Updated October 2026
<p>Selling a Cape Royal home in Cape Coral? We price it on 25 Lee County recorded sales, your section and year built, and the county tax and HOA answers a buyer asks for first. Call Jesse McGreevy at (239) 898-6072.</p>
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a home in Cape Royal starts with three facts a buyer will ask about before the price: the homeowners own the 27-hole golf course, the government is Lee County's and not the city's, and the resale market is small enough that one section can sell at a different level from another. In the 12 months to September 25, 2026, Lee County recorded 25 qualified home sales here at a $620,000 median, every one of them a resale of a single-family home. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this seller guide for owners in Cape Royal, the gated golf community off SW Pine Island Road with a Cape Coral address in ZIP 33991. For the whole community picture, from the declaration to the flood map, start with our Cape Royal community guide; for the city around it, see our Cape Coral area guide.
If you are still choosing who should list your home, our guide to the best real estate agents in Cape Coral sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call Jesse direct at (239) 898-6072, request a free Cape Royal home valuation, and we will send you the recorded sales we used, labeled by date and source.
To sell a Cape Royal home in 2026, price it against the recorded sales in your own section and build year, not a citywide figure, because Lee County recorded 25 sales here at a $620,000 median in the 12 months to September 25, 2026. Then put the county tax line, the association's charges, the golf ownership and the flood file in front of buyers before they ask.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026; Cape Royal HOA public pages read October 15, 2026).
We tracked every recorded sale on the Cape Royal and Royal Tee legal descriptions for the 12 months to September 25, 2026: 25 home sales at a $620,000 median, from $525,000 to $1,950,000, with no estimated builder-direct sale among them. We lead with the county record because it is the public file of deeds, and we set the Southwest Florida MLS beside it for the things only the MLS can show. On the MLS, for closings September 26, 2025 to September 25, 2026, Cape Royal's 26 closings had a median of 39.5 days on market and sold at a median 96.6 percent of list price, and the 10 active listings on October 10, 2026 were 4.6 months of supply. The county's 25 and the MLS's 26 come from different systems, and we never add or average them.
Cape Royal is one community of 483 platted lots on three plats, governed by one association, Royal-Tee Homeowners' Association, Inc. The county roll dated October 4, 2026 carries 439 single-family homes, built from 1985 to 2025 with a median year of 2004, and 39 vacant lot parcels plus Tract D. Twenty-five sales against 439 homes is turnover of 5.7 percent in 12 months, enough trading to price from real comparables and thin enough that a given court can go a year without one.
Five things move a Cape Royal sale more than finishes do. The first is the section: in the 12 months to September 25, 2026, the 22 recorded sales in Royal-Tee Country Club Estates had a $618,250 median and the 3 on the Cape Royal replat had a $900,000 median. The second is the year built, because the homes run from 1985 to 2025 and 299 of the 439 were finished in 2006 or earlier, which drives inspections and insurance. The third is size, from 1,679 to 5,814 square feet of county heated area with a median of 2,415. The fourth is the flood zone and the elevation certificate, because the community spans Zone AE and shaded Zone X. The fifth is the cost of ownership a buyer adds up: the association's $2,936 a year for 2026, the $3,500 capital contribution at each transfer and the Lee County tax line. Every one of those is a matter of record, and none of them is visible to an automated estimate.
Your listing competes with the other Cape Royal listings first. On October 10, 2026 the Southwest Florida MLS showed 10 active Cape Royal listings at list prices from $625,000 to $1,125,000, a median list price of $749,500 and a median of 51.5 days on market, with 3 more pending at list prices from $684,500 to $897,000. It also competes with the rest of ZIP 33991, where 638 single-family homes recorded a $406,470 median in the same 12 months, and with the gated communities buyers cross-shop. The one we set beside Cape Royal in this guide is Sandoval, a separate gated community about 1.1 miles away by straight line, compared in full later on.
Cape Royal has a Cape Coral mailing address in ZIP 33991, and it sits in unincorporated Lee County, outside the City of Cape Coral. Its property taxes, fire district, sheriff, zoning and building permits are the county's, and a 2023 interlocal agreement bars the city from initiating or approving annexation of Cape Royal during its term. Buyers search for it as Cape Coral, so a listing says both things plainly, and this guide does the same.
We cover the recorded market by window, year and price band, every recorded sale a buyer will compare with yours, how year built and section change a price, how we price and market a home here, what it costs to sell, what a buyer adds up before an offer, the county tax line, the golf ownership story, the association rules and estoppel process that surface at a sale, disclosures, flood and insurance, schools and drive times, the comparison with Sandoval, the tax questions that come up and more than forty seller questions answered directly.
McGreevy and Comisar price Cape Royal homes on the records that move them: Lee County's recorded sales by section and year built, the association's 2026 charges and recorded declaration, the county tax district and the flood map for your lot. We are the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, and both partners work every listing.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Cape Royal HOA public pages and the declaration recorded March 3, 2026, read October 15, 2026).
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
We are the #5 real estate team in Florida (RealTrends 2026), and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar to every Cape Royal listing. McGreevy and Comisar lead Domain Realty Group, whose team has closed 4,000+ transactions. Our headquarters is in Bonita Springs, our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and we serve Cape Coral, Cape Royal included, from both.
★★★★★ "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." Verified Google review
A Cape Royal listing agent has to know that the community is one Chapter 720 homeowners' association over three plats, that the same association owns the 27-hole public golf course and leases it to Troon, that the $295 directed assessment on every lot pays the golf course purchase debt, that the land is in unincorporated Lee County with county taxes and septic systems, and that the association's own rules limit signs and open houses. Those are the facts buyers, lenders and title companies raise, and we put them in front of buyers first.
Lee County's recorded sales count every state-qualified improved sale, listed or not, and they carry the street, the year built, the county heated area and the bedroom and bath counts. We pull every recorded sale around your address, separate the Royal-Tee Country Club Estates sections from the Cape Royal replat, and sort by year built and size. That is a pricing discipline an automated estimate cannot supply, because an estimate does not know that a 1990s home on Lady Anne Cir and a 2021 home on Lady Diana Ct are different markets inside one gate.
Jesse leads pricing, marketing and negotiation on our listings and Marc works the buyer side, so a Cape Royal seller hears what Cape Coral buyers are asking this month. You call Jesse direct at (239) 898-6072. Offers, counters, inspections and appraisal questions are handled by one of the two partners, and the person who priced your home is the person who answers the buyer's question about the golf assessment.
We tracked every recorded sale on the Cape Royal and Royal Tee legal descriptions for the 12 months to September 25, 2026: 25 home sales at a $620,000 median. We matched them to 26 MLS closings and placed every sale in its section. We tested 420 home sites against FEMA's flood map and 2018 lidar ground elevations. We read the 75-page declaration the association recorded on March 3, 2026. Everything on this page that is not one of those readings is attributed to its own dated source.
We will not quote a value from a portal estimate, print an association figure we cannot source, or tell a buyer the golf assessment ends in a given year when no current public document says so. Where a record is not public or we could not read it, we say so and name the document that holds it. The association's budget, reserves and minutes are members-only, so we request the resale documents at the start of every listing.
Eight facts decide most Cape Royal listings: the 12-month county record of 25 sales at a $620,000 median, the section split, the year-built spread, the association's $2,936 yearly stack, the $3,500 transfer contribution, the county tax line, the flood zones and the association's sign and open-house rules. Each is drawn from a county, state or association record and dated.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Cape Royal HOA public pages read October 15, 2026; Lee County Property Appraiser 2026 millage book printed October 9, 2026).
Cape Royal recorded 25 qualified home sales in the 12 months to September 25, 2026, at a $620,000 median and a range of $525,000 to $1,950,000, all resales. That is 47.1 percent more sales than the prior 12 months at a median 16.8 percent lower, a change that the age of the homes sold explains in part.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, windows ending September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026).
The county record is the base layer of every Cape Royal price we give. It holds every DOR-qualified improved sale recorded on the Royal-Tee Country Club Estates and Cape Royal legal descriptions in ZIP 33991, 485 parcels in all, and it carries the street, year built, county heated area and bedroom and bath counts for each. The newest qualified sale in the county file is dated September 25, 2026, so every window on this page ends that day.
Because the county recorded more than 10 sales in the 12-month window, the 12 months is the window we price from. The longer windows are context, not a replacement, and they overlap, so they are never added together.
| Window ending September 25, 2026 | Recorded sales | Median | Range |
|---|---|---|---|
| 12 months | 25 | $620,000 | $525,000 to $1,950,000 |
| 24 months | 42 | $665,000 | $470,000 to $1,950,000 |
| 36 months | 57 | $705,000 | $470,000 to $1,950,000 |
| 60 months | 115 | $720,000 | $330,000 to $1,950,000 |
| All recorded history since 1988 | 673 | $400,000 | $46,900 to $1,950,000 |
The median price per square foot of county heated area across the 25 sales was $274.46 in the 12 months. County heated area is the Property Appraiser's measurement, not the living area an MLS listing prints, so we never set the two side by side.
Calendar years show the longer arc. The 2026 row runs only to September 25, 2026.
| Calendar year | Recorded sales | Median | Range | Estimated builder-direct |
|---|---|---|---|---|
| 2019 | 33 | $430,000 | $234,500 to $950,000 | 5 |
| 2020 | 34 | $513,500 | $260,000 to $825,000 | 7 |
| 2021 | 36 | $556,250 | $365,000 to $1,550,000 | 4 |
| 2022 | 26 | $754,500 | $330,000 to $1,895,000 | 0 |
| 2023 | 28 | $771,362 | $390,000 to $1,250,000 | 0 |
| 2024 | 14 | $747,500 | $517,500 to $1,250,000 | 1 |
| 2025 | 22 | $710,000 | $470,000 to $1,450,000 | 1 |
| 2026 through September 25 | 18 | $622,500 | $525,000 to $1,950,000 | 0 |
From the highest calendar-year median, $771,362 in 2023, to the 12-month median of $620,000 is a fall of 19.6 percent. Against 2019's $430,000, the 12-month median is up 44.2 percent. A seller who bought in 2019 or 2020 is in a different position from one who bought in 2022 or 2023, and we say so in the first conversation.
The prior 12 months, September 26, 2024 to September 25, 2025, recorded 17 sales at a $745,000 median, from $470,000 to $1,450,000, with one estimated builder-direct sale at $1,450,000 and 16 resales at a $710,000 median. Set against the latest 12 months, sales rose 47.1 percent, the all-sales median fell 16.8 percent, the resale median fell 12.7 percent from $710,000 to $620,000, and the median price per square foot of county heated area fell 8.9 percent, from $301.18 to $274.46.
Mix moved too. The median year built of the homes sold was 2000 in the latest 12 months against 2007 in the prior 12 months, so more of this year's sales were older homes, and the prior window held the 2025 builder-direct sale. Part of the lower median is a different set of homes selling, which is exactly why we price from sales that match your home rather than from the community figure.
| Price band, 12 months to September 25, 2026 | Recorded sales |
|---|---|
| Under $500,000 | 0 |
| $500,000 to $750,000 | 18 |
| $750,000 to $1,000,000 | 4 |
| $1,000,000 or more | 3 |
Eighteen of the 25 sales landed between $500,000 and $750,000. The four sales from $750,000 to $1,000,000 and the three at $1,000,000 or more were newer or larger homes, which the sales list below shows one by one.
Twenty-five sales against 439 homes is 5.7 percent of the community trading in 12 months. In ZIP 33991, Cape Royal's 25 sales were 3.9 percent of the 638 single-family sales recorded in the same window. A seller in a community this size should expect that a buyer can read every recent sale on a page, which is why the pricing and the listing file have to be right on the first day.
The highest recorded sale in the 12 months was $1,950,000 on Princess Grace Ct in August 2026, a home built in 2004 with 5,814 square feet of county heated area. The lowest was $525,000 on Lady Anne Cir in January 2026, a home built in 1995. The spread between them is the spread between a large, newer home and a smaller home of the community's first decade, not a change in the market between January and August.
The Southwest Florida MLS, pulled October 10, 2026 for closings September 26, 2025 to September 25, 2026, shows what the county record cannot: how long homes took to sell and how close they came to their list price.
| MLS measure, Development Name CAPE ROYAL | Value |
|---|---|
| Closings, 12 months | 26 |
| Median sold price | $622,500 |
| Sold price range | $374,500 to $1,950,000 |
| Median days on market | 39.5 |
| Median sale-to-list ratio | 96.6 percent |
| Median MLS living area | 2,324 square feet |
| Active listings on October 10, 2026 | 10 |
| Pending on October 10, 2026 | 3 |
| Months of supply | 4.6 |
| Sale-to-original-list ratio | Information not available at time of publishing (checked 2026-10-07). |
| Cumulative days on market | Information not available at time of publishing (checked 2026-10-07). |
Months of supply is 10 active listings divided by 26 closings over 12 months. In the prior 12 months the MLS recorded 15 closings at a $675,000 median, a median of 104 days on market and a 96.5 percent sale-to-list ratio, so homes sold much faster this year at a similar share of list price. As entered by listing agents, 25 of the 26 closings carry a private pool, 7 carry a waterfront flag, none carries Gulf access and none was new construction.
The record says three things. Cape Royal homes are selling at a quicker pace than a year ago, 39.5 days against 104 at the MLS median. Prices have come down from the 2022 and 2023 calendar-year medians, and part of that is which homes sold. And the 10 active listings ask more, at a $749,500 median list price, than the $620,000 the 12 months recorded. A list price that ignores the gap between asking and recorded prices is a list price that waits. We set yours inside the recorded evidence for your section and build year.
A buyer and an appraiser will compare your Cape Royal home with the recorded sales in your section, matched by year built, size and bedroom count. Lee County recorded 25 of them in the 12 months to September 25, 2026, and the full list below shows every one by street and month, with no house numbers.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis).
| Month | Street | Price | Year built | County heated sq ft | Beds | Baths |
|---|---|---|---|---|---|---|
| September 2025 | Royal Tee Cir | $950,000 | 2007 | 3,902 | 4 | 3 |
| November 2025 | Prince Phillip Ct | $875,000 | 2014 | 2,720 | 3 | 3 |
| November 2025 | Lady Diana Ct | $900,000 | 2021 | 2,252 | 3 | 3 |
| November 2025 | Royal Tee Cir | $580,000 | 2005 | 2,245 | 3 | 2 |
| November 2025 | Princess Grace Ct | $618,500 | 1994 | 2,252 | 3 | 3 |
| December 2025 | Lady Anne Cir | $618,000 | 2000 | 1,963 | 3 | 2 |
| December 2025 | Prince Charles Ct | $550,000 | 1991 | 2,108 | 3 | 2 |
| January 2026 | Lady Anne Cir | $525,000 | 1995 | 2,170 | 3 | 2 |
| January 2026 | Royal Tee Cir | $625,000 | 1999 | 2,303 | 3 | 2 |
| March 2026 | Lady Anne Cir | $585,000 | 2006 | 2,624 | 3 | 3 |
| March 2026 | Prince Charles Ct | $705,000 | 2002 | 2,456 | 3 | 2 |
| March 2026 | Prince Charles Ct | $589,000 | 1997 | 2,115 | 3 | 2 |
| April 2026 | Princess Grace Ct | $620,000 | 1998 | 2,248 | 3 | 2 |
| April 2026 | Lady Anne Cir | $585,000 | 1995 | 2,169 | 3 | 2 |
| April 2026 | Royal Tee Cir | $1,050,000 | 2022 | 2,578 | 3 | 3 |
| April 2026 | Princess Grace Ct | $610,000 | 1987 | 2,226 | 3 | 2 |
| April 2026 | Royal Tee Cir | $625,000 | 2004 | 2,568 | 3 | 2 |
| May 2026 | Lady Anne Cir | $1,050,000 | 2019 | 2,973 | 4 | 3 |
| May 2026 | King James Ct | $575,000 | 1987 | 2,095 | 3 | 2 |
| May 2026 | Lady Anne Cir | $565,000 | 1997 | 2,747 | 4 | 2 |
| June 2026 | Royal Tee Cir | $685,000 | 1994 | 2,642 | 3 | 2 |
| July 2026 | Royal Tee Cir | $593,500 | 2002 | 2,385 | 3 | 2 |
| July 2026 | Royal Tee Ct | $679,000 | 1999 | 2,345 | 3 | 2 |
| August 2026 | Lady Anne Cir | $835,000 | 2012 | 2,577 | 4 | 3 |
| August 2026 | Princess Grace Ct | $1,950,000 | 2004 | 5,814 | 4 | 4 |
Every sale in the list is a resale of a single-family home. Bedroom and bath counts are the county roll's, which can differ from what a listing advertises after a renovation.
| Street, 12 months to September 25, 2026 | Sales | Median | Range |
|---|---|---|---|
| Royal Tee Cir | 7 | $625,000 | $580,000 to $1,050,000 |
| Lady Anne Cir | 7 | $585,000 | $525,000 to $1,050,000 |
| Princess Grace Ct | 4 | $619,250 | $610,000 to $1,950,000 |
| Prince Charles Ct | 3 | $589,000 | $550,000 to $705,000 |
| Prince Phillip Ct | 1 | $875,000 | One sale |
| Lady Diana Ct | 1 | $900,000 | One sale |
| King James Ct | 1 | $575,000 | One sale |
| Royal Tee Ct | 1 | $679,000 | One sale |
A street median from one to four sales is a description of those sales, not a price for your home. Royal Tee Cir is the long loop through the community, so its seven sales span homes of every decade.
Cape Royal is one community on three plats: Royal-Tee Country Club Estates, Blocks A and B, and the Cape Royal plat with its 2006 replat. In the 12 months to September 25, 2026, Royal-Tee Country Club Estates recorded 22 sales at a $618,250 median, from $525,000 to $1,950,000, at $272.71 per square foot of county heated area. The Cape Royal replat recorded 3 sales at a $900,000 median, from $875,000 to $1,050,000.
Three sales is too few to price from, so for the replat we read the first window with 10 or more sales, which is 36 months: 13 sales at a $900,000 median, from $622,500 to $1,250,000, with one estimated builder-direct sale at $1,250,000 in August 2024 and 12 resales at an $887,500 median, at $347.43 per square foot of county heated area. The replat's 71 homes were built from 2006 to 2024 with a median year of 2016, and newer construction is a large part of why its prices sit higher. Royal-Tee Country Club Estates' longer windows read 33 sales at $625,000 over 24 months, 44 at $658,500 over 36 months and 92 at $682,000 over 60 months.
The county's 25 sales and the MLS's 26 closings share 24 sales. One sale on the county record, a Royal Tee Cir home in November 2025 at $580,000, did not pass through the MLS. Two MLS closings in the last days of September 2026, one at $374,500 on Royal Tee Ct and one at $700,000 on Royal Tee Cir, are not yet on the county's qualified list. That is why the MLS low of $374,500 sits below the county low of $525,000: it is a late-September closing the county list does not yet hold, and we label each figure with its source.
A buyer's agent will sort this list the way we do: by section, then year built, then size. A 1990s home of about 2,100 to 2,300 heated square feet has a cluster of sales between $525,000 and $625,000 in the 12 months. Homes built since 2012 sold from $835,000 to $1,050,000, and the one very large home set the high. Your home's place in that sort is the first thing we establish, and it is the first thing we show you.
Selling your Cape Royal home? Start with a free Cape Royal home valuation built on the 25 recorded sales above, or call Jesse direct at (239) 898-6072. Buying your next home in Cape Royal or elsewhere in Southwest Florida? Call Marc at (239) 287-5873, or read how we represent buyers and our guide to buying a home in Cape Royal.
In Cape Royal the year built moves price, inspections and insurance more than any other single fact. The 439 homes were finished from 1985 to 2025 with a median of 2004, and 299 were finished in 2006 or earlier, so a 1990s home and a 2020s home answer different buyer questions inside the same gate.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026; Lee County recorded sales through September 25, 2026; Citizens Property Insurance inspection rules read October 7, 2026).
| Decade finished (county roll) | Homes |
|---|---|
| 1980s | 14 |
| 1990s | 119 |
| 2000s | 187 |
| 2010s | 81 |
| 2020s | 38 |
| All homes, 1985 to 2025 | 439 |
By section, Block A's 250 homes have a median year built of 2001 and a median of 2,290 heated square feet, Block B's 118 homes a median year of 2005 and 2,620 square feet, and the Cape Royal replat's 71 homes a median year of 2016 and 2,623 square feet. The median lots run 0.287, 0.292 and 0.312 acre in those three areas, and the smallest lot in the community is 0.257 acre.
The first statewide Florida Building Code took effect on March 1, 2002, and before it Lee County enforced a local Standard Building Code. Of the 439 homes, 284 were finished from 2002 on. A home's year built is the year it was finished, and its permit came earlier, so a 2002 home may have been permitted under the earlier code. A buyer's insurer will ask, and the answer is in the permit record and the wind mitigation report, not the roll.
Citizens Property Insurance requires a 4-point inspection for homes over 20 years old and asks for roof documentation once a roof passes 25 years; other insurers set their own rules. With 299 of the 439 homes finished in 2006 or earlier, most Cape Royal listings will meet a 4-point request from a buyer's insurer. A wind mitigation inspection on the state's form OIR-B1-1802 records the roof covering, roof-to-wall connections and opening protection, and insurers must accept it from an authorized inspector. A current roof, a recent 4-point and a wind mitigation report in the listing file shorten the insurance step of a buyer's due diligence.
The 439 homes run from 1,679 to 5,814 square feet of county heated area, with a median of 2,415. On the county roll, 304 homes have three bedrooms, 111 have four, 11 have five, 7 have two and 6 carry no count. A buyer comparing a three-bedroom home with the community median is comparing with the most common home in Cape Royal, and a four- or five-bedroom home competes in a smaller set of sales.
The replat's 80 lots on Lady Diana Ct, Prince Phillip Ct, Princess Margaret Ct and part of Royal Tee Cir were created by the Cape Royal plat and its 2006 replat, and the first recorded home sale there is dated December 28, 2006. Its homes were built from 2006 to 2024. A replat seller prices from replat sales first, using the 36-month window of 13 sales at a $900,000 median, and then reads the newer homes elsewhere in the community, such as the 2019 home on Lady Anne Cir that sold for $1,050,000 in May 2026.
For a home finished before 2002, we assemble the roof permit and its date, any window and door replacement permits, the wind mitigation report and a 4-point inspection before the first showing. For a home of any age, we add the elevation certificate if one exists and the septic system's permit history from the Florida Department of Health in Lee County. Buyers in this price range read those documents early, and a file that answers them is part of the price.
We price a Cape Royal home from Lee County's recorded sales in its own section, matched by year built, size and bedrooms, then adjust for lot, pool, condition and flood zone, and set the result beside the active listings. In the 12 months to September 25, 2026, those recorded sales ran from $525,000 to $1,950,000 around a $620,000 median.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026).
We start by placing your home in Royal-Tee Country Club Estates, Block A or Block B, or on the Cape Royal replat, because the replat's newer homes recorded a $900,000 median in the 12 months against $618,250 in Royal-Tee Country Club Estates. Your section is on your deed and on the Property Appraiser's legal description, and we read it from there, not from an MLS label, because the MLS subdivision labels in Cape Royal do not follow the plats.
Next we sort the sales in your section by year built and county heated area. A 1990s home of about 2,100 to 2,300 square feet has its own cluster of recorded sales, and so does a 2010s or 2020s home of about 2,500 to 3,000 square feet. We use the county's heated area for every comparison, because the MLS's living-area figure is measured differently, and we never borrow a price per square foot from another community.
Then we adjust for what differs. Twenty-five of the 26 MLS closings in the 12 months carried a private pool, as entered by listing agents, so a pool is the norm here and its absence is an adjustment. A lot that backs onto the golf course, a lake or a preserve is described as the record shows it for your lot: the community's records show lakes and preserves, not canals, and we show golf or lake frontage only where your lot has it. The MLS waterfront flag was entered on 7 of the 26 closings and none carried Gulf access.
The county record does not see a new roof, an updated kitchen, impact windows or a replaced pool cage. We walk the home, read the permits and price those items from the recorded sales of homes that had them, never from a list of renovation costs.
Every buyer adds the association's $2,936 for 2026 and the county taxes to the mortgage payment. A Cape Royal home carries no City of Cape Coral fire assessment, stormwater fee or utility charge, and the county tax illustration later in this guide shows what that means beside a home inside the city. We bring that arithmetic to the pricing conversation, because it is part of what a buyer will pay.
Finally we set your price beside the 10 active listings and 3 pending sales on October 10, 2026, labeled as list prices, never as sold prices. Active listings asked a median $749,500 against a $620,000 recorded median, and the MLS median was 39.5 days on market. A home priced inside the recorded evidence gets its strongest attention in its first weeks; a home priced above it competes with the listings that have been waiting.
Lady Anne Cir recorded seven sales in the 12 months, at a $585,000 median. The four 1990s and 2000 homes, between 1,963 and 2,747 square feet, sold for $525,000, $565,000, $585,000 and $618,000. A 2006 home of 2,624 square feet sold for $585,000. The 2012 home of 2,577 square feet sold for $835,000, and the 2019 home of 2,973 square feet sold for $1,050,000. On one street, in one year, the year built divided the sales into two clear groups. A seller on Lady Anne Cir with a 1990s home prices from the first group, and a seller with a 2010s home from the second.
The Cape Royal replat recorded three sales in the 12 months: a 2014 home on Prince Phillip Ct at $875,000, a 2021 home on Lady Diana Ct at $900,000, and a 2022 home on the replat's part of Royal Tee Cir at $1,050,000. Three sales is a thin record, so a replat seller also reads the 36-month window and the newer homes elsewhere in the community before we settle a number.
Now is a workable time to sell in Cape Royal if the price follows the recorded evidence. Lee County recorded 25 sales in the 12 months to September 25, 2026, up from 17, and the MLS median was 39.5 days on market against 104 a year earlier, while the $620,000 median sits below the 2022 and 2023 calendar-year medians.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026, closings September 26, 2025 to September 25, 2026).
Sales are up and the median is down. The 12-month count of 25 is 47.1 percent above the prior 12 months' 17, and the median of $620,000 is 16.8 percent below the prior $745,000. The calendar-year medians rose from $430,000 in 2019 to $771,362 in 2023 and have eased since, to $622,500 for 2026 through September 25.
On October 10, 2026, Cape Royal's 10 active listings were 4.6 months of supply. In ZIP 33991 the same pull counted 675 single-family closings, a $420,000 median, 50 days on market, a 97.3 percent sale-to-list ratio, 272 active listings and 4.8 months of supply; citywide, single-family homes showed 5,439 closings, a $385,000 median, 50 days, 97.6 percent and 4.9 months. Cape Royal's homes sold faster than the ZIP and the city at a slightly lower share of list price.
With 10 active listings and about two closings a month on the MLS's 12-month record, a new listing joins a short line. The question is less whether the market is rising or falling than where your home stands in that line. We print no month-by-month sales figure for Cape Royal, because 25 sales spread across 12 months are too few to show a reliable season.
Price inside the recorded sales for your section and build year, assemble the file a buyer's insurer and lender will ask for, and launch with photography and video that show the setting. Sellers who do those three things are competing on the terms buyers are using this year.
Selling your Cape Royal home? Request a free home valuation for Cape Royal or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
Cape Royal's 12-month county median of $620,000 is 1.53 times the ZIP 33991 single-family median and 1.63 times the six-ZIP Cape Coral single-family median, and on the MLS its homes sold in a median 39.5 days with 4.6 months of supply. The table sets those yardsticks beside Sandoval, Tarpon Point and Cape Harbour.
Data updated: October 2026 (Lee County recorded sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026).
| Place | County recorded sales, 12 months | County median | MLS median days on market | MLS sale-to-list | MLS months of supply |
|---|---|---|---|---|---|
| Cape Royal | 25 | $620,000 | 39.5 | 96.6 percent | 4.6 |
| Sandoval | 92 | $359,500 | 78 | 96.1 percent | 3.9 |
| Tarpon Point | 19 | $720,000 | 46.5 | 92.1 percent | 8.7 |
| Cape Harbour | 31 | $487,500 | 139 | 94.6 percent | 7.6 |
| ZIP 33991, single family | 638 | $406,470 | 50 | 97.3 percent | 4.8 |
| Six Cape Coral ZIP codes, single family | 5,269 | $380,000 | 50 | 97.6 percent | 4.9 |
County figures are Lee County recorded sales for the 12 months to September 25, 2026. MLS figures are the Southwest Florida MLS pull of October 10, 2026, for closings September 26, 2025 to September 25, 2026, by Development name for Cape Royal, Sandoval and Tarpon Point and by address match for Cape Harbour. Sandoval's county figure covers detached homes, attached homes and condominiums together.
A seller's yardsticks are the ones in the last three columns. Cape Royal's homes sold faster than every other row on the MLS median, at a sale-to-list ratio above Tarpon Point and Cape Harbour and close to the ZIP and the city. Its months of supply sit near the ZIP and city levels and above Sandoval's. The county medians describe very different housing: Cape Royal's all single-family homes on golf-community lots, Sandoval's a mix of products, Tarpon Point and Cape Harbour waterfront communities inside the city.
Across the six Cape Coral ZIP codes, single-family homes on saltwater canals recorded 1,094 sales at a $698,000 median in the 12 months, freshwater canal-front homes 647 sales at $440,000, and homes with no canal frontage 3,526 sales at $337,500. The no-canal class is a residual class: it holds interior lots and also lake, golf-course, river and bay frontage that the city's canal layer does not hold. Cape Royal homes fall in that class, and at $620,000 they recorded a median well above it. Buyers who start their search with a canal in mind will compare your home with the canal-front medians, and we answer that comparison with the golf course, the gate and the records.
Tarpon Point recorded 19 sales at a $720,000 median, from $412,310 to $1,220,000, and Cape Harbour 31 sales at a $487,500 median, from $330,000 to $3,150,000, in the same 12 months. Both are inside the City of Cape Coral in ZIP 33914 and both are built around water. Our guides to Tarpon Point and Cape Harbour cover them in full.
A Cape Royal resale competes with new homes mostly from outside the gate. Lee County recorded no estimated builder-direct sale in Cape Royal in the 12 months to September 25, 2026, none of the 26 MLS closings was new construction, and only 3 vacant lots sold, so the new-home competition a buyer weighs is elsewhere in Cape Coral.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; Cape Royal HOA builder rules read October 15, 2026).
The county counted one estimated builder-direct sale in the 2024 calendar year and one in 2025, and none in the latest 12 months. Builder-direct is the county tool's inference from a home's first sale after it was built, and we call it an estimate. The roll shows 38 homes finished in the 2020s, and the newest home in the community was finished in 2025.
The roll carries 39 vacant lot parcels plus Tract D, a 2.398-acre tract the Property Appraiser lists as "Future Development". Three lots sold in the 12 months: $173,000 on Royal Tee Cir in October 2025, $120,000 on Royal Tee Cir in April 2026 and $155,500 on Princess Grace Ct in July 2026. Over 60 months, the first window with 10 or more lot sales, 15 lots sold at a $173,000 median, from $120,000 to $250,000. A buyer comparing a resale with building on a lot here adds the lot price, the build cost and the association's builder requirements.
Building or major renovation starts with the association's architectural review under its Policy 600. A new home carries a $500 mailbox perpetual maintenance fee and a $3,500 damage deposit and impact fee, of which $2,500 is refundable after final inspection and $1,000 is retained. Contractors work 7 AM to 6 PM Monday to Friday and 7 AM to 4 PM on Saturday, with no work on Sundays or national holidays. Permits come from Lee County, and septic permits from the Florida Department of Health in Lee County. That $3,500 builder deposit is separate from the $3,500 capital contribution paid at a resale.
A resale here offers what a new home elsewhere usually cannot: an established community with a 27-hole course the homeowners own, a gate, mature landscaping and an association bill of $2,936 a year for 2026 that already includes internet and TV. A resale also closes on the buyer's schedule rather than a builder's. Where a resale loses ground is age, so the listing file answers the age question with the roof, the windows and the wind mitigation report. For buyers weighing a new build across the city, our guide to new construction in Cape Coral covers the builders and the fees.
On a $620,000 Cape Royal sale, the state-set seller costs in Lee County are $4,340.00 in deed stamps and about $3,175.00 for the owner's title policy, plus the association's $250 estoppel fee: $7,765.00 before commission, prorations and anything the contract assigns. In Lee County the seller customarily pays the deed stamps and the owner's title policy, and the contract controls.
Data updated: October 2026 (s. 201.02 and Rule 69O-186.003 as read October 7, 2026; Cape Royal HOA estoppel request page and public pages read October 15, 2026; Lee County recorded sales through September 25, 2026).
The four price points are the 12-month low, the 12-month median, the replat median and the 12-month high.
| Sale price | Deed stamps at $0.70 per $100 | Owner's title premium, estimate | Estoppel base fee | Total of these lines |
|---|---|---|---|---|
| $525,000 | $3,675.00 | $2,700.00 | $250.00 | $6,625.00 |
| $620,000 | $4,340.00 | $3,175.00 | $250.00 | $7,765.00 |
| $900,000 | $6,300.00 | $4,575.00 | $250.00 | $11,125.00 |
| $1,950,000 | $13,650.00 | $7,450.00 | $250.00 | $21,350.00 |
Commission is negotiated and is not in these totals, and neither are property tax prorations, a mortgage payoff or any repair credit. These are illustrations, not a quote, and a title company's premium can differ with rounding and any reissue credit.
Florida taxes a deed at 70 cents for each $100, or fraction of $100, of the price (s. 201.02). On $620,000 that is 6,200 units of $100 times $0.70, or $4,340.00. In Lee County the seller customarily pays it.
Florida's owner's title premium is promulgated by state rule (Rule 69O-186.003): $5.75 per $1,000 up to $100,000 of coverage, $5.00 per $1,000 from $100,000 to $1,000,000, and $2.50 per $1,000 from $1,000,000 to $5,000,000. On $620,000 that is $575.00 on the first $100,000 plus $2,600.00 on the next $520,000, or $3,175.00, before any credit. In Lee County the seller customarily pays the owner's policy and chooses the closing agent; the buyer pays for any lender's policy.
The association charges a $250 base fee for an estoppel certificate, plus $150 if the account is delinquent and $100 for expedited delivery, on its request page read October 15, 2026. The state's caps in force since the 2022 adjustment are $299, $119 and $179, so the association's fees sit below them. The title company files the request at least 14 days before closing.
At each transfer of title the association collects a $3,500 capital contribution, as its public page states and as section 6.1.4 of the 2026 declaration allows, with changes capped at 10 percent in a 365-day period and transfers between co-owners excepted. The declaration does not decide whether buyer or seller pays it between them; the purchase contract does, and we raise it in the first round of negotiation so it does not surprise anyone at closing.
Florida property taxes are for the calendar year and paid in arrears, so a closing before the November bill credits the buyer with the seller's share of the year. As an illustration, take our 2026 homestead tax figure at the $620,000 median, $8,447.61, and a closing on July 1, 2026: the seller owned 181 days of the year, and 181 divided by 365 times $8,447.61 is about $4,189.09 credited to the buyer. Your actual credit uses your own bill, the closing date and the title company's discount convention.
Recording a deed costs $10.00 for the first page and $8.50 for each further page (s. 28.24), customarily paid by the buyer. A buyer's new mortgage carries documentary stamp tax of 35 cents per $100 of the debt (s. 201.08) and a one-time intangible tax of $2 per $1,000 (s. 199.133), both customarily the buyer's. We print no figure for a title search, settlement fee or lien search, because no dated first-party document sets one; your closing agent quotes them.
Since August 17, 2024, a buyer working with an agent who participates in a REALTOR-affiliated MLS signs a written agreement before touring a home, stating the agent's compensation and that broker commissions are not set by law and are fully negotiable. Offers of compensation to a buyer's broker are not advertised on the MLS, though a seller may still offer one off the MLS and may still list seller concessions. Your listing commission is negotiated with us in writing before the listing begins, and any offer to a buyer's agent is a separate decision we make with you.
Selling your Cape Royal home? Ask for a net sheet built on your own price, mortgage payoff and closing date: request a free Cape Royal valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Before an offer, a Cape Royal buyer adds the association's $2,936 for 2026, the $3,500 capital contribution at transfer if the contract assigns it to the buyer, the Lee County tax bill that resets after a sale, insurance, and utilities billed separately. No community development district or City of Cape Coral charge is on the record.
Data updated: October 2026 (Cape Royal HOA public pages read October 15, 2026; Lee County Property Appraiser 2026 millage book printed October 9, 2026; Citizens 2026 approved rates by county read October 7, 2026).
| Layer | 2026 amount or rule | Source |
|---|---|---|
| Annual dues | $1,570 | Cape Royal HOA page, read October 15, 2026 |
| Directed assessment, golf course purchase debt | $295 | Cape Royal HOA page |
| Xfinity internet and TV service fee | $1,071 | Cape Royal HOA page |
| Association total, collected annually in January | $2,936, about $244.67 a month | Arithmetic on the three lines |
| Capital contribution at each transfer | $3,500 | HOA page; declaration section 6.1.4 |
| Golf membership or club fee | None required; MLS Mandatory Club Fee $0.00 on all 26 closings | HOA golf page; Southwest Florida MLS |
| County property tax | District 007, 14.6123 mills for 2026 as adopted | 2026 millage book |
| City of Cape Coral charges or utility extension assessment | None on Cape Royal parcels | District 007 authority list |
| Community development district | None on the record searched | Sunbiz, roll and declaration |
The $2,936 total is 0.47 percent of the $620,000 median price. Every association dollar on this page comes from the association's own public page; the MLS fee fields are not a rate card and we do not print them as one.
The $1,570 in dues funds the association, which is self-managed by seven directors and twenty-one volunteer committees and owns the private gated streets on its common tracts. The $295 directed assessment pays the debt from the association's 2017 purchase of the golf course; the end date is not on a current public document, and we tell buyers exactly that. The $1,071 covers bulk Xfinity internet and TV for every home.
Water comes from Greater Pine Island Water Association, whose rate sheet sets a base charge, a ready-to-serve charge and usage. Electric is from Lee County Electric Cooperative, named in the association's builder rules. Septic is the norm on the record, so there is no sewer bill for most homes; 28 parcels on the east edge fall inside a Cape Coral Utilities wastewater franchise area, and whether lines serve them is not established. Trash is county collection for unincorporated Lee County, with Waste Pro as the hauler the association names.
We print no premium for a Cape Royal home, because none exists on a public record for a specific house. Citizens Property Insurance's 2026 approved rates for Lee County show 5,586 homeowners multiperil (HO3) policies at an average of $3,322 before and $3,039 after an approved change of minus 8.5 percent, and 1,219 wind-only policies at $4,550 before and $4,279 after. Those are county averages across every kind of home, not a quote, and a buyer's own quote depends on the home's age, roof, wind mitigation and flood zone.
Buyers will ask what the taxes are and why the bill differs from a city home. Cape Royal is in Lee County taxing district 007 at 14.6123 mills for 2026 as adopted, with no City of Cape Coral line; at a $620,000 value a homestead owner's ad valorem tax is about $8,447.61 and a non-homestead owner's about $9,059.63.
Data updated: October 2026 (Lee County Property Appraiser 2026 Taxing District Millage Book printed October 9, 2026; Matlacha/Pine Island Fire Control District Resolution 2026-008 adopted September 23, 2026; 2026 homestead exemption amounts read October 7, 2026).
| Taxing authority, district 007 | 2026 mills |
|---|---|
| Lee County General Revenue | 3.7623 |
| Public School, by local board | 2.2480 |
| Public School, by state law | 3.0230 |
| Lee County All Hazards Protection District | 0.0693 |
| Lee County Unincorporated MSTU | 0.8398 |
| Lee County Library District | 0.4218 |
| South Florida Water Management District, district-wide | 0.0948 |
| Everglades Construction | 0.0327 |
| Okeechobee Basin | 0.1026 |
| Hyacinth Control | 0.0190 |
| Mosquito Control | 0.2096 |
| Matlacha/Pine Island Fire Control District | 3.7500 |
| West Coast Inland Navigation District | 0.0394 |
| Total | 14.6123 |
The 2025 final total was 14.6625 mills. The fire district's final 2026 rate of 3.7500 mills was adopted by Resolution 2026-008 on September 23, 2026, and the Property Appraiser's book printed October 9, 2026 lists the 14.6123 total.
As an illustration at the $620,000 sale median, not a tax bill (the Property Appraiser's assessed value usually differs from a sale price): the non-school taxable value is $620,000 less the $25,000 and up to $26,411 homestead exemptions, $568,589, times 9.3413 non-school mills, $5,311.36; the school taxable value is $595,000 times 5.2710 school mills, $3,136.25. The ad valorem total is $8,447.61.
The same value without a homestead exemption is $620,000 times 14.6123 mills, $9,059.63 for 2026, against $9,090.75 at the 2025 rate. Of the 2026 figure, the fire district's 3.7500 mills is $2,325.00.
A parcel inside the City of Cape Coral, district 057, is listed at 15.3250 mills for 2026 in the same book. At $620,000 without homestead that is $9,501.50, which is $441.87 more than district 007; with the same homestead arithmetic it is $8,852.84 against $8,447.61, a $405.23 difference. City parcels also carry city non-ad-valorem charges, such as the fire service assessment, stormwater and city solid waste, that a Cape Royal bill does not. A Lee County residential solid waste assessment appears on unincorporated bills; we do not print a dollar figure for it because the two figures we saw do not reconcile.
For tax year 2026 the homestead exemption removes $25,000 of assessed value from all taxes and up to $26,411 more from non-school taxes, and applications are due by March 1. Save Our Homes caps the yearly rise in a homestead's assessed value at 2.7 percent for 2026, and non-homestead property has a 10 percent cap that does not apply to school taxes. A homestead owner may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead. When your home sells, the buyer's assessment resets, which is why every Florida residential contract carries the property tax disclosure summary warning the buyer not to rely on your bill.
Bills go out about November 1 and become delinquent April 1. Paying early earns a discount of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February. Because taxes are paid in arrears, the closing prorates the year between you and the buyer.
The address matters because buyers search Cape Royal as Cape Coral and then ask why the services differ. Cape Royal has a Cape Coral mailing address in ZIP 33991 but sits in unincorporated Lee County, so its taxes, fire district, sheriff, zoning, permits, water and septic are county or regional, and a 2023 agreement bars the city from initiating or approving annexation.
Data updated: October 2026 (City of Cape Coral boundary layer, Lee County Property Appraiser parcel records and Cape Royal HOA pages read October 15, 2026; 2023 interlocal agreement read October 15, 2026).
None of the 463 parcel centroids tested falls inside the City of Cape Coral's own boundary layer, and the same test at City Hall returns the city. The Property Appraiser places 485 residential, golf and common parcels in Lee County taxing district 007 with county municipality codes, and its parcel page for the golf course prints "Municipality: Lee County Unincorporated - 0". The association's own page says it plainly: "Cape Royal is in Lee County, not the City of Cape Coral."
| Service | Provider for Cape Royal | Source |
|---|---|---|
| Property tax district | Lee County district 007, 14.6123 mills for 2026 | 2026 millage book |
| Fire and EMS | Matlacha/Pine Island Fire Control District, Station 4 about 1.1 route miles from the gate | District pages |
| Police | Lee County Sheriff's Office | Unincorporated area |
| Zoning | RS-2 on Lee County's zoning map, under the Lee County Land Development Code | Lee County zoning layer |
| Building permits | Lee County | County permitting pages |
| Water | Greater Pine Island Water Association | Water association franchise map |
| Sewer | Septic is the norm on the record; septic permits from the Florida Department of Health in Lee County | County franchise layer; HOA builder rules |
| Electric | Lee County Electric Cooperative | HOA builder rules |
| Trash | County collection; Waste Pro named by the HOA | HOA page |
| Internet and TV | Bulk Xfinity through the HOA | HOA page |
A September 2023 interlocal agreement between the City of Cape Coral and the Matlacha/Pine Island Fire Control District says the city shall not initiate, endorse or approve any annexation of Saddlewood, Cape Royal or Matlacha Isles during its term of 10 years, with two automatic 5-year renewals. Voluntary annexation by an individual owner remains possible after 45 days' notice to the fire district. We give buyers the terms, not a prediction.
The first line of a Cape Royal listing says Cape Coral address, unincorporated Lee County. The remarks then name the tax district, the fire district, the water provider and the septic system, so a buyer's lender, insurer and inspector start from the right facts. Stating it once and plainly prevents a renegotiation when a buyer's inspector finds a septic tank the buyer did not expect.
Explain it as ownership, not membership. The homeowners' association owns the 27-hole public course it bought on January 20, 2017 for $1,400,000, leases it to Troon to operate, and pays the purchase debt through a $295 directed assessment on every lot. No golf membership or club fee is required to own a Cape Royal home.
Data updated: October 2026 (Lee County recorded sales file and Property Appraiser sales panel; Cape Royal HOA golf pages and Cape Royal Golf Club pages read October 15, 2026; Island Sun, January 27, 2017).
The previous owner closed the Royal Tee golf course in August 2016. Florida law required approval by 75 percent of the homeowners for the purchase, and 91 percent voted in favor, the Island Sun reported on January 27, 2017. The association bought the course on January 20, 2017 for $1,400,000 in one deed covering three parcels, and it reopened as Cape Royal Golf Club with a grand reopening in January 2018. The Property Appraiser shows the association owning about 236 acres of course land and its maintenance parcel together.
The association's 2026 page lists a $295 directed assessment "for the golf course purchase debt retirement" on every lot, part of the $2,936 yearly total. The end date is not on a current public document, and we say exactly that to buyers rather than repeat a figure from an older document. The MLS's Mandatory Club Fee field reads $0.00 on all 26 closings, all 10 active listings and all 3 pending sales.
The association calls the course "a public 27 hole course", in three nines named King, Queen and Prince, and public tee times can be booked up to 14 days ahead. In the association's words: "There is no community membership requirement for the Club, although there are special resident pricing arrangements for those who choose to purchase memberships." Resident prices are not published.
The association leased the course to Troon Golf for the golf club and the Caloosa Club restaurant, and in the association's words "all rules, pricing, and operations decisions are the responsibility of Troon". A Golf Steering Committee oversees the lease. The lease term and rent are not published. The Caloosa Club at the clubhouse on Royal Tee Circle is open to the public, and the association lists eleven golf leagues.
Section 3.2.4 of the declaration has owners accept golf ball flight and noise and consent to irrigation of the course with treated effluent, and the association's safety page says residents may not walk, bike, jog, walk dogs, fish or ride golf carts on the course except with a scheduled tee time. A buyer of a home on the course should hear those rules from us, not from a neighbor after closing.
We will not claim golf frontage for a lot the record does not show on the course, a lake count, a ranking or award, or a greens fee. For the club itself, our guide to Cape Royal Golf Club covers the course, the leagues and the Caloosa Club in full.
One association governs every Cape Royal lot: Royal-Tee Homeowners' Association, Inc., active since 1990, under a Second Amended and Restated Declaration recorded March 3, 2026. The rules a seller meets are the for-sale sign and open-house limits, the leasing rules, architectural review for any pending work and the new owner's gate registration.
Data updated: October 2026 (Lee County instrument 2026000053727 recorded March 3, 2026; Florida Division of Corporations record N40113; Cape Royal HOA public pages read October 15, 2026).
The 2026 declaration covers all three plats and all 483 platted lots, with 483 voting interests and one vote per lot, and assessments are shared equally by lot. It supersedes the 2015 Amended and Restated Declaration. Chapter 720 of the Florida Statutes governs. No sub-association, community development district or neighborhood taxing unit appears on the record searched. Class A members are the lot owners; the Class B member is the owner of Tract D.
The association describes itself as "a self-managed community with volunteer committees performing most of the same services as a property management company", with seven directors and twenty-one committees, and a Block Captain contacts each new resident. For a seller, that means the estoppel and resale questions go to the association's own process, which we start early.
The association's for-sale rules: no sign riders; signs no larger than 12 by 12 inches, one in front and one in back; and at most three open houses a week, between 10 AM and 6 PM, with signs removed daily. We build the marketing plan inside those rules.
Article 9 of the declaration allows written leases of the entire lot only, for a minimum of 30 days, no more than four times in a calendar year, with no transient tenants and no subleasing; listing on a short-term rental site is evidence of a violation, and every lease and renewal needs the Board's prior written approval. The association's page adds a rental application with a background check for tenants over 18 and a $250 non-refundable application fee. Buyers who plan to rent should hear those rules before they write an offer.
Section 5.5.1 allows domesticated animals in reasonable numbers, with no fixed count; a number Lee County Domestic Animal Services or ordinance deems excessive is unreasonable. Animals are leashed or carried outdoors, owners pick up waste, and commercial animals are not allowed.
Exterior work goes through the association's architectural review under Policy 600 before it starts. If you have work in progress or recently finished, we confirm the approval and the Lee County permit are closed before the listing goes live, because a buyer's title company and inspector will both look.
The association's page says new residents register on its site and receive gate credentials by service request, and all non-residents enter and leave by the main gate on Pine Island Road. We give your buyer that step in the closing checklist so move-in day starts at the gate without a delay.
In Cape Royal the title company requests the association's estoppel certificate at least 14 days before closing, at a $250 base fee, and the seller gives the buyer Florida's homeowners' association disclosure summary before the contract is signed. Without that summary the buyer may void the contract within 3 days of receiving it or before closing.
Data updated: October 2026 (s. 720.30851 and s. 720.401, Florida Statutes, as read October 7 and 15, 2026; Cape Royal HOA estoppel request page read October 15, 2026).
An estoppel certificate is the association's signed statement of what is owed on your lot: assessments paid and unpaid, any fines and the other figures the statute lists. The buyer's title company relies on it to pay the association at closing. The association must deliver it within 10 business days of the request, and it is good for 30 days if delivered by hand or electronically and 35 days if mailed; the fee is refunded if the closing does not happen.
The association's request page sets a $250 base fee, plus $150 if the account is delinquent and $100 for expedited delivery. The statute sets the base at $250, plus $100 for delivery within 3 business days and $150 for a delinquent account, adjusted for inflation every five years; the caps in force since the 2022 adjustment are $299, $119 and $179, and the next adjustment is scheduled for July 1, 2027.
Under section 720.401, a prospective buyer in a mandatory homeowners' association must receive the disclosure summary before signing the contract, and on a resale the parcel owner supplies it. The contract must carry the statutory voidability language in conspicuous type. If the summary is not given before signing, the buyer may cancel in writing within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived. The standard Florida contract forms carry the language; we make sure the summary is signed with the contract, not after it.
Cape Royal's association is self-managed, its budget and reserves are members-only, and a buyer's lender may ask for association information beyond the estoppel. We ask the title company to start the request as soon as a contract is signed, and we gather the recorded declaration and the association's public rules for the buyer the day the listing goes live. This is information, not legal advice; your closing agent or attorney confirms the steps for your contract.
A Cape Royal seller owes Florida's flood disclosure at or before the contract, the homeowners' association disclosure summary before the buyer signs, the property tax disclosure summary every residential contract carries, and the common-law duty to disclose known defects that materially affect value and are not readily observable, which an "as is" clause does not remove.
Data updated: October 2026 (s. 689.302, s. 689.261, s. 720.401 and s. 553.79, Florida Statutes, as read October 7, 2026; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985); Florida Attorney General and U.S. Consumer Product Safety Commission drywall guidance read October 7, 2026).
Section 689.302 requires the seller of residential property to give the buyer a flood disclosure at or before the time the sales contract is executed. It covers known flooding during your ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. The statute text holds no right for the buyer to cancel. Hurricane Ian reached the area in 2022, so we ask every Cape Royal seller about claims and assistance at the listing appointment and complete the form before the first offer.
Every residential contract carries the property tax disclosure summary of section 689.261, which warns the buyer not to rely on the seller's current taxes, because a change of ownership triggers reassessment. In Cape Royal that matters twice: the buyer's bill resets, and the buyer may be comparing it with a city bill that carries different charges.
Cape Royal is a mandatory homeowners' association under Chapter 720, so the section 720.401 disclosure summary applies to every Cape Royal resale. No condominium in the community changes that rule.
A Florida seller must disclose known facts that materially affect the value of a home and are not readily observable (Johnson v. Davis, 480 So. 2d 625, Fla. 1985), and an "as is" clause does not remove that duty. Most sellers record what they know on the Florida Realtors seller's property disclosure form. In Cape Royal the usual items are roof age and leaks, past water intrusion, septic system service and repairs, pool equipment and any unpermitted work.
Building permits in Cape Royal are Lee County's, not the city's. An owner may close an open or expired permit with the original contractor, another licensed contractor or as owner-builder; a local agency may close a permit six years after it was issued if no apparent safety hazard exists; and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed (s. 553.79). We search the county's permit records for your address before listing, so an open permit is closed or explained before a buyer's title company finds it.
The Florida Attorney General says homes built or remodeled between 2001 and 2008 are at risk of containing Chinese drywall, and the U.S. Consumer Product Safety Commission's identification guidance looks for drywall installed between 2001 and 2009 together with signs such as blackened copper wiring or air-conditioning coils. The county roll shows 187 Cape Royal homes finished in the 2000s. A seller of a home from those years who has had it inspected or remediated puts that report in the listing file.
Septic is the norm on the Cape Royal record, and the Florida Department of Health in Lee County handles septic permits and inspections. A buyer's inspector will usually ask for the system's permit and service history, and a seller who has it ready removes a question from the inspection period.
A buyer will ask which flood zone the home is in, what the elevation certificate shows, what discount applies and what happened in Hurricane Ian. Of 420 Cape Royal homes we tested against FEMA's map, 334 are in Zone AE with a base flood elevation of 7 feet and 86 in shaded Zone X, and unincorporated Lee County's Class 5 rating is worth 25 percent.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 15, 2026; FIRM panels effective November 17, 2022; Lee County floodplain, CRS and evacuation pages read October 15, 2026; NOAA Hurricane Ian report).
Our test placed each of 420 single-family homes with a usable parcel centroid on FEMA's National Flood Hazard Layer: 334 fall in Zone AE, a Special Flood Hazard Area with a base flood elevation of 7 feet NAVD88, and 86 in shaded Zone X, the 0.2 percent annual chance area outside the Special Flood Hazard Area. No Coastal A, LiMWA or VE zone falls in the community. A centroid test is not a parcel determination; your lender's flood determination decides whether a mortgage requires flood insurance.
The community sits on FIRM panels 12071C0243G and 12071C0381G, both effective November 17, 2022, with no Letter of Map Revision touching it. A new Flood Insurance Study and FIRM for unincorporated Lee County take effect March 2, 2027. Lee County's list of changed panels does not include Cape Royal's two panels; confirm on the FEMA Map Service Center before you rely on it.
From USGS one-meter lidar acquired in 2018, the median ground elevation at the 420 home sites is 6.93 feet NAVD88. Ground is not floor: a home's lowest floor height is on its elevation certificate, and that is the number a flood insurer rates. Elevation certificates are required in the Special Flood Hazard Area during and after construction, and Lee County keeps a searchable elevation certificate database. If your home has one, it belongs in the listing file.
Unincorporated Lee County, NFIP community 125124, has held Community Rating System Class 5 since 2007, worth 25 percent on the full-risk premium, and under Risk Rating 2.0 the discount applies to every NFIP policy in the community, Zone X included. In 2024 FEMA warned the county it could be retrograded, then found its documents sufficient on November 21, 2024, and the county announced the discount maintained the next day.
When an improvement or repair costs 50 percent or more of the structure's market value, Lee County treats it as a substantial improvement, and the building must then meet current flood rules, with the lowest floor at base flood elevation plus 1 foot, 8 feet NAVD88 where the base flood elevation is 7. At permit application the county uses the Property Appraiser's assessed value of the structure, land excluded, and an owner may submit an appraisal. A buyer planning a large renovation of an older Zone AE home will ask about this, and the answer shapes what the buyer will pay.
Every sample point and home site in Cape Royal reads Lee County Evacuation Zone A on the county's layer. The county says Zone A "will be the first area ordered to evacuate" and that evacuation "is often required for any named storm coming from the Gulf". Buyers from outside Florida ask, and we answer with the county's words.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 at 130 knots. NOAA's report says "Maximum inundation levels of 6 to 9 ft AGL occurred in Pine Island, Cape Coral, and other communities" at the mouth of the Caloosahatchee, and in Lee County at least 52,514 structures were affected, 5,369 destroyed and 14,245 with major damage. No public record gives a Cape Royal surge depth, wind speed or damage count, and we print none. What a buyer needs about your home is in your flood disclosure and your repair records.
Citizens requires a 4-point inspection for homes over 20 years old and roof documentation past 25 years, and 299 of the 439 Cape Royal homes were finished in 2006 or earlier. The wind mitigation form, OIR-B1-1802, records the features that earn premium discounts. Lee County's Ordinance 12-16 maps the whole county as a wind-borne debris region, and the county enforces the Florida Building Code, 8th Edition (2023), with the 9th Edition taking effect December 31, 2026. A current wind mitigation report is one of the cheapest documents a seller can add to a listing and one of the most read.
Buyers ask where children would go to school, how far the hospital and airport are, and whether the drive to Fort Myers is tolled. Cape Royal sits in Lee County's Elementary Proximity Zone A, Middle Zone BB and High School West Zone 3, about 7.2 route miles from Cape Coral Hospital and 27.4 from the airport.
Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026-2027 and zone layer; route miles from the gate node by car, measured October 15, 2026; Lee County toll fares read October 7, 2026).
The school district assigns by choice within zones. Cape Royal's pools are Elementary Proximity Zone A (Hector A. Cafferata Jr. K-8, Patriot, Skyline and Trafalgar), Middle Proximity Zone BB (Gulf Middle and Trafalgar Middle) and High School West Zone, sub-zone 3 (Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High and North Fort Myers High). Parents rank the schools in the pool and a lottery places students; there is no single assigned school. Any student may request Pine Island Elementary without district transportation. The City of Cape Coral's Oasis Charter Schools say students residing in any Florida school district may seek enrollment, subject to seats.
| Destination | About, by road |
|---|---|
| Trafalgar Elementary and Trafalgar Middle | 2.9 miles |
| Mariner High | 3.9 miles |
| Matlacha Park | 3.0 miles |
| Cape Coral City Hall | 6.2 miles |
| Lee Health Convenient Care, Pine Island Road | 6.8 miles |
| Cape Coral Hospital | 7.2 miles |
| Downtown Fort Myers, by the US 41 bridge | 13.0 miles |
| Gulf Coast Medical Center, Level II trauma center | 18.2 miles |
| Fort Myers Beach | 21.4 miles |
| Punta Gorda, by Burnt Store Road | 22.7 miles |
| Sanibel City Hall | 27.3 miles |
| Southwest Florida International Airport | 27.4 miles |
| Naples City Hall | 54.5 miles |
Distances are car route miles from the gate on Royal Tee Boulevard, not travel times.
Lee County charges tolls only for trips from Fort Myers to Cape Coral or Sanibel. The Cape Coral and Midpoint bridges are $2.00 with a transponder and $5.00 pay-by-plate; the Sanibel Causeway is $6.00 or $9.00; and an unlimited Midpoint and Cape Coral program is $330 a year. A weekday commuter paying one $2.00 toll on 250 return trips pays $500 a year against that $330 program. The routes to Cape Coral Hospital, downtown Fort Myers by US 41, Matlacha and Punta Gorda cross no toll plaza.
The community's records show lakes and preserves, not canals, and no marina or dock. The nearest public ramps by road from the golf course are the City of Cape Coral's Burnt Store Boat Ramp, about 3.3 miles, and Lee County's Matlacha Boat Ramp, about 4.6 miles. Matlacha Pass National Wildlife Refuge is closed to the public; the open water is the Matlacha Pass Aquatic Preserve. Buyers who want to keep a boat at home will look at canal communities, and we say so honestly.
Selling your Cape Royal home? Call Jesse direct at (239) 898-6072 or request a free Cape Royal valuation. Buying? Call Marc at (239) 287-5873, or read how we represent buyers.
The association describes the main entrance as directly across from Publix in the Coral Shores Shopping Center on Pine Island Road. Lee County's Northwest Regional Library and the county's Matlacha Park and Community Center are nearby public places a buyer will ask about.
We market a Cape Royal home inside the association's own rules, which allow small signs and no more than three open houses a week, so the weight goes to photography, video, aerial footage of the course setting, a complete listing file and direct outreach to buyers, with the community, the section and the county address named correctly.
Data updated: October 2026 (Cape Royal HOA for-sale rules read October 15, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026).
The course, the lakes and the preserves are what a photograph of a Cape Royal street cannot show from the curb. We use professional photography, cinematic video and drone footage to show where the home sits, and we show golf or lake frontage only where the record shows it for your lot. Premium marketing on every listing includes a qualified buyer database built over two decades and off-market capability when a seller needs discretion.
Before the first showing we assemble the recorded 2026 declaration, the association's public rules, the 2026 charges and the $3,500 capital contribution, your elevation certificate if one exists, the wind mitigation report, a 4-point inspection for an older home, the roof and permit history, the septic system's permit and service records and the county tax line. A buyer who can read those on day one writes a cleaner offer.
The association allows no sign riders and signs no larger than 12 by 12 inches, one in front and one in back, and at most three open houses a week between 10 AM and 6 PM, with signs removed daily. Visitors enter by the main gate on Pine Island Road. We schedule showings and open houses with those rules and the gate in mind.
Cape Royal, Royal Tee and Royal-Tee Country Club Estates are one community: Cape Royal is the community's and the association's public name, and Royal-Tee Country Club Estates is the legal name on the plats. It is not Cape Royale Condominium, a different place in ZIP 33904, and it is not Royal Tee at Coral Shores, three vacant commercial parcels inside the city across Pine Island Road. "Cape Royal" also names a Grand Canyon viewpoint, so every listing says Cape Coral. Getting the names right is how the right buyers find the home.
Buyers shopping from out of state are part of every Southwest Florida listing's audience. Our marketing reaches them through our own buyer database, our websites and direct outreach from Marc's buyer conversations, in addition to the MLS and its syndication. To see Cape Coral homes for sale, including any Cape Royal listings, buyers can browse Domain Realty Group's Cape Coral listings.
A listing that says "golf community" invites the wrong question. We say that the homeowners own the 27-hole public course, that the $295 directed assessment pays the purchase debt, that no membership is required and that Troon operates the club under a lease from the association. That paragraph answers the question every buyer's agent asks first.
Selling your Cape Royal home? Ask for the marketing plan we would build for it: request a free Cape Royal valuation or call Jesse direct at (239) 898-6072. Buying in Cape Royal? Call Marc at (239) 287-5873, or read how we represent buyers.
We negotiate a Cape Royal sale with the record in hand: the recorded sales for your section and build year, the inspection documents already in the file, the $3,500 capital contribution and who pays it, and the terms beyond price. Jesse or Marc handles every offer, counter and repair request personally.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Cape Royal HOA public pages and declaration read October 15, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026).
Most Cape Royal homes were finished in 2006 or earlier, so inspection reports usually raise the roof, the windows and doors, the air-conditioning system, the pool equipment and the septic system. Because we gather the 4-point, wind mitigation and septic records before listing, most of those questions are answered before the inspector arrives, and a repair request starts from facts both sides have already read.
An appraiser reads the same county sales we do. If an appraisal comes in low, we answer it with the recorded sales in your section and build year, the replat's 36-month record where it applies, and the features the record does not see, documented by permit. A 25-sale community leaves little room for an appraiser to choose the wrong comparables if the right ones are put in front of them.
The $3,500 capital contribution is collected at each transfer of title, and the contract decides who pays it. We raise it in the first round of negotiation, alongside the estoppel and the closing date, so it is a negotiated term rather than a surprise on the settlement statement.
Financing type, the appraisal and inspection periods, the closing date and any lease in place shape what an offer is worth. With a 39.5-day MLS median and 10 active listings on October 10, 2026, a clean offer on a well-prepared home is often worth more than a slightly higher price with longer contingencies.
Since August 17, 2024 a buyer's agreement with the buyer's agent sets that agent's compensation, offers of buyer-broker compensation are not advertised on the MLS, and every commission is negotiable. If a buyer asks you to contribute toward the buyer's agent or the buyer's closing costs, we weigh it with you as part of the net, not as a separate line.
Every Cape Royal lease and renewal needs the Board's prior written approval, and leases run a minimum of 30 days, no more than four a year. A tenant in place affects showings and the buyer's plans, so we read the lease term with you before we list and agree on how showings work with the tenant.
Tell buyers the two communities answer different moves. Cape Royal is a gated single-family golf community in unincorporated Lee County with a 12-month county median of $620,000; Sandoval, about 1.1 miles away by straight line, is a gated city community with three home types and a $359,500 median, on separate gates and separate associations.
Data updated: October 2026 (Lee County recorded sales, the 12 months to September 25, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; Cape Royal HOA pages read October 15, 2026; Sandoval Community Association pages as published, read October 7, 2026).
| Factor | Cape Royal | Sandoval |
|---|---|---|
| Government | Unincorporated Lee County, Cape Coral mailing address | Inside the City of Cape Coral, district 057 |
| Homes | 439 single-family homes on 483 platted lots | 1,166 detached homes, 69 attached homes and 171 condominium units |
| Built | 1985 to 2025 | 2005 to 2019 |
| County recorded sales, 12 months | 25 at a $620,000 median | 92 at a $359,500 median |
| MLS median days on market | 39.5 | 78 |
| MLS sale-to-list | 96.6 percent | 96.1 percent |
| MLS months of supply | 4.6 | 3.9 |
| Association charges | $2,936 a year for 2026 (HOA page) | $682.50 a quarter without landscaping or $1,063.72 with, as published with no effective date |
| Transfer charge | $3,500 capital contribution | $4,000 reserve contribution at resale |
| Signature amenity | 27-hole public course owned by the HOA | Club Sandoval with a lagoon pool, fitness center, tennis and pickleball |
| Water and sewer | Greater Pine Island water; septic the norm | City water, sewer and irrigation |
| Flood zones | Zone AE (BFE 7 feet) and shaded Zone X | Zones AE (BFE 7 feet), shaded X and unshaded X |
| School pools | Zone A, Zone BB, West Zone 3 | Zone A, Zone BB, West Zone 3 |
Cape Royal's 12-month median is 1.72 times Sandoval's. Much of the gap is product: Cape Royal's sales are all detached single-family homes on golf-community lots, and Sandoval's 92 include attached homes and condominiums. Sandoval's detached homes alone recorded 70 sales at a $392,500 median in the same window, still well below Cape Royal's.
A Cape Royal buyer pays $295 a year toward a course the homeowners own and plays it at public or resident pricing; a Sandoval buyer pays for a clubhouse, pool, fitness center and courts through the association's dues. Neither requires a golf membership. The association bills are close in size: Cape Royal's $2,936 a year includes internet and TV, and Sandoval's master dues run $2,730.00 or $4,254.88 a year as published.
A Cape Royal bill is district 007 at 14.6123 mills for 2026 with no city charges; a Sandoval bill is district 057 at 15.3250 mills with city non-ad-valorem charges. Sandoval homes have city water and sewer; Cape Royal homes have Greater Pine Island water and, on the record, septic systems. A buyer comparing the two should compare the whole cost of ownership, not the tax rate alone.
On the MLS, Cape Royal's homes sold in a median 39.5 days against Sandoval's 78, with 4.6 months of supply against 3.9. Sandoval's larger community trades more often, and Cape Royal's smaller one sold faster in the latest 12 months.
Buyers who want a detached home on a golf-community lot, a lower association bill relative to price, county services and no city charges lean toward Cape Royal. Buyers who want a resort-style clubhouse, a newer build, an attached home or condominium price point, or city water and sewer lean toward Sandoval. Our guides to Sandoval and selling a home in Sandoval cover the other side in full. They are separate gated communities with separate gates, never one place.
The questions are federal capital gains on a home, what happens to your homestead benefit, withholding if you are a foreign seller, and like-kind exchanges if the home was a rental. Florida levies no state personal income tax, so the federal rules are the ones that count, and your tax adviser applies them to your facts.
Data updated: October 2026 (IRS Topic 701 and FIRPTA guidance read October 7, 2026; Florida Constitution Article VII, Section 5(a); Lee County Property Appraiser exemption guidance).
The Internal Revenue Service sets out the home-sale gain rules in Topic 701, including when part of the gain on a main home can be excluded. We point every seller to that page and to their tax adviser; we do not compute anyone's tax.
When you sell a Florida homestead and buy another, you may carry up to $500,000 of Save Our Homes benefit to the new homestead, and the new home's exemption is applied for by March 1. If you are buying again in Southwest Florida, the timing of the sale and the purchase decides when the new exemption starts.
When the seller is a foreign person, the buyer generally withholds 15 percent of the amount realized under FIRPTA; 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000; and nothing where the buyer will live in it and the price is $300,000 or less. Every Cape Royal sale in the 12 months was above $500,000, so a foreign seller here should plan for withholding from the start and talk to a tax adviser before listing.
A section 1031 exchange covers real property held for investment or business, not a home used solely as a personal residence. The replacement property is identified in writing within 45 days and acquired within 180 days. A Cape Royal home that has been leased under the association's rules may qualify; your qualified intermediary and adviser confirm it.
Florida levies no state personal income tax, under Article VII, Section 5(a) of the Florida Constitution. A seller moving within Florida, or a buyer moving in from another state, starts from that.
Most Cape Royal sellers do best listing with a team that prices from the county record and markets inside the association's rules, because the buyer pool is broad and recorded prices are public. A cash offer trades price for speed and certainty, and selling by owner keeps the commission but leaves pricing, disclosures and negotiation to you.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026).
| Path | What you gain | What you give up | Who it fits |
|---|---|---|---|
| List with McGreevy and Comisar | Full market exposure, pricing from the county record, partner-level negotiation, the listing file prepared | A negotiated commission | Most sellers who want the recorded market price |
| Sell to a cash buyer | Speed, few contingencies, a known closing date | Usually a price below the recorded market | Sellers who value certainty over price, or homes needing major work |
| Sell by owner | No listing commission | Pricing, marketing within the association rules, disclosures, the estoppel and negotiation are all yours | Sellers with a buyer already in hand and time to manage the paperwork |
If you already have a cash offer, compare it with the recorded sales for your section and build year before you accept. If you are leaning toward selling by owner, remember that the association's sign and open-house rules apply to you as well, and that the flood, association and tax disclosures are yours to deliver on time. We are glad to give you a valuation either way: request a free Cape Royal valuation or call Jesse direct at (239) 898-6072.
You can sell a Cape Royal home from anywhere: we handle showings, vendor access, inspections and the association paperwork locally, and the title company closes by mail or e-signature. A tenant in place is workable too, because every Cape Royal lease is Board-approved, at least 30 days long and no more than four a year.
Data updated: October 2026 (Cape Royal HOA public pages and declaration Article 9 read October 15, 2026).
We arrange a local contact for the house while it is listed, coordinate access for photographers, inspectors and appraisers through the gate, and keep you informed after every showing. The estoppel request runs through the title company, and closing documents are signed by mail or e-signature with a notary where required.
We read the lease with you first: its end date, the notice terms for showings and whether the buyer will take over the tenancy. A buyer who wants to keep the tenant needs to know that any renewal will need the Board's prior written approval, and a buyer who wants to move in needs to know when the lease ends.
A vacant home in Evacuation Zone A needs a storm plan. We confirm who will secure the home if a named storm approaches while it is listed, and we keep the insurance in force through closing.
Request a free Cape Royal home valuation online or call Jesse direct at (239) 898-6072, and work with Top 1% Real Estate Agents Nationally Since 2008. We place your home in its section, sort the 25 recorded sales of the 12 months to September 25, 2026 by year built and size, and send you the sales we used, labeled by date and source, with a price range and a plan.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).
Your address, the year of any roof, window, air-conditioning or pool work, your elevation certificate if you have one, a recent wind mitigation or 4-point report if you have one, and whether the home is leased. From there we pull the recorded sales and the permit history ourselves.
The best time to call is before you choose a list price or sign anything. Start at our Cape Royal home valuation page, read how we value homes across Southwest Florida on our home valuation page, or call Jesse direct at (239) 898-6072. If you are also buying, call Marc at (239) 287-5873.
Southwest Florida sellers describe a team that communicates through every showing, prices with care and keeps working until the closing. Jesse McGreevy is a top-reviewed Cape Royal listing agent, and the reviews below are five-star reviews from the team's Google Business Profile, quoted whole, with no aggregate score.
Reviews quoted as posted on the McGreevy and Comisar Google Business Profile.
★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review
These are the questions Cape Royal sellers ask us most, answered from Lee County's recorded sales, the Southwest Florida MLS, the association's recorded declaration and public pages, the county's tax and flood records and Florida statutes. Each answer stands on its own, and each figure carries its window or its date.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; Cape Royal HOA pages read October 15, 2026).
It depends on your section, year built, size, lot and condition. In the 12 months to September 25, 2026, Lee County recorded 25 Cape Royal sales from $525,000 to $1,950,000 at a $620,000 median, with Royal-Tee Country Club Estates at $618,250 and the Cape Royal replat at $900,000. A free Cape Royal valuation places your home among the sales that match it.
Price it from the recorded sales in your section and build year, assemble the listing file a buyer's insurer and lender will ask for, market it inside the association's sign and open-house rules, give the flood and association disclosures on time, and have the title company order the estoppel certificate as soon as a contract is signed. We handle each step with you.
Lee County recorded 25 sales in the 12 months to September 25, 2026, at a $620,000 median, from $525,000 on Lady Anne Cir in January 2026 to $1,950,000 on Princess Grace Ct in August 2026. Eighteen sold between $500,000 and $750,000, four between $750,000 and $1,000,000 and three at $1,000,000 or more.
The median has come down from its peak. The calendar-year median was $771,362 in 2023, and the 12-month median to September 25, 2026 is $620,000, down 19.6 percent; against the prior 12 months the median fell 16.8 percent while sales rose from 17 to 25. More of this year's sales were older homes, which explains part of the change.
On the Southwest Florida MLS, Cape Royal's 26 closings in the 12 months to September 25, 2026 had a median of 39.5 days on market, against 104 days in the prior 12 months. Cumulative days on market across relistings: Information not available at time of publishing (checked 2026-10-07). Add the contract-to-closing period your buyer's financing needs.
The median sale-to-list ratio on Cape Royal's 26 MLS closings in the 12 months was 96.6 percent, and 96.5 percent in the prior 12 months. Sale-to-original-list ratio: Information not available at time of publishing (checked 2026-10-07). The ratio for your home depends on how close the list price sits to the recorded evidence.
On October 10, 2026 the Southwest Florida MLS showed 10 active Cape Royal listings, from $625,000 to $1,125,000 at a $749,500 median list price, and 3 pending sales. The actives were on Princess Grace Ct (3), Prince Phillip Ct (2), King James Ct (2), Lady Diana Ct (1), Prince Charles Ct (1) and Princess Margaret Ct (1), which is 4.6 months of supply.
It is a workable time if the price follows the evidence. Sales rose 47.1 percent against the prior 12 months and homes sold in a median 39.5 days on the MLS, against 104 a year earlier, while the median sits below the 2022 and 2023 calendar-year medians. A list price inside the recorded sales for your section gets the strongest early attention.
In the latest 12 months the replat's 3 sales had a $900,000 median against $618,250 for Royal-Tee Country Club Estates, and over 36 months the replat recorded 13 sales at a $900,000 median. Its 71 homes were built from 2006 to 2024 with a median year of 2016, so newer construction is a large part of the difference.
Against other older homes first. On Lady Anne Cir alone, four homes built from 1995 to 2000 sold for $525,000 to $618,000 in the 12 months, while homes built in 2012 and 2019 sold for $835,000 and $1,050,000. We price a 1990s home from 1990s sales of similar size and then credit documented updates such as a new roof or impact windows.
The county record does not separate golf-view sales from others, so we print no premium for it. What we can show is each comparable sale's street, year built and size, and we describe golf or lake frontage only where the record shows it for your lot. Buyers who want course frontage will compare your home with the course-side sales, and we choose the comparables accordingly.
Three lots sold in the 12 months to September 25, 2026: $173,000 and $120,000 on Royal Tee Cir and $155,500 on Princess Grace Ct. Over 60 months, 15 lots sold at a $173,000 median, from $120,000 to $250,000. The roll carries 39 vacant lot parcels plus Tract D.
On a $620,000 sale, the state-set costs in Lee County are $4,340.00 in deed stamps and about $3,175.00 for the owner's title premium, and the association's base estoppel fee is $250, for $7,765.00 before commission and prorations. The contract decides who pays the $3,500 capital contribution.
By Lee County custom the seller pays the deed's documentary stamps, at $0.70 per $100 of the price, and the owner's title insurance policy, and the seller usually chooses the closing agent. The buyer pays for a lender's policy and the costs of a new mortgage. These are customs, not law, and the contract controls.
The association collects a $3,500 capital contribution at each transfer of title, under section 6.1.4 of the 2026 declaration and its public page. The declaration does not split it between buyer and seller; the purchase contract does. We raise it in the first round of negotiation.
The association's request page sets a $250 base fee, plus $150 if the account is delinquent and $100 for expedited delivery, read October 15, 2026. The state caps since the 2022 adjustment are $299, $119 and $179. In Lee County the seller customarily pays the estoppel fee.
The association asks the title company to file the request at least 14 days before closing, and Florida law gives an association 10 business days to deliver it. We have the title company request it as soon as the contract is signed, so a self-managed association has time to answer.
The section 720.401 disclosure summary, before the buyer signs the contract. Without it the buyer may cancel in writing within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived. The standard Florida contract forms carry the required language.
Section 689.302 requires a flood disclosure at or before the time the contract is signed, covering known flooding during your ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. The statute text holds no right for the buyer to cancel.
Yes. The section 689.302 form asks about flood insurance claims, including NFIP claims, and federal flood assistance during your ownership. Disclose what you know accurately; a buyer's lender and insurer may see the claim history anyway.
Yes, in part. Of 420 Cape Royal homes we tested against FEMA's map, 334 are in Zone AE, a Special Flood Hazard Area with a base flood elevation of 7 feet, and 86 in shaded Zone X. Your home's zone is a parcel question your lender's flood determination answers, and its lowest floor elevation is on its elevation certificate.
Unincorporated Lee County has held Community Rating System Class 5 since 2007, worth 25 percent on the full-risk premium, and under Risk Rating 2.0 the discount applies to every NFIP policy in the community, Zone X included. That is the county's rating, not the city's.
Lee County treats an improvement or repair costing 50 percent or more of the structure's market value as a substantial improvement, after which the building must meet current flood rules, with the lowest floor at 8 feet NAVD88 where the base flood elevation is 7. A buyer planning a major renovation of an older Zone AE home will price that in.
No. Cape Royal is in unincorporated Lee County, taxing district 007, and no City of Cape Coral tax, fire assessment, stormwater fee, utility charge or utility extension assessment reaches Cape Royal parcels. City parcels carry those charges; Cape Royal bills do not.
District 007 is 14.6123 mills for 2026 as adopted. As an illustration at the $620,000 median, a homestead owner's ad valorem tax is about $8,447.61 and a non-homestead owner's about $9,059.63; the Property Appraiser's assessed value usually differs from a sale price, so these are not tax bills.
Usually not. A sale resets the assessment, so the buyer's bill starts from the new assessed value, without your Save Our Homes cap. Every Florida residential contract carries the property tax disclosure summary that tells the buyer not to rely on your bill.
Taxes are for the calendar year and paid in arrears, so the closing credits the buyer with your share of the year. On an illustrative $8,447.61 bill and a July 1, 2026 closing, 181 of 365 days is about $4,189.09. Your closing agent uses your actual bill and the date.
Yes, through the $295 directed assessment that pays the association's golf course purchase debt. It is part of the $2,936 total for 2026. No golf membership or club fee is required, and the MLS's Mandatory Club Fee field reads $0.00.
The homeowners' association. It bought the course on January 20, 2017 for $1,400,000 after the previous owner closed it in August 2016, and it leases the course to Troon, which runs the club and the Caloosa Club restaurant. Our Cape Royal Golf Club guide covers the club in full.
No sign riders; signs no larger than 12 by 12 inches, one in front and one in back; and at most three open houses a week, between 10 AM and 6 PM, with signs removed daily, under the association's page read October 15, 2026.
The association's public page lists two steps at a sale: the title company's estoppel request at least 14 days before closing and the new owner's registration for gate credentials. Leases, by contrast, need the Board's prior written approval. We confirm any further requirement from the estoppel and the resale documents before closing.
Yes. Every Cape Royal lease is in writing, for the whole lot, at least 30 days long, no more than four a year and approved in advance by the Board. We read the lease with you before listing so showings and the buyer's plans fit its terms.
Yes. We manage showings, vendor access through the gate, inspections and the association paperwork locally, and the title company closes by mail or e-signature. A local contact for the house while it is listed and a storm plan for a vacant home are part of the plan.
Generally yes. Under FIRPTA the buyer withholds 15 percent of the amount realized from a foreign seller, or 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000. Every Cape Royal sale in the 12 months was above $500,000, so plan for it early with a tax adviser.
The law does not require you to have one, but most buyers' insurers will ask. Citizens requires a 4-point inspection for homes over 20 years old, and 299 of the 439 Cape Royal homes were finished in 2006 or earlier. A wind mitigation report on form OIR-B1-1802 can earn the buyer premium discounts, so having both ready helps.
Close it before listing if you can, with the original contractor, another licensed contractor or as owner-builder, through Lee County, which issues permits for Cape Royal. A buyer at arm's length may not be penalized solely because a previous owner's permit was never closed, but an open permit still slows a closing.
Fix what a buyer's insurer or lender will require, document what you have already updated, and price the rest. An "as is" contract still leaves you the duty to disclose known defects that materially affect value. We walk the home with you and tell you which repairs pay back in a Cape Royal sale.
Cape Royal recorded 25 sales at a $620,000 median in the 12 months, all single-family homes, and sold in a median 39.5 days on the MLS; Sandoval recorded 92 at $359,500 across three home types and sold in a median 78 days. They are separate gated communities about 1.1 miles apart by straight line, with separate associations.
Yes, nearly always. We put it on the first line of the listing: a Cape Coral mailing address in ZIP 33991 in unincorporated Lee County, with county taxes, the Matlacha/Pine Island Fire Control District, Greater Pine Island water and septic, and a 2023 agreement that bars the city from initiating or approving annexation.
No public record measures that, so we print no effect. The city lists Cape Coral Grove as about 1,200 apartments, a 125-room hotel and more than 350,000 square feet of retail and entertainment on Pine Island Road, and FDOT is studying widening Pine Island Road from 4 to 6 lanes. Buyers will ask, and we give them the plans as the agencies publish them.
The Lee County Property Appraiser publishes recorded sales by parcel, and this guide lists all 25 sales of the 12 months to September 25, 2026 by street and month. For your own home, a free Cape Royal valuation gives you the sales that match it.
Ask each agent which recorded sales they would use, whether they know the section split and the county address, how they would explain the golf assessment, and how they market inside the association's rules.
Request a free Cape Royal home valuation or call Jesse direct at (239) 898-6072. We will send you the recorded sales we used, a price range for your section and build year, and the listing file we would assemble for your home.
A Cape Royal specialist matters because value here turns on details a generalist misses: two plat areas with different price levels, homes built across four decades, an association that owns the golf course, a county address with county services and septic systems, and the association's own limits on signs and open houses. Buyers pay for that certainty.
If you are thinking, "I need someone to sell my house in Cape Royal, Cape Coral," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Cape Coral, Fort Myers, Lee County, Estero, Bonita Springs, Naples and the rest of Southwest Florida. Whether you are selling on Royal Tee Cir, Lady Anne Cir, Princess Grace Ct, Prince Charles Ct, Lady Diana Ct or any court off the loop, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Cape Royal is a gated golf community of 483 platted lots and 439 single-family homes off SW Pine Island Road, with a Cape Coral address in unincorporated Lee County, built from 1985 to 2025 around a 27-hole public course its homeowners own. Our Cape Royal community guide covers the whole picture, from the declaration to the flood map, and it is the same record we use to describe your street to buyers.
The Lee County Property Appraiser holds the roll, the recorded sales and the millage books; the Lee County Clerk holds the recorded declaration; the association publishes its governing documents and rules; the Florida Division of Corporations lists the association; FEMA and Lee County publish the flood maps; and Lee County issues the permits. Our own offices are at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 and 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Knowing where every record lives is how we answer a buyer's question in a day instead of a week.
Some of your buyers will be comparing Cape Royal with other Cape Coral communities. Our Cape Coral seller guide, our page on what a Cape Coral home is worth and our Cape Coral area guide cover the city side, and our guides to Sandoval, Tarpon Point and Cape Harbour cover three communities buyers cross-shop.
Before any of that, a free Cape Royal home valuation tells you what you are working with. If you are also buying, whether moving within Cape Royal or relocating, see our guide to buying a home in Cape Royal, our guide to buying a home in Cape Coral and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
If you are searching for a Cape Royal listing agent, or thinking, "I need to sell my house in Cape Royal," McGreevy and Comisar are the team to call. We price from the recorded sales in your own section and build year, put the county address and the golf ownership in plain words, and negotiate every offer ourselves.
Data updated: October 2026 (Lee County recorded sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix) pulled October 10, 2026).
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Cape Royal record, last 12 months: 25 recorded sales at a $620,000 median, from September 26, 2025 to September 25, 2026 (Lee County recorded sales; county roll dated October 4, 2026). Call Jesse direct at (239) 898-6072, or ask for your free Cape Royal valuation. Buying in Cape Royal? Call Marc at (239) 287-5873, or read how we represent buyers.
Start with our free home valuation for Cape Royal and we will follow up with a Cape Royal number built on recorded sales in your section, adjusted for year built, size and lot. Or call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Your roof, window and air-conditioning permits, any wind mitigation or 4-point report, your elevation certificate if you have one, the septic system's permit and service records, your latest tax bill, any lease in place and your association account statement. We add the recorded declaration and the association's public rules.
In one sentence: a Cape Coral mailing address in ZIP 33991, in unincorporated Lee County, with county taxes in district 007 and no City of Cape Coral charges. Then name the fire district, the water provider and the septic system, so the buyer's lender and inspector start from the right facts.
Yes, and aerial footage shows the setting best. We describe golf or lake frontage only where the record shows it for your lot, and we follow the association's rule that residents and visitors stay off the course except with a scheduled tee time, so any course photography is arranged properly.
The new owner registers on the association's site and receives gate credentials by service request, and non-residents use the main gate on Pine Island Road. We put that step on the buyer's closing checklist so move-in starts without a delay at the gate.
As soon as the photography is done and the listing file is assembled; most of the documents are already in your home or a request away. Meanwhile we pull the recorded sales and the permit history, and the title company can be lined up before the first showing.
Every document behind the rules and figures in this guide is public and linked to the issuing authority's own copy. These are the ones a Cape Royal seller actually uses: the association's recorded declaration and forms, the county's tax and flood records, the state's statutes and the federal tax and flood references.
| Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
| Second Amended and Restated Declaration and Bylaws, Lee County instrument 2026000053727 | Cape Royal HOA | The covenants, the $3,500 capital contribution and the leasing rules | Open the declaration |
| Governing documents (public) | Cape Royal HOA | Every public governing document the association posts | Open the documents page |
| Estoppel certificate request | Cape Royal HOA | The fee schedule and the request the title company files | Open the estoppel request page |
| Realtors, rentals and builders rules | Cape Royal HOA | The 2026 charges, sign and open-house rules and gate steps | Open the association rules page |
| 2026 Taxing District Millage Book | Lee County Property Appraiser | The adopted 2026 district 007 rates | Open the 2026 millage book |
| Resolution 2026-008, final millage | Matlacha/Pine Island Fire Control District | The fire district's adopted 2026 rate | Open Resolution 2026-008 |
| Letter of Final Determination, community 125124 | FEMA, via Lee County | The March 2, 2027 flood map change | Open the FEMA letter |
| Ordinance 22-30, flood and freeboard | Lee County | The county's flood rules for building and improvement | Open Ordinance 22-30 |
| Evacuation Zone A fact sheet | Lee County Emergency Management | What Zone A means in a named storm | Open the Zone A fact sheet |
| Section 720.30851, estoppel certificates | Florida Legislature | The estoppel timing and fee rules | Open section 720.30851 |
| Section 720.401, association disclosure summary | Florida Legislature | The pre-contract disclosure and the buyer's 3-day right | Open section 720.401 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Section 201.02, documentary stamp tax on deeds | Florida Legislature | The $0.70 per $100 rate | Open section 201.02 |
| Title insurance rates, Rule 69O-186.003 | Florida Administrative Code | The promulgated owner's policy premium | Open the rule |
| 2026 Approved Rate Changes by County | Citizens Property Insurance Corporation | Lee County average premiums by policy form | Open the Citizens rate table |
| Student Enrollment Plan 2026-2027 | School District of Lee County | The zones and choice process | Open the enrollment plan |
| Standard toll fares | Lee County | Cape Coral Bridge and Midpoint Memorial Bridge tolls | Open the toll fares |
| Interlocal agreement on annexation (2023) | City of Cape Coral and Matlacha/Pine Island Fire Control District, as posted by GPICA | The terms that bar city-initiated annexation | Open the interlocal agreement |
| Topic 701, sale of your home | Internal Revenue Service | The federal home-sale gain rules | Open Topic 701 |
Every figure in this Cape Royal seller guide traces to one of the primary sources below: Lee County and its Property Appraiser, the Cape Royal HOA and its recorded declaration, the golf club's own pages, FEMA, Florida statutes and agencies, federal agencies and dated press. Each entry shows its address and the date we read it, and we use no portal listing sites as sources.
Data updated: October 2026 (county recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS pulled October 10, 2026; association, club, FEMA and county pages read October 15, 2026).
McGreevy and Comisar are the Southwest Florida listing team Cape Royal sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing, with over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar, and we serve Cape Coral from Bonita Springs and Fort Myers.
#5 real estate team in Florida (RealTrends 2026).
For this seller guide we tracked all 25 recorded Cape Royal sales over the 12 months to September 25, 2026, matched them to 26 MLS closings, tested 420 home sites against FEMA's flood map and read the association's 75-page 2026 declaration, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar and reach us through our contact page. Buying in Cape Royal or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse direct at (239) 898-6072, or start with the Cape Royal seller valuation request. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This seller guide is general information about selling a home in Cape Royal, not an appraisal and not legal, tax or insurance advice. County market data: Lee County recorded sales through September 25, 2026, county roll dated October 4, 2026. Market data from Southwest Florida MLS, pulled October 10, 2026, closings September 26, 2025 to September 25, 2026. Brokered by Domain Realty.