buyer finds out. The state's corporate record shows only the 2013 amendment to the articles, not to the declaration.
Exterior changes to a condominium flat, including lanai enclosures, shutters and satellite dishes, ordinarily need association approval before work begins, and the master Club may add its own review. We do not publish an approval process for the Enclave, because none is public. Ask the association for the form and the timeline.
Whether the Enclave association requires board approval of a sale or a lease is a question for its declaration and rules, not for the public record. One Rapallo Three listing disclosed an application fee, which suggests an application step exists in that association. Ask the Enclave's manager for its current sale and lease procedure.
The Enclave at Rapallo is not a 55-plus community. The MLS field on the Rapallo listings we saw reads "55+/Senior Community: No," the Rapallo hub reports no age restriction, and no housing for older persons declaration is part of the public record we found. Buyers of any age may buy, and we describe the property, not who lives in it.
Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older, and communities that do so must meet specific requirements. Rapallo does not advertise or claim one. Several third-party filters have mislabeled Rapallo as 55-plus because of who tends to live in Estero condos, but a deed restriction is a legal fact and a resident profile is not.
Because no age restriction applies, the buyer pool for an Enclave flat is every buyer who can qualify and clear the association's ordinary approval, and the price history on this page reflects that open pool. A seller does not need to screen for age, and a listing should not imply an age profile in either direction.
Renting out an Enclave at Rapallo condo appears possible, since the Rapallo hub reports a limit of three leases a year per unit and minimum lease terms that vary by association, but we have not read the Enclave's declaration and treat every rental rule on this page as unverified until the association confirms it in writing.
Our Rapallo research reports that leases are capped at three a year per unit, that minimum lease terms run from 30 days to 90 days depending on the association and season, and that true short-term rentals of a few nights are not permitted. Those findings come from listing language and rental postings, not from the Enclave's declaration, so we call them a starting point.
Minimum lease terms, the number of leases a year, tenant approval and any lease-application fee are typically set in a declaration and rules. One Rapallo Three listing disclosed a $100 application fee for a new buyer or lessee, which we cannot extend to the Enclave. Ask the Enclave's manager for the current rule in writing.
We publish no short-term rental rule for the Enclave, because none is public. A buyer planning any stay shorter than a month should treat it as not permitted until the association confirms otherwise. Florida's transient rental tax rules apply to any short-term rental that is allowed, and a rental income plan should be tested against the fee, tax and insurance stack above.
A landlord should request the lease rules, the tenant application and its fees, any per-lease charge, whether tenants may have pets, how gate access and parking pass to a tenant, and whether the master Club charges tenants for amenity access, before making an offer.
Pet rules at The Enclave at Rapallo are set by the association and the master Club, and we found no published rule for either. The Rapallo hub reports listings that allow two pets for owners and stricter terms for renters, but a buyer with a pet should get the rule in writing before making an offer.
We cannot state the number, size or breed limits, and we do not publish a blanket rule. We can say that assistance animals for a person with a disability are handled under federal fair housing rules, which apply to condominiums regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.
Ask the Enclave's manager for the pet rule and the master Club's office for any community rule. A written answer before you go under contract avoids a surprise at closing.
Selling your Enclave at Rapallo home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Enclave at Rapallo? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories. The Enclave at Rapallo's unit numbering shows a 100 series and a 200 series only, which points to two levels, so the three-story rules probably do not apply, but the recorded plans and the association decide.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies (SIRS) for condominium buildings three or more habitable stories tall, and House Bill 913 in 2025 refined them. The Division of Condominiums explains that the milestone inspection is due at 30 years after the certificate of occupancy, or 25 years where the local enforcement agency requires it for coastal circumstances, then every 10 years. Section 553.899 sets the milestone rule and Section 718.112 the reserve study.
The Enclave was built in 2007, so a 30-year milestone would fall around 2037 and a 25-year one around 2032 if the buildings were covered, and the rules cover only buildings of three or more stories. The Enclave's county unit numbering shows two levels, and Rapallo Three's does not: two of Rapallo Three's buildings carry a 300 series. That is why a buyer of a Rapallo Three flat and a buyer of an Enclave flat should ask different questions.
Even where the three-story test is not met, Section 718.112 requires a condominium association to budget for reserves for roof replacement, painting, pavement and other capital items unless the unit owners have properly waived or reduced them, and the budget shows what the association has set aside. Reading the budget and the reserve schedule is the buyer's best view of how prepared a 2007 building is for its next roof.
The state's condominium register lists the Enclave's project as approved and recorded. That is the registration status of the declaration. It is not a finding about the buildings' condition, and it says nothing about milestone or reserve status. The Division's separate SIRS reporting page lists associations that have filed a completed study, and a buyer can ask the association whether it appears there.
Section 718.503 requires a resale seller of a condominium unit to give the buyer the governing documents, budget and related disclosures, and Section 718.116(8) gives the estoppel certificate and caps its fee. Buyers should get the declaration, articles, bylaws, rules, the current budget and financial statement, any SIRS or a statement that none applies, and any milestone report before the inspection period ends.
At a point we geocoded to the Piazza Del Lago Circle address range in The Enclave at Rapallo, the FEMA flood map shows Zone X, an area of minimal flood hazard, outside the special flood hazard area, on the panel effective November 17, 2022. That is a map reading for one point, not a survey, and lakes lie close by.
FEMA's National Flood Hazard Layer returns Zone X, area of minimal flood hazard, at our test point, with the special-flood-hazard-area flag false. The governing panel is 12071C0591H, effective November 17, 2022. A box of roughly 0.25 mile in each direction around the point also returned AE and AH polygons, and the nearest vertex of one is about 54 meters, roughly 180 feet, from the test point (our arithmetic on the map's coordinates; a polygon vertex, not a survey line). Those polygons are most likely the community's lakes and drainage features, and a buyer should check the specific building.
The Village of Estero publishes an index titled "Areas Removed From Flood Zones," effective 11/17/22, that lists Piazza Del Lago Circle, Via Rapallo Drive and Via Lungomare, the streets of the Enclave and Rapallo Three. That is a public record that the November 2022 map revision moved parts of these streets out of a flood zone. It does not say which parcels, so the flood zone of a specific building still needs its own lookup.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones starting with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although any lender or insurer may require or recommend it, and any owner can buy it. The Village of Estero's guidance says anywhere it rains, it can flood, and recommends checking flood zones, evacuation zones and storm surge separately. The Village holds a Community Rating System Class 6 rating.
Rapallo is east of US-41, inland of the Gulf, so its storm exposure is mostly wind and rain. Lee County evacuation zones are surge-based and separate from flood zones, and we have not confirmed the Enclave's letter, so a buyer should look it up on the county and Village tools. Hurricane Ian made landfall in September 2022 as a Category 4 storm near Cayo Costa, and the Village Manager told Council on October 19, 2022 that 90 percent of Estero's damage was on West Broadway, well away from Rapallo. Hurricane Milton in October 2024 made landfall near Siesta Key as a Category 3, north of Lee County.
The association's master policy covers the building structure, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Section 718.111 governs association insurance and Section 627.714 the unit owner's loss assessment coverage. Ask for the master policy summary, the hurricane deductible and the roof age, and ask your agent for a wind mitigation inspection, which uses the state's uniform mitigation verification form.
Citizens Property Insurance publishes a flood coverage requirement that buyers relying on the state insurer should read before they choose a policy. We do not publish an Enclave premium, because no public source does, and a quote by address is the only real number.
The public schools the Village of Estero lists for Estero are Pinewoods Elementary for kindergarten through fifth grade, Three Oaks Middle School for sixth through eighth and Estero High School for ninth through twelfth. Lee County assigns by choice and by address, so a family confirms the current option for a specific Piazza Del Lago Circle address with the district.
The Village of Estero's schools page lists Pinewoods Elementary at Stoneybrook Golf Drive, Three Oaks Middle School at Three Oaks Parkway and Estero High School at River Ranch Road. Drive times depend on the school and the hour, and we tell families to drive the route at school hours before they rely on any number.
Lee County runs a choice system with zones, and families rank schools among the options open to their address. Assignment depends on preference, proximity and availability. The district's enrollment office and the school websites are the place to confirm current options, and a zoning statement from a listing is not a promise.
Florida Gulf Coast University borders Estero to the north-east, and the Village's schools page lists it, with Florida Southwestern, a public college in southern Fort Myers, among the public colleges near Estero. Our Rapallo research puts the FGCU main campus at about 15 to 18 minutes.
The Village of Estero's Community Development Department issues building and zoning permits for new construction, remodeling and signage inside the Village, so permit history for an Enclave unit sits with the Village and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific unit, and a buyer should before writing an offer.
The Village's permits page directs new construction, remodeling and signage questions to Community Development at Corkscrew Palms Circle, with a building and zoning line at 239.221.5036. Village incorporation in 2014 moved this work from Lee County to the Village for properties inside its limits.
For a 2007 flat, the useful permit questions are the roof (if the association replaced it), windows and doors, the air-conditioning system, the water heater, electrical panel and any interior remodel. A permit and a final inspection are evidence; an unpermitted change is a question for the seller.
We did not read a permit list for any Enclave address, the recorded declaration or its amendments, or the association's minutes. Those are the documents that would show a special assessment, a roof project or a rule change, and we ask for them on every purchase.
Near The Enclave at Rapallo, the Coconut Point district holds some of the largest projects in Estero, as reported in January 2026, including a retail center at the community's edge, a 596-unit mixed-use project south of it and a multi-year I-75 widening. None is inside Rapallo, and we make no claim about a unit's price.
Konover South's property page describes The Marketplace at Coconut Point as the last remaining commercial frontage within the Coconut Point development, lists a 41,992 square foot project and names tenants including McDonald's, Starbucks, Miller's Ale House and Piccolo Buco by Cooper's Hawk. Its listed address is on Via Villagio. Our Rapallo hub places the project on Via Rapallo Drive at the community entry, and we could not reconcile the two addresses from public records, so drive the entrance yourself.
Gulfshore Business reported in January 2026 that Woodfield Estero, a 46-acre mixed-use project with 596 residential units plus office, retail, dining and hotel space at US-41 and Coconut Road, was under construction. Lumio Estero, a 330-unit project on 20 acres, broke ground in December 2025, and a roughly 100-acre entertainment district off Williams Road had a recreation center scheduled to open in September 2026. The same report put 2025 Village building permits at 5,366 with $422.1 million in value, the second-highest year since incorporation.
Our Rapallo research reports a proposal for a 362-unit apartment project on the former cinema site at Coconut Point, sent back to the drawing board by the Planning, Zoning and Design Board in March 2026 and not yet before Village Council as of May 2026. Gulfshore Business reported a 122-room hotel on Lyden Drive with a development order approved in September 2025. Confirm any of these with the Village before you rely on it.
The Florida Department of Transportation's I-75 widening program runs through Lee and Collier counties, with sections projected through 2032 per the local road-updates page, and the Village is widening Williams Road. Construction traffic is the practical effect a resident sees first.
Daily life at The Enclave at Rapallo runs through Rapallo's guard-gated entry, the master Club's office at the clubhouse and the Enclave association's management. Coconut Point's shops, a 24-hour emergency department, I-75 and the Gulf beaches are each a short drive from the gate.
Rapallo is gated, and the hub guide reports a guard house and 24-hour security. A showing needs gate clearance, so we arrange access with the listing side and the Club office ahead of each tour. We do not publish gate phone numbers on this page, because the office and the Village update them.
Parking assignments, trash service and mail for an Enclave flat are set by the declaration and rules, and we have not read them. Lee County Solid Waste handles curbside trash and recycling for Estero, per the county's page, and the hub guide reports cluster mailboxes at multiple points. Ask the manager how parking is assigned and where mail is delivered.
These are approximate mid-day drive times from Rapallo's main gate that our Rapallo research collected and rounded. Add time in season.
Destination | Approximate drive |
|---|---|
Coconut Point shopping and dining | 1 to 3 minutes |
Lee Health Coconut Point emergency department | under 3 minutes |
I-75 at Corkscrew Road or Bonita Beach Road | 5 to 8 minutes |
Miromar Outlets | 8 to 10 minutes |
Florida Gulf Coast University | 15 to 18 minutes |
Bonita Beach | 15 to 20 minutes |
Southwest Florida International Airport | 15 to 20 minutes |
Downtown Naples | 25 to 30 minutes |
The Village's medical facilities page lists Lee Health Coconut Point in Estero, Gulf Coast Medical Center in Fort Myers and NCH North Naples Hospital as the closest hospitals. Lee Health Coconut Point is a freestanding emergency department, and the two full hospitals are a longer drive.
Selling your Enclave at Rapallo home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Enclave at Rapallo? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Rapallo Three is the neighborhood merged into this page: 117 residential parcels on Via Lungomare Circle and Via Rapallo Drive, built 2006 to 2007, in three phases with three different sizes. Its Via Rapallo Drive phase, at 1,500 to 1,660 heated square feet, is the closest match in size to the Enclave's own 1,500 to 1,721.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The MLS cannot separate the two, and the roster that governs this build merges Rapallo Three into The Enclave at Rapallo on the community page's product families, a mapping the roster itself flags as unconfirmed against the recorded declarations. Our reading of the county roll shows the two are not the same product, and this section says where they differ.
The county's legal descriptions for Rapallo Three name three phases. Phase Three A has 30 parcels on Via Lungomare Circle, 1,839 to 2,284 heated square feet, built 2006. Phase Three B has 28 parcels on Via Lungomare Circle, 1,239 to 1,317 heated square feet, built 2006, in two buildings whose unit numbering carries a 300 series. Phase Three C has 59 parcels on Via Rapallo Drive, 1,500 to 1,660 heated square feet, built 2006 to 2007. The three add to 117.
The Rapallo hub describes Rapallo Three as coach homes on Via Rapallo Drive, and our roster notes the hub's product assignments for Three and Four are inconsistent. The recorded declaration for Rapallo Three, Instrument 2006-141100, is the document that would settle it, and we have not read it page by page. So this page states the roll's facts, which are streets, sizes, years built and unit numbering, and does not assign a product type to Rapallo Three.
County qualified sales for Rapallo Three alone give a different picture from the Enclave. Since September 29, 2025 the county file shows 5 Rapallo Three sales at a median of $465,000 (small sample), against 6 Enclave sales at $392,500 (small sample). In 2024 Rapallo Three's 6 sales had a median of $559,750 (mean of $549,500 and $570,000) against the Enclave's 2 at $476,000. The premium is likely a size effect: Rapallo Three includes the 1,839 to 2,284 square foot phase that has no counterpart in the Enclave.
An Enclave comparable is a same-size flat on Piazza Del Lago Circle, and the nearest cross-check is a Via Rapallo Drive flat of the same heated area. A Via Lungomare Circle sale of 2,000 square feet or more is not an Enclave comparable, and a pricing that borrows it will overshoot. That is the single most useful thing a seller should know about this merged page.
At the 12-month median price of $397,500, the recurring cost we can name for an Enclave at Rapallo buyer is the association fee we saw, $2,657.00 a quarter, which is $885.67 a month or $10,628 a year. Tax, insurance and any village charge come on top, and none is public for the Enclave.
The quarterly fee we saw, $2,657.00, multiplies to $10,628 a year. Over a five-year hold at today's fee that is $53,140 before any increase, which is our arithmetic and not a forecast, since an association sets its budget every year and a fee can move.
At the $397,500 median, $10,628 is 2.67 percent of the price a year. At the $440,000 60-month median it is 2.42 percent. Set against a 1,612 square foot flat, it is about $6.59 per square foot per year on the roll's heated area, our arithmetic on the fee and the roll's figure.
The fee we saw bundles cable, internet, water, sewer, trash and exterior insurance per one Rapallo Three listing disclosure, and a buyer in a community without a bundle pays those bills separately. A fair comparison sets the fee against a non-bundled community's fee plus those bills, and against the Club's cost in a community that charges membership separately.
Property tax, your HO-6 policy, any special assessment, the association's one-time charges and lender costs are not in the example, because each depends on your situation or is not public for the Enclave. Ask for a quote by address for insurance and a tax estimate from the Lee County Property Appraiser's records.
At the 12-month median of $397,500, the seller's customary Lee County costs we can compute are about $2,782.50 in deed documentary stamp tax, about $2,062.50 for the owner's title policy at the state's promulgated rate, and up to $299 for the association's estoppel, or about $5,144 before commission, payoffs and prorations. The contract controls who pays each.
Florida's deed documentary stamp tax is $0.70 per $100 of consideration, rounded up per $100 under Section 201.02. At $397,500 that is 3,975 units and $2,782.50. In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. At $397,500 that is $575 plus $1,487.50, or about $2,062.50, which is an estimate because rounding and reissue credits vary. In Lee County the seller customarily selects the closing agent and pays for the owner's policy, and the contract controls. In Collier County the custom is different, which is why a buyer relocating from Naples should not assume the same split.
Section 718.116(8) caps the fee for a current-account estoppel certificate at $299 as of the 2024 amendments, with higher caps for expedited delivery or a delinquent account. The seller customarily pays for it, and the association or its manager issues it.
Commission, mortgage payoff, prorated tax and fee, and any repair credit are not in the example. The example also excludes any transfer or capital charge the Enclave association or the master Club levies on a seller, because we do not have those figures. Our seller guide for Rapallo carries the full cost stack.
Before buying at The Enclave at Rapallo, check five things: the association's current budget and estoppel, the roof and exterior replacement history, the flood zone of the specific building, the lease and pet rules if they matter to you, and the fee history over the last three years. Each is a document, not an opinion.
Ask for the current budget, the reserve schedule and the last financial statement. A 2007 building is approaching the age where roofs, paint and pavement are on a schedule, and the reserve balance against that schedule is the best public-facing sign of how a special assessment might arrive.
The estoppel states dues, assessments and amounts owed. It is issued by the association or its manager and is capped by statute. Read it for the fee, any pending special assessment and the capital contribution or transfer fee at sale.
Flood zone, roof age, window type and parking assignment are building facts. Ask which of the nine Enclave buildings the flat is in, and ask for that building's permit history and roof date.
Read the lease rule, the pet rule, the guest rule and the exterior-change rule before the inspection period ends, in writing, from the association. A verbal answer from a seller or a listing is not a rule.
Ask what the quarterly fee was three years ago. A steady fee suggests a stable budget, and a step up suggests the association has been catching up on insurance or reserves.
Selling your Enclave at Rapallo home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Enclave at Rapallo? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Enclave at Rapallo is the middle rung of the three guided neighborhoods at Rapallo at Coconut Point: a $397,500 median on 12 MLS closings in 12 months, above Rapallo One at $390,000 on 24 and far below Rapallo Villas Two at $800,000 on one sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Neighborhood | Units on the 2026 roll | Regime | Built | County qualified sales, last 12 months (roster) | MLS closings, 12 months | 12-month MLS median |
|---|---|---|---|---|---|---|
Rapallo One (with merged Rapallo Four) | 160 (254 with Four) | Condominium | 2005 to 2007 | 16 (23 with Four) | 24 | $390,000 (mean of $390,000 and $390,000) |
The Enclave at Rapallo (with merged Rapallo Three) | 90 (207 with Three) | Condominium | 2007 (2006 to 2007 with Three) | 7 (12 with Three) | 12 | $397,500 (mean of $395,000 and $400,000) |
78 | Condominium | 2005 to 2007 | 1 | 1 (small sample) | $800,000 (small sample) |
The three guided neighborhoods hold 539 condominium parcels on the roll against the community's stated 540, with Rapallo One 160, Rapallo Four 94, Rapallo Three 117, the Enclave 90 and Villas Two 78. All five associations are condominiums under Chapter 718, and all share The Club at Rapallo. The county-roll column is the roster's count of qualified recorded sales from September 2025; the MLS column is our assigned count to September 29, 2026, and the two windows differ by a few days.
Rapallo Villas Two is the premium rung: 78 parcels, 1,665 to 3,554 heated square feet, a 60-month MLS median of $695,000 on 17 closings and one closing in the last 12 months. The Enclave's 60-month median is $440,000 on 49, so a Villas Two buyer pays about 58 percent more for a much larger home with far fewer comparable sales.
Rapallo One is the largest guided neighborhood and the Enclave's nearest neighbor on price, and the next section sets the two side by side. The short version is that they trade within a few percent of each other, and Rapallo One turns over faster.
On the 60-month medians the ladder runs Rapallo One at $419,000, the Enclave at $440,000 and Villas Two at $695,000. The Enclave's median sits about 5 percent above Rapallo One's, and the roll explains part of it: the Enclave's heated sizes are 1,500 to 1,721 square feet against Rapallo One's median of 1,500.
Selling your Enclave at Rapallo home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Enclave at Rapallo? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose The Enclave at Rapallo for a 2007 section of 90 residences on one street, a $397,500 median on 12 closings and a slower turnover, and choose Rapallo One for the community's largest neighborhood, a $390,000 median on 24 closings in 12 months and the deepest comparable-sales record.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Factor | The Enclave at Rapallo (with Rapallo Three) | Rapallo One (with Rapallo Four) |
|---|---|---|
Residential parcels (2026 roll) | 90 (207 with Three) | 160 (254 with Four) |
Regime | Condominium, Chapter 718 | Condominium, Chapter 718 |
Association filed (Sunbiz) | March 6, 2007 | September 23, 2004 |
Built (roll) | 2007 (2006 to 2007 with Three) | 2005 to 2007, median 2006 |
Bedrooms (roll) | 3 on 85 of 90; 2 on 5 | 3 on 226 of 254; 2 on 28 |
Heated area (roll) | 1,500 to 1,721 (1,239 to 2,284 with Three, median 1,612) | 1,238 to 2,330, median 1,500 |
MLS, 12 months | 12 closings, $397,500 median | 24 closings, $390,000 median |
MLS, 24 months | 20, $397,500 | 35, $390,000 |
MLS, 36 months | 29, $430,000 | 46, $417,500 |
MLS, 60 months | 49, $440,000 | 76, $419,000 |
Median $ per MLS sq ft, 12 months | $243.49 | $236.85 |
Median days on market, 12 months | 21 | 40.5 |
Median sold-to-list, 12 months | 95.6% | 96.9% |
Median $ per MLS sq ft, 60 months | $260.80 | $270.31 |
County qualified sales, 2025 | 13, $390,000 median | 17, $390,000 median |
County qualified sales, 2024 | 8, $532,250 median | 8, $452,500 median |
County qualified sales, since Sep 29, 2025 | 11, $400,000 median | 23, $390,000 median |
Quarterly fee seen on listings | $2,657.00 (Enclave), $2,581.00 (Three) | $2,543.03 to $2,580.88 |
Active listings we can place | none placeable by neighborhood | none placeable by neighborhood |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Corporations; the Rapallo hub's May 2026 listing fee capture. MLS and county figures are never mixed.
Turnover and size. Over the last 12 months the Enclave pair closed 12 times on 207 parcels, or about 5.8 closings per 100 units, while Rapallo One and Four closed 24 times on 254, or about 9.4 per 100 (our arithmetic). Rapallo One and Four gave buyers and sellers more sales to compare, though the Enclave pair's median days on market were shorter, 21 against 40.5.
The Enclave's 12-month median is $7,500, or 1.9 percent, above Rapallo One's, and its 60-month median is $21,000, or 5.0 percent, above. The two lines converged as the market cooled from the 2023 peak. The county's 2024 medians show the widest gap, $532,250 for the Enclave pair against $452,500 for Rapallo One and Four, driven by the larger Rapallo Three flats.
The quarterly fee we saw for the Enclave, $2,657.00, is at the top of the range the Rapallo hub reports and is about $76 to $114 above the Rapallo One and Rapallo Three figures we saw. The Enclave is a single street of nine 2007 buildings, while Rapallo One and Four span Via Lungomare Circle (78 parcels of One), Piazza Doria Lane (58 of One) and Via Garibaldi Circle (24 of One and all 94 of Four) in buildings the county dates 2005 to 2007 (Rapallo Four's 94 parcels are all 2007, on Via Garibaldi Circle, with three-story terrace buildings there per our Rapallo research). That difference matters for SIRS and milestone rules.
Choose The Enclave at Rapallo if you want a single-street, one-vintage section, a slightly higher median with slower turnover, and buildings that the county's unit numbering shows as two levels. Choose Rapallo One if you want the community's deepest sales record, more choice of building type, and a lower median on more closings. If you are weighing both, the Club, the gate and the amenity package are identical; only the association, the buildings and the fee differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Enclave at Rapallo home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Enclave at Rapallo? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Enclave at Rapallo's strengths are a one-vintage 2007 section of 90 flats on one street, a club included in the fee, and a Zone X map reading at our test point; its weaknesses are a quarterly fee of about $10,628 a year, prices that have eased from the 2023 and 2024 peak, and a 2007 building whose reserves and roof dates you must verify.
Selling your Enclave at Rapallo home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Enclave at Rapallo? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for an Enclave at Rapallo listing agent, or thinking, 'I need someone to sell my Enclave at Rapallo home...' you are selling into a one-street, one-vintage section where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 12 closings in the Enclave and Rapallo Three group in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 49 the MLS has recorded for the pair since October 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free Enclave at Rapallo home valuation. Jesse follows up with the Enclave closings that fit your flat: the same size, adjusted for condition, updates, furnishings and any lease in place. For the full seller playbook, see the Rapallo seller guide linked above.
(239) 898-6072, text or call. Confidential conversations welcome. Our The Enclave at Rapallo seller's guide walks through the sale step by step, and the The Enclave at Rapallo home valuation page shows how homes here are priced.
For a flat priced to the recent closings, the market is workable: the last 12 months closed at a median of 21 days, against 80 for the 12 months before, though the median sold-to-list ratio slipped from 97.1 to 95.6 percent. Sellers who ask well above the recent closings should expect to wait (Southwest Florida MLS, September 29, 2026).
Against the Enclave's own recent sales, by size. Two 2-plus-den flats of 1,836 and 1,612 square feet closed at $400,000 and $395,000 on the same day in June 2026, and a 1,732 square foot three-bedroom closed at $365,000 in April 2026 after 228 days.
The 12-month median is 21 days and the 24-month median 36.5, with a range of 1 to 315 days. Three of the 12 closings in the last 12 months took more than 90 days.
That depends on the Enclave's declaration, which we have not read; ask the association's manager. The master Club may also require resale documents whatever the association requires.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, so confirm the lease term, any association application and the tenant's status with the manager.
Enclave at Rapallo owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Enclave sale and public record in Rapallo before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Enclave at Rapallo guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Enclave at Rapallo realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
Selling your Enclave at Rapallo home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Enclave at Rapallo? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions buyers ask most about Enclave at Rapallo homes for sale, condos for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names The Enclave at Rapallo and points to the section that holds the detail. Where a record is not public, the answer says so.
The Enclave at Rapallo is a condominium neighborhood of 90 residences on Piazza Del Lago Circle, all built in 2007, inside Rapallo at Coconut Point, a gated community of 540 residences in Estero, Florida. It has its own association, The Enclave at Rapallo Association, Inc., filed March 6, 2007.
It is none of them. The Enclave at Rapallo is one of five condominium associations inside Rapallo at Coconut Point in Estero, Lee County, ZIP 33928. Mirasol at Coconut Point is a separate community, and the Rapallo Condominium Apartments associations in the state register match no parcel here.
The Enclave at Rapallo is on Piazza Del Lago Circle inside the gated Rapallo community, east of US-41 in Estero, near Coconut Point. Our geocoder places its address range about 0.3 mile south of the Via Rapallo Drive range where part of Rapallo Three sits.
The Lee County 2026 roll carries 90 residential parcels, all condominium use, plus one common-element parcel. The state's condominium register lists 90 units, so the two records agree.
The county roll shows 1,500, 1,612, 1,660 and 1,721 heated square feet. The MLS shows plan-style living areas that run from about 1,606 to 1,836 square feet for the same neighborhood, and the two are different measures.
The roll counts three bedrooms on 85 of the 90 parcels and two on five, and two baths on every parcel. The MLS often labels the same flats "two bedrooms plus den," so a den counts as the third bedroom on the roll and not in the listing.
Every Enclave parcel reads year built 2007 on the 2026 roll. The association was filed March 6, 2007 and the declaration was recorded that year, with the state's register dating it May 16, 2007.
The county's unit numbering shows a 100 series and a 200 series in each of the nine buildings and no 300 series, which points to two levels. The recorded declaration and plans settle it, and two Rapallo Three buildings do carry a 300 series.
We do not quote Enclave actives, because the MLS does not split the neighborhood from the rest of Rapallo and an active listing carries no recorded sale to match. Ask us for a street-level search of Piazza Del Lago Circle and we will list what is on the market that day.
The Enclave and merged Rapallo Three closed 12 times in the 12 months to September 29, 2026 at a $397,500 median, and 49 times in 60 months at $440,000. The Enclave alone had 6 county-recorded sales since September 29, 2025 at a median of $392,500 (small sample).
The 12-month median is $243.49 per MLS square foot on 12 closings, and the 60-month median is $260.80 on 49. County figures are never compared with MLS square-foot figures.
Down from the peak and flat this year. The MLS median was $515,000 to $519,694 in the 12-month periods ending September 2023 and 2024, and $402,500 and $397,500 in the periods ending 2025 and 2026.
The 12-month median is 21 days on market and the 24-month median 36.5, with a range of 1 to 315 days. Three of the last 12 closings took more than 90 days.
The two Enclave listing disclosures we saw read $2,657.00 a quarter, about $885.67 a month or $10,628 a year. The association's budget, delivered through the estoppel, is the governing figure.
The MLS disclosure for a Rapallo Three flat lists cable TV, internet, water, sewer, trash, exterior insurance, landscape, pest control, reserves, security and Club access. Confirm the Enclave's own bundle against its budget before you rely on it.
Quarterly, per the listing disclosures we saw. Ask the association how it bills and whether it offers monthly payment.
A Rapallo Three listing disclosed a $100 transfer fee and a $100 application fee. The Enclave's own one-time charges are not published, so ask for them in writing, along with any capital contribution.
Rapallo has no Community Development District bond assessment, per our Rapallo research, and the one MLS disclosure we saw for a Rapallo Three flat in April 2026 showed no special assessment. Confirm both on the tax bill and the estoppel.
They depend on the county's assessed value, exemptions and millage, so we publish no figure. The Lee County Property Appraiser's records show the assessment, and Estero adds a municipal millage.
Membership in The Club at Rapallo comes with the residence through the fee, with no separate equity buy-in or initiation fee reported by our Rapallo research. Confirm the terms with the Club office.
No. The Club at Rapallo is an internal amenity package and Rapallo has no golf course.
No. The MLS field on the Rapallo listings we saw reads "55+/Senior Community: No," and no age-restriction declaration is part of the public record we found.
Probably, within limits. Our research reports three leases a year and minimum terms that vary by association, but we have not read the Enclave's declaration, so get the rule in writing.
We publish no short-term rule for the Enclave because none is public. Treat any stay under a month as not permitted until the association confirms otherwise.
The association and the Club set the rule and we found none published. Our research reports listings allowing two pets for owners and stricter terms for renters, and assistance animals are governed by federal fair housing rules.
Parking and garages are set by the declaration, which we have not read. Listing descriptions we saw describe attached garages for coach-style flats, and we have not verified them for the Enclave, so ask.
The county roll does not record views, so it depends on the building. Piazza Del Lago Circle sits within Rapallo's lake network, and a buyer should walk the specific building.
At our test point on Piazza Del Lago Circle the FEMA map shows Zone X, minimal flood hazard, on panel 12071C0591H effective November 17, 2022. AE and AH polygons lie within about 54 meters of that point, so check the specific building.
A lender does not require it in Zone X on the map alone, but any lender or insurer may require it and any owner may buy it. The Village of Estero advises that anywhere it rains, it can flood.
We found no public report of Enclave flooding. The Village Manager told Council on October 19, 2022 that 90 percent of Estero's damage was on West Broadway, and Rapallo is east of US-41.
Only buildings of three or more habitable stories are covered, and the Enclave's unit numbering points to two levels. Ask the association whether it holds a SIRS or a statement that none applies.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School for Estero. Lee County assigns by choice and address, so confirm the current option for a specific address with the district.
The Enclave's 12-month median is $397,500 on 12 closings against Rapallo One at $390,000 on 24. Rapallo One turns over faster and has the deeper sales record.
Ask for the budget, reserve schedule, estoppel, roof and exterior replacement dates, the lease and pet rules, the fee history and the building's flood zone. Each is a document, not an opinion.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873 and we arrange gate clearance and a same-morning tour of the sizes that recur in the Enclave, so you can compare them side by side.
The state register lists Capital Care Group in Naples as the association's registered agent, and its principal address is the clubhouse. The day-to-day manager is a question for the association, and the estoppel names the contact.
These are the questions Enclave at Rapallo sellers ask us most, answered from the same records. Each answer names The Enclave at Rapallo and points to the section that holds the detail.
Start from same-size Enclave sales. The 12-month median is $397,500 on 12 closings, and flats of 1,606 to 1,836 square feet closed between $365,000 and $465,000 in that window. A valuation adjusts for condition and building.
Twelve closed in the last 12 months, from $330,000 to $725,000 with a $397,500 median, and the market snapshot lists each by month, price, beds and area. The $725,000 and $530,000 sales were larger flats that most likely sit on the Rapallo Three side.
Not reliably. A portal estimate does not know your building, condition or the split between the Enclave and Rapallo Three, whose larger flats can lift an automated average.
Yes, but not in a straight line. Over 60 months the 1,732 square foot flats had a median of $488,888 on 9 sales while the 1,836 square foot flats had $422,500 on 10, so timing and condition matter as much as the number.
State the figure the association or the county supports and be ready to explain a difference. The roll shows 1,500 to 1,721 heated square feet for the Enclave, while the MLS shows plan-style figures up to 1,836.
It can, but the sales do not isolate it. A renovated flat should be priced against same-size sales with a documented upgrade list, and buyers of 2007 flats often expect updated kitchens and baths.
The county's recorded prices are the long view: the Enclave's median rose from $340,000 in 2021 to $490,000 in 2022 and settled at $385,000 in 2025. Your purchase price matters less than the last 12 months.
The 12-month median is 21 days and the 24-month median 36.5, with a range of 1 to 315 days. Flats priced near the recent closings sold in days, and overpriced ones waited months.
We do not quote Enclave actives, because the MLS cannot place an active listing by neighborhood. Ask us for a same-day street-level count of Piazza Del Lago Circle.
Ahead of winter. The 12 closings in the last 12 months ran from October to June, with three in June 2026 and none from July to September, so a listing that is ready by October meets the months when the record shows sales.
Yes. Buyers price the fee, the HO-6 quote and the master policy's deductible. A seller who supplies the roof date, the wind mitigation form and the master policy summary answers the question before it is asked.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.
With professional photography, cinematic video, drone where allowed, a qualified-buyer database and a same-size comparable package. Because the MLS shares one string across Rapallo, we tag the listing with its street and building.
Rapallo is gated, so showings and open houses need gate clearance from the Club office. Ask the office for the current rules and any sign specification before you list.
You can, but a buyer's agent will still want the estoppel, the rules and a defensible price. The paperwork is where a for-sale-by-owner sale most often stalls in a two-layer community.
That depends on the declaration, which we have not read. Ask the manager for the sale procedure and any application fee.
Section 718.503 requires the governing documents, budget and disclosures on a condominium resale. That means the declaration, articles, bylaws, rules, budget and financial statement, plus any SIRS or milestone report that applies.
Where a SIRS or milestone report applies to your building, yes, as part of the resale documents. The Enclave's unit numbering points to two levels, so the three-story rules probably do not apply, but confirm with the association.
At least one from the Enclave association, and the master Club may require its own resale document. Ask the manager and the Club office which they issue.
Section 718.116(8) caps a current-account estoppel at $299 as of the 2024 amendments, with higher caps for expedited delivery or a delinquent account. The seller customarily pays.
One Rapallo Three listing put a $100 transfer fee and a $100 application fee on the buyer. The Enclave's own charges are not public, so the contract and the association's documents decide.
Property tax and the quarterly association fee are prorated to the closing date, so the seller pays through closing and the buyer from then. Your closing statement shows each line.
At a $397,500 price in Lee County, deed stamps are about $2,782.50, the owner's title policy about $2,062.50 and the estoppel up to $299, or about $5,144 before commission and payoffs. The contract controls.
Yes, but the estoppel and the resale documents must disclose it, and buyers will price it. Ask the association for the amount, the schedule and who pays what at closing.
It depends on the lease rules and the fee. At about $10,628 a year in fees, a rental has to clear the fee, tax and insurance, and short stays are probably not permitted.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and the association may require an application for a new tenant.
Membership in The Club at Rapallo comes with the residence through the fee, per our Rapallo research, so a buyer of the flat becomes the member. Confirm any transfer step with the Club office.
It is not required, but a current uniform mitigation verification form helps a buyer's insurance quote and costs little. Bring the roof date with it.
It depends on your basis, how long you lived there and IRS rules, so ask your tax adviser. The IRS's Topic 701 and Publication 523 explain the home-sale exclusion.
Read the recent closings: three of the last 12 took more than 90 days (91, 228 and 315), so a slow first 90 days is not unusual here. Reprice to the same-size closings and refresh the marketing.
At or just under the same-size recent closings. Five of the last 12 closings took 11 days or fewer, and three took more than 90.
On price the two are close: $397,500 against Rapallo One at $390,000 over 12 months. Buyers who want a single street of 2007 buildings choose the Enclave, and those who want more choice choose Rapallo One.
The MLS cannot split them, so we read both together and separate them with the county roll. It affects your price only if a comparable comes from the wrong side, so we choose same-size Piazza Del Lago Circle sales first.
Every fact on this Enclave at Rapallo guide traces to a primary record below: Florida state records, Lee County and Village of Estero records, FEMA and federal sources, and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
The Enclave at Rapallo's key documents are published by the State of Florida, the Village of Estero, FEMA and the federal government; the table links each to its issuing authority. The recorded declaration of condominium, Instrument 2007-88445, is available through the Lee County Clerk's official records, and the estoppel through the association's manager.
Document | Issued by | Date | Link |
|---|---|---|---|
The Enclave at Rapallo Association, Inc. record | Florida Division of Corporations | filed March 6, 2007 | |
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Areas Removed From Flood Zones index | Village of Estero | effective November 17, 2022 | |
Mandatory Flood Insurance Information | Lee County Community Development | current file | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | |
Lee County Helene and Milton After-Action Report | Lee County | 2025 |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for The Enclave at Rapallo. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
