Updated October 2026
<p>Selling a Concordia condo in Cape Coral? We price it on the recorded sales of your floor plan, 22 in 12 months at a $210,000 median, and ready the estoppel and resale documents. 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 condominium in Concordia starts with a fact that most automated estimates miss: Concordia is six floor plans repeated in 34 identical buildings, so the right price for your unit comes from the recorded sales of your own plan, not from the community median. In the 12 months to September 25, 2026, Lee County recorded 22 qualified Concordia sales at a $210,000 median, and the plan medians ran from $150,000 for the 1,147-square-foot one-bedroom to $229,000 for the 1,468-square-foot three-bedroom. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this seller guide for owners on Concordia Lake Circle in Cape Coral, Florida 33909. For the full community picture, start with our Concordia community guide; for the city around it, see our Cape Coral area guide.
If you are still choosing who should list your condominium, our guide to the best real estate agents in Cape Coral sets out the questions we think a seller should ask every agent. Call Jesse direct at (239) 898-6072, request a free Concordia home valuation, and we will send you the recorded sales of your floor plan, labeled by date and source. Buying your next home at the same time? Read how to buy a home in Concordia.
To sell a Concordia condominium in 2026, price it against the recorded sales of your own floor plan, list it with the garage, lake and Zone X advantages up front, and have the estoppel figures and resale documents ready before the first showing, because Concordia buyers negotiate: the October 10, 2026 MLS export shows a median 94.1 percent sale-to-list ratio.
Data updated: October 2026 (Lee County Property Appraiser roll and Florida Department of Revenue qualified sales, newest recorded sale September 25, 2026; Southwest Florida MLS (Matrix) export pulled October 10, 2026; FEMA National Flood Hazard Layer queried October 28, 2026).
We tracked every qualified recorded Concordia sale for the 12 months to September 25, 2026: 22 sales, read by floor plan, by bedroom count and by building. We lead with the county record because it is the public file of deeds, and we say plainly what it cannot show. Days on market and sale-to-list ratio come from the multiple listing service: in the Southwest Florida MLS (Matrix) export of October 10, 2026, the 19 Concordia closings with days-on-market data went under contract in a median 21 days and sold at a median 94.1 percent of the final list price.
Five things move a Concordia sale more than finishes do. The first is the floor plan, because the six plans sold at 12-month medians from $150,000 to $229,000. The second is the floor, lower or second level, which changes the buyer pool. The third is condition, which explains why one 1,356-square-foot unit recorded at $112,500 and another at $247,500 in the same year. The fourth is the paperwork a buyer's lender and title company will ask for: the estoppel certificate, the resale documents and the condominium questionnaire. The fifth is the cost of ownership the buyer adds up: the association fee, a $500 monthly median on the MLS, the HO-6 premium and the tax bill.
Your listing competes first with the other Concordia listings: on October 10, 2026 the Southwest Florida MLS showed nine active Concordia units asking from $199,000 to $278,777, a median of $234,900, with one more under contract. It competes next with the condominium communities buyers cross-shop in ZIP 33909, such as Casa di Fiori and Isles of Porto Vista, and with entry-level single-family homes across Cape Coral.
We cover the recorded market by floor plan and year, the MLS comparables with days on market and sale-to-list ratios, how we price, market and negotiate a Concordia sale, what it costs to sell, the documents a Florida condominium seller must deliver, the estoppel process, the buyer's fee, insurance and flood questions, lender reviews, the choice between listing, selling for cash and selling by owner, the tax questions that come up, and more than thirty seller questions answered directly.
The key takeaways for a Concordia seller are that floor plan sets the price, the recorded market is flat year over year at a $210,000 median, buyers negotiate to a median 94.1 percent of list, and a seller who has the estoppel, resale documents and flood determination ready removes the delays that cost condominium sellers money.
You list a Concordia home with McGreevy and Comisar because we price from the recorded sales of your floor plan, we market the garage, lake and Zone X facts buyers care about, and we lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with over $2.5 billion in team sales and over $900 million personally between Jesse and Marc.
Jesse McGreevy leads our listing strategy and Marc Comisar leads negotiation and buyer representation. Between them they have represented sellers in Southwest Florida condominiums of every size, and our team has closed over $2.5 billion in real estate as Domain Realty Group. We are also ranked the #5 real estate team in Florida (RealTrends 2026).
Most listing presentations for a Concordia unit quote the community median and a portal estimate. We bring the recorded sales of your plan, the MLS closings with their days on market and sale-to-list ratios, the active listings you will compete with that week, and the association figures a buyer will ask for, before we suggest a price.
Concordia's 12-month median is $210,000, but your floor plan and condition decide your price. Get a free Concordia home valuation or call Jesse direct at (239) 898-6072. Buying after you sell? See how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.
The record behind this guide is our team's: McGreevy and Comisar have over $900 million in personal sales, our Domain Realty Group team has sold over $2.5 billion in real estate, we have been the #1 team in Southwest Florida since 2012 and Top 1% nationally since 2008, and every Concordia figure on this page is a market figure we tracked from the public record.
In the last 12 months we tracked 22 Concordia closings recorded by Lee County, $4,398,500 in recorded volume, and the 20 MLS-marketed closings in the October 10, 2026 export with their days on market and sale-to-list ratios. Those are the numbers a Concordia buyer's agent will use against your price, so they are the numbers we use to set it.
The Gulfshore Life Five Star award is a customer-satisfaction award; McGreevy and Comisar have received it for 21 straight years, one of only 5 out of 21k+ licensees. For a Concordia seller it is a simple proxy: clients who sold with us said they would recommend us, year after year.
Concordia's market for sellers is flat and price-sensitive: Lee County recorded 22 sales in the 12 months to September 25, 2026 at a $210,000 median, 1.8 percent below the prior 12 months, while the MLS showed nine active listings on October 10, 2026, about 4.9 months of supply, and a median sale-to-list ratio of 94.1 percent.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix) export pulled October 10, 2026).
Twenty-two qualified sales recorded in the 12 months from September 26, 2025 to September 25, 2026, against 340 units, turnover of 6.5 percent. The prior 12 months recorded 18. In the October 10, 2026 MLS export, 20 Concordia units closed in the 12 months to that date.
The 22 recorded sales had a $210,000 median (an even count; the two middle sales were both $210,000), a $199,932 mean and a range of $112,500 to $267,000. The median price per square foot of county heated area was about $155; the MLS median per square foot of living area was about $154.
In the October 10, 2026 MLS export, the 19 Concordia closings with days-on-market data had a median of 21 days. Seven went under contract within 10 days, and four took more than 100 days. The fast sales were priced at or near their plan's recorded value; the slow ones started high.
The median Concordia closing sold at 94.1 percent of its final list price. The highest ratio was 106.5 percent, a one-bedroom-plus-den unit that sold above its final list price after 490 days; the lowest was 86.7 percent, a 1,356-square-foot unit listed at $224,999 that sold for $195,000.
Nine active listings on October 10, 2026, against 22 recorded sales a year, is about 4.9 months of supply: enough choice that buyers compare units side by side, not so much that prices are falling sharply.
The 12-month median is 1.8 percent below the prior 12 months, and calendar 2026 to September 25 ($212,500 median on 14 sales) is above calendar 2025 ($185,540 on 26 sales). The 2022 calendar-year median, $285,000, remains the peak.
A buyer will compare your Concordia unit with the recent closings of the same floor plan, and the most recent 20 MLS-marketed closings, with their final list prices, sold prices, days on market and sale-to-list ratios, are the comparables a buyer's agent pulls first. They are listed below, newest first, from the October 10, 2026 export.
Data updated: October 2026 (Southwest Florida MLS (Matrix) export pulled October 10, 2026).
| MLS closing date | Building | Bedrooms | Living area (sq ft) | Final list price | Sold price | Days on market | Sale to list |
|---|---|---|---|---|---|---|---|
| July 28, 2026 | 1848 | 3 Bed | 1,468 | $269,000 | $257,000 | 52 | 95.5% |
| July 14, 2026 | 1763 | 3 Bed | 1,468 | $225,000 | $225,000 | 3 | 100.0% |
| May 21, 2026 | 1776 | 2 Bed | 1,356 | $229,000 | $222,000 | 12 | 96.9% |
| May 1, 2026 | 1831 | 2 Bed | 1,190 | $210,000 | $190,000 | 216 | 90.5% |
| April 15, 2026 | 1860 | 3 Bed | 1,468 | $225,000 | $210,000 | 71 | 93.3% |
| March 20, 2026 | 1837 | 3 Bed | 1,468 | $289,900 | $267,000 | 10 | 92.1% |
| March 13, 2026 | 1865 | 1+Den | 1,147 | $155,000 | $165,000 | 490 | 106.5% |
| March 11, 2026 | 1788 | 2 Bed | 1,356 | $224,999 | $195,000 | 21 | 86.7% |
| February 27, 2026 | 1824 | 2 Bed | 1,190 | $190,000 | $190,000 | not entered | excluded |
| January 26, 2026 | 1776 | 2 Bed | 1,223 | $223,000 | $215,000 | 90 | 96.4% |
| January 23, 2026 | 1812 | 2 Bed | 1,190 | $224,900 | $210,000 | 62 | 93.4% |
| January 22, 2026 | 1865 | 2 Bed | 1,223 | $239,500 | $235,000 | 7 | 98.1% |
| December 30, 2025 | 1859 | 3 Bed | 1,468 | $239,000 | $229,000 | 29 | 95.8% |
| December 9, 2025 | 1800 | 2 Bed | 1,190 | $199,000 | $177,500 | 247 | 89.2% |
| November 10, 2025 | 1807 | 1+Den | 1,147 | $150,000 | $145,000 | 7 | 96.7% |
| November 7, 2025 | 1860 | 3 Bed | 1,618 | $249,500 | $225,000 | 103 | 90.2% |
| October 30, 2025 | 1854 | 3 Bed | 1,618 | $244,900 | $220,000 | 7 | 89.8% |
| October 29, 2025 | 1807 | 2 Bed | 1,190 | $199,000 | $185,000 | 8 | 93.0% |
| October 22, 2025 | 1848 | 1 Bed | 1,147 | $169,500 | $165,000 | 3 | 97.3% |
| September 30, 2025 | 1763 | 1+Den | 1,147 | $149,900 | $141,000 | 17 | 94.1% |
One closing was entered without days on market; it is counted in sold prices and left out of the days-on-market and sale-to-list figures. We show the building street number, not the unit number.
The comparables say three things. Units listed near their plan's recorded value went under contract fast: a 1,468-square-foot three-bedroom listed at $225,000 sold at full price in three days in July 2026. Units listed well above it waited and sold lower: a 1,190-square-foot unit listed at $210,000 took 216 days and sold for $190,000. And three-bedroom units carry the top of the market, from $210,000 to $267,000.
The clearest Concordia sale we tracked in the last year was a three-bedroom, 1,468-square-foot unit in building 1763: listed at $225,000 in July 2026, it went under contract in three days and closed at $225,000, 100 percent of list. The same month, a similar three-bedroom in building 1848 listed at $269,000 took 52 days and closed at $257,000. Both sellers did well; the difference was the price they started at and how long they were willing to wait.
Yes, occasionally. For a two-bedroom, 1,223-square-foot unit in building 1865, the recorded deed shows $230,000 in January 2026 while the MLS shows a $235,000 closing, and for a 1,190-square-foot unit in building 1831 the deed date is March 1, 2026 and the MLS closing date May 1, 2026. We publish the deed figure as the sale price and name the MLS figure once, because the deed's consideration and the reported closing price can differ for credits and personal property.
We price a Concordia home from the recorded sales of its own floor plan, adjusted for floor level, view and condition against those sales, checked against the active listings it will compete with that week, and set so that a normal negotiation to the 94.1 percent median sale-to-list ratio still ends at the value the record supports.
The one-bedroom plan recorded four sales in 12 months at a $150,000 median, from $141,000 to $165,000; over 24 months, nine one-bedroom sales had a $155,000 median. Many are listed as one bedroom plus den, which widens the buyer pool to seasonal owners who want a guest space.
All five 1,190-square-foot sales in the 12 months recorded between $177,500 and $210,000, a $190,000 median. It is the most common two-bedroom plan, with 68 units, so a seller usually has a direct competitor on the market.
The 1,223 plan appears once in each building, 34 units in all. It recorded two sales in 12 months, at $215,000 and $230,000, too few for a median, so we read those two sales and the 1,190 and 1,356 sales around them.
The 1,356 plan recorded five sales at a $210,000 median and the widest range in Concordia, from $112,500 to $247,500. That spread is condition and circumstance, and it is why we walk the unit before we give a number.
The 1,468 plan recorded five sales at a $229,000 median, including the year's highest Concordia sale, $267,000 in March 2026. On the MLS it carried both the fastest sale (three days at full price) and a $269,000 listing that closed at $257,000 after 52 days.
The largest plan recorded one qualified sale in the 12 months, at $220,000, so no median is printed. We read the MLS closings of the plan, $220,000 and $225,000 in late 2025, beside the 1,468 sales, and the active 1,618 listing at $278,777 on October 10, 2026.
The association says each building has three units on the lower level and seven on the second level. Lower-level units suit buyers who avoid stairs; second-level units can have better lake views. Neither the county roll nor the MLS has a reliable view field, so we price view from the comparables' photos and remarks rather than a fixed premium.
We market a Concordia condominium with professional photography and drone video of the lake, pool and buildings, a floor-plan-specific listing that leads with the attached garage, the walk to Publix and the Zone X flood designation, syndication through the Southwest Florida MLS, and direct outreach to the buyers in our database who are searching for a low-maintenance Cape Coral condominium.
A Concordia listing package includes the floor plan and square footage from the county roll, the association fee and what it covers from the current budget, the FEMA flood determination, the estoppel figures once ordered, recent recorded sales of the plan and a short description of the amenities as the association publishes them. Buyers who see the numbers early write cleaner offers.
Concordia buyers are first-time buyers, downsizers, seasonal owners from the Midwest, Northeast and Canada, and some investors, depending on what the Declaration allows for leasing. Our marketing speaks to each: the garage and lock-and-leave ease for seasonal buyers, the price per square foot for first-time buyers, the walkable shopping for downsizers.
We schedule showings around the association's rules and the seasonal pattern of Cape Coral buyers, use a lockbox where the association allows it, and brief every showing agent on the plan's recorded sales so the buyer hears the value story from the first visit.
We negotiate a Concordia sale on the facts that move price in a condominium: the recorded sales of your plan, the estoppel and special-assessment figures, the inspection findings, the buyer's financing and the closing date. Marc Comisar leads our negotiation, and we put every offer side by side on net proceeds rather than headline price.
A typical Concordia negotiation starts with an offer several percent below list, consistent with the 94.1 percent median sale-to-list ratio, and turns on inspection credits, who pays the estoppel fee and any special assessment, and the closing date. We answer with the recorded comparables, not with emotion.
In a condominium, many inspection items are association responsibilities: the roof, the exterior walls and the common elements. We separate what is yours (interior systems, appliances, the unit's air conditioning and water heater) from what is the association's, so you are not asked to credit for a roof you do not own.
Cash offers skip the lender's condominium review, which is the most common source of delay in a condominium closing. We compare a cash offer's net and certainty with a financed offer's price, and we recommend the one that leaves you better off.
Selling a Concordia condominium costs the brokerage commission you agree in the listing agreement, Florida documentary stamp tax on the deed at $0.70 per $100 of price, the owner's title insurance policy, which the seller customarily pays in Lee County, the association's estoppel fee and any transfer charge the contract assigns to you, prorated association fees and taxes, and any repairs or credits you agree to.
On a sale at Concordia's $210,000 recorded median, documentary stamp tax is $1,470 (section 201.02 of the Florida Statutes). The owner's title policy at Florida's promulgated rate is about $1,125 ($5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 above it, under Florida Administrative Code rule 69O-186.003), before any endorsements and the title agent's settlement charges. The commission depends on the listing agreement you sign; at an illustrative 5 percent it would be $10,500. Prorations, the estoppel fee and any payoff of your mortgage complete the sheet.
| Line item | Who customarily pays in Lee County | At a $210,000 price |
|---|---|---|
| Documentary stamp tax on the deed ($0.70 per $100) | Seller | $1,470 |
| Owner's title insurance policy (promulgated rate) | Seller | about $1,125 |
| Listing brokerage commission | Seller, as negotiated | as agreed (5 percent shown for illustration: $10,500) |
| Association estoppel certificate | Per contract; commonly seller | statutory cap, set by section 718.116 |
| Prorated association fee and property tax | Shared by date | depends on closing date |
| Mortgage payoff and recording of the satisfaction | Seller | depends on loan |
Since August 2024, under the National Association of REALTORS settlement, offers of compensation to a buyer's broker are no longer made through the MLS, and buyers sign a written agreement with their own agent before touring. A seller can still agree to contribute to the buyer's agent's fee as part of a negotiated sale. We explain each option and what it does to your net before you list.
Section 718.116 caps the fee an association may charge for an estoppel certificate and sets the turnaround time; the sales contract decides who pays. In Southwest Florida the seller commonly pays, and we confirm the cap the Florida Department of Business and Professional Regulation publishes for the current year.
A Concordia seller must give the buyer the condominium's governing documents and financial information under section 718.503 of the Florida Statutes, the association issues an estoppel certificate under section 718.116 stating what is owed on the unit, and the seller owes the general Florida duty to disclose known facts that materially affect value and are not readily observable.
For a resale, section 718.503 requires the unit owner to provide the buyer with a current copy of the Declaration of Condominium, the Articles of Incorporation, the Bylaws and rules of the association, the most recent year-end financial information and the frequently asked questions and answers document, along with the governance form. The buyer may cancel the contract within the statutory window after receiving them, and the contract must say so. Getting these documents from the association early keeps that window from delaying your closing.
No. Section 720.401 is the disclosure summary for homeowners associations under Chapter 720, and by its own terms it does not apply to condominium associations governed by Chapter 718. A Concordia sale follows the condominium resale rules in section 718.503 instead. This is information, not legal advice; your closing agent or attorney confirms the documents for your contract.
Florida courts require a seller to disclose known facts that materially affect the property's value and are not readily observable to the buyer. In a condominium unit that usually means past leaks or water damage inside the unit, known defects in the unit's systems, open permits for interior work and any notice from the association about a special assessment. We give every seller a disclosure form and help complete it accurately.
The association, through its manager, issues the estoppel certificate on request from the title company. It states the regular assessment, the date it is paid through, any special assessment levied, any amount owed and any transfer or capital contribution charge. Section 718.116 caps the fee and sets the delivery time, and the certificate protects the buyer from unpaid balances it does not disclose.
A Concordia buyer will ask what the monthly association fee is and what it covers, whether a special assessment is pending, what an HO-6 insurance policy costs for the unit, and what the flood zone is. Sellers who answer those four questions in the listing remove the most common reasons a condominium buyer walks away during the inspection period.
The Southwest Florida MLS export of October 10, 2026 shows a $500 monthly median fee on the 19 Concordia closings that reported one, with a range of $468 to $644 and 15 of 19 between $486 and $500. The association's adopted budget is the controlling figure; we include it in the listing package.
The association insures the buildings under its master policy, paid through the fee; the buyer's HO-6 policy covers the interior, contents, loss assessment and liability. HO-6 premiums are quoted per unit and are not published; we suggest buyers get a quote early and we share the building's year built (2006, 2007, 2009 or 2010) and wind-mitigation features to help them.
FEMA's National Flood Hazard Layer returns Zone X, area of minimal flood hazard, at five Concordia addresses we tested, on panels 12071C0254G and 12071C0258G, effective November 17, 2022. A buyer's federally backed lender does not require flood insurance in Zone X, which lowers the buyer's monthly cost against Zone AE condominiums.
Florida's milestone inspection and structural integrity reserve study requirements apply to condominium buildings three stories or more. Concordia's buildings are two stories, so a Concordia buyer is not reading a milestone report or a SIRS for the building; the buyer reads the budget's reserve schedule instead.
A buyer's lender will review Concordia as a condominium project before approving the loan, asking the association, through a condominium questionnaire, about owner-occupancy, delinquencies, the master insurance policy, reserves, pending litigation and any single-entity ownership concentration. A complete, early questionnaire is the single best protection against a delayed Concordia closing.
A condominium questionnaire is the lender's form the association or its manager completes, usually for a fee, describing the project. Conventional lenders follow the project standards in the Fannie Mae and Freddie Mac selling guides; FHA and VA loans need agency approval of the project or a single-unit approval. We ask the association about its questionnaire turnaround when we list.
If a buyer's lender cannot approve the project, the buyer may need a different loan program, a portfolio lender or a cash purchase. We screen financing at the offer stage so a Concordia contract is not built on a loan that cannot close.
A Concordia seller should position the unit against the condominium communities a buyer cross-shops in the same county record: Concordia's $210,000 median and about $155 per heated square foot sit above Isles of Porto Vista's $157,000 and $123, close to Casa di Fiori's $215,000 and $169, and above the ZIP 33909 condominium median of $185,000 over the same 12 months.
| Community | Recorded sales, 12 months to September 25, 2026 | Median price | Median $ per heated sq ft | 24-month median |
|---|---|---|---|---|
| Concordia | 22 | $210,000 | about $155 | $210,000 (40 sales) |
| Casa di Fiori | 22 | $215,000 | about $169 | $216,500 (48 sales) |
| Isles of Porto Vista (condominiums only) | 13 | $157,000 | about $123 | $169,000 (31 sales) |
| Van Loon Commons | 7 | $174,000 | about $117 | $183,500 (16 sales) |
| Island Cove | 21 | $295,000 | about $228 | $309,900 (33 sales) |
| All condominium units in ZIP 33909 | 79 | $185,000 | about $153 | $192,500 (163 sales) |
Same Lee County file, same qualification rules and windows for every row. Van Loon Commons recorded fewer than 10 sales; read its median as thin.
The benchmark tells a Concordia seller that the community prices at a premium to the ZIP 33909 condominium market, roughly in line with newer Casa di Fiori, and that buyers are paying for the garage, the amenities and the location. It also shows that Island Cove, at $295,000, is a different product tier, so a Concordia list price that drifts toward Island Cove's will sit.
Isles of Porto Vista, a condominium community of the same 2006 to 2007 era in ZIP 33909, is the closest like-for-like rival, at a $157,000 median on 13 sales. A Concordia seller's case against it is the attached garage, the walk to Publix and the two-story buildings; our Concordia community guide sets the two side by side.
A Concordia owner can list with an agent on the MLS, sell for cash to an investor or iBuyer, or sell by owner. Listing reaches the full buyer pool that produced the 22 recorded sales and the 94.1 percent median sale-to-list ratio; a cash sale trades price for speed and certainty; selling by owner saves the listing commission but leaves the documents, lender review and negotiation to you.
| Path | What you gain | What you give up | What the Concordia record shows |
|---|---|---|---|
| List with McGreevy and Comisar on the MLS | Full buyer exposure, floor-plan pricing, negotiation and document management | The listing commission you agree | 20 MLS closings in 12 months, median 21 days on market, median 94.1 percent of list |
| Sell for cash to an investor or iBuyer | Speed, no showings, no lender review | Typically a price below the plan's recorded value | Not separately identifiable in the county record |
| Sell by owner | No listing commission | Your time, document handling, lender questionnaire, negotiation and exposure | Recorded sales outside the MLS exist (22 recorded vs 20 MLS-marketed) but are not identifiable by method |
A cash sale makes sense when certainty and speed matter more than price: an estate sale, a unit needing major interior work, or an owner who cannot manage showings. We can bring cash buyers to a Concordia unit and still compare their offers with the open market.
Owners selling by owner underestimate the condominium paperwork: the section 718.503 documents, the estoppel request, the lender questionnaire and the association's approval process. Each one can delay or end a contract when it is late.
The tax questions that come up when you sell a Concordia condominium are the capital gains exclusion for a primary residence under section 121 of the Internal Revenue Code, as explained in IRS Publication 523, FIRPTA withholding when the seller is a foreign person, and Florida's Save Our Homes portability, which lets a homesteaded seller carry part of the assessment benefit to a new Florida homestead.
If the Concordia unit was your principal residence for two of the five years before the sale and you meet the other tests, you may exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly, under the rules in IRS Publication 523. Investors and seasonal owners generally do not qualify and should plan with a tax adviser.
The Foreign Investment in Real Property Tax Act requires the buyer to withhold a percentage of the price when the seller is a foreign person, unless an exception or a withholding certificate applies. Canadian and other international Concordia owners should talk with their closing agent and tax adviser before listing.
Florida's portability rule, in section 193.155 of the Florida Statutes, lets a homesteaded owner transfer part of the accumulated Save Our Homes assessment difference to a new Florida homestead established within the statutory period. The Lee County Property Appraiser processes the application.
Seasonal and out-of-state Concordia owners can sell without being in Cape Coral: we manage access, cleaning, photography, repairs and showings locally, coordinate with the association's management office, and Florida title companies routinely close by mail or by remote online notarization, so the owner signs from home.
We check the unit's air conditioning, water heater and humidity control, arrange a professional clean, stage lightly if it helps the photos, and confirm with the management office how vendors access the building and the garage.
Cape Coral's buyer traffic rises in the winter season, when seasonal buyers visit, but Concordia recorded qualified sales in 10 of the last 12 months. Pricing and condition matter more than the month; we time the listing to your plans.
A Concordia landlord selling a rented unit should know that the lease survives the sale unless it says otherwise, that a tenant-occupied unit sells mainly to investors, and that the association's leasing rules, which a buyer will read in the Declaration, shape how much an investor will pay. We plan showings around the lease and present the rent history.
Selling with a tenant in place keeps the rent coming and appeals to investors; selling vacant opens the unit to owner-occupants, who are most of Concordia's buyers, and usually supports a higher price. We compare both nets for your unit.
Yes. An investor buyer prices a Concordia unit on what the Declaration and rules allow for leasing, so we give investors the leasing section early. Owner-occupant buyers care less.
A free Concordia home valuation from McGreevy and Comisar is a written price range for your unit built on the recorded sales of your floor plan, the MLS closings with their days on market and sale-to-list ratios, the active competition and your unit's floor, view and condition, with every comparable labeled by date and source.
Enter your address in the free Concordia home valuation form, or call Jesse direct at (239) 898-6072. We answer with the recorded comparables for your plan and a seller net sheet. Read more about how we value a Concordia unit in our Concordia home valuation guide.
Jesse or Marc reviews your unit's plan, building and floor, pulls the latest recorded sales and MLS closings, and calls you to ask about condition and timing. If you want an in-person walkthrough, we schedule it around you.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, and Jesse McGreevy is a top-reviewed Concordia listing agent; the reviews below are quoted exactly as clients wrote them on our Google Business Profile, and we do not edit, combine or summarize client words.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "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
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
Concordia sellers ask what their condominium is worth, how quickly it will sell, what selling costs, what the association and the buyer will need and who should list it. The answers below draw on Lee County's recorded sales, the Southwest Florida MLS export of October 10, 2026, FEMA's flood maps and the Florida Statutes, each named where it is used.
We believe the best realtor to sell a Concordia condominium prices from your floor plan's recorded sales, markets the garage, lake and Zone X designation, and manages the estoppel, resale documents and lender questionnaire from day one. That is how McGreevy and Comisar list in Concordia; call Jesse direct at (239) 898-6072.
Your Concordia condo's value starts with its plan: 12-month recorded medians were $150,000 for the 1,147-square-foot one-bedroom, $190,000 for the 1,190 plan, $210,000 for the 1,356 plan and $229,000 for the 1,468 three-bedroom. Request a free Concordia home valuation for your unit.
Lee County recorded 22 qualified Concordia sales in the 12 months to September 25, 2026 at a $210,000 median.
The 19 Concordia closings with days-on-market data in the October 10, 2026 MLS export went under contract in a median 21 days.
The median Concordia closing sold at 94.1 percent of its final list price in the October 10, 2026 MLS export, so a typical negotiation took about 6 percent off the asking price.
It is a reasonable time to sell a fairly priced unit: calendar 2026's recorded median to September 25 ($212,500 on 14 sales) is above calendar 2025's ($185,540 on 26 sales), although the trailing 12-month median is 1.8 percent below the prior 12 months.
Waiting is a bet on the market. Concordia's 2022 calendar-year median was $285,000 and the latest 12-month median is $210,000; the recorded history shows Concordia took more than a decade to recover from 2009. We show you the numbers and let you decide.
On October 10, 2026 the Southwest Florida MLS showed nine active Concordia listings, from $199,000 to $278,777, and one under contract.
At a $210,000 price, documentary stamp tax is $1,470 and the owner's title policy at the promulgated rate is about $1,125, plus the commission you agree, the estoppel fee, prorations and any mortgage payoff.
In Lee County the seller customarily pays for the owner's title insurance policy and the buyer pays for the lender's policy; the sales contract controls.
The sales contract decides; in Southwest Florida the seller commonly pays. Section 718.116 caps the fee the association may charge.
Under section 718.503, the Declaration, Articles, Bylaws, rules, the most recent year-end financial information, the frequently asked questions and answers document and the governance form.
Yes, within the statutory window after receiving the section 718.503 documents, and the contract must say so. Delivering them early shortens the uncertainty.
Whether the association must approve a buyer, and how long it has, is set by the Declaration. Some Concordia MLS records show application fees of up to $150; we confirm the process when we list.
Any special assessment levied must appear on the estoppel certificate, and the contract decides who pays it. We negotiate the split before it can derail the deal.
No milestone inspection applies to Concordia by Florida's height test: section 553.899 covers condominium buildings three stories or more, and Concordia's buildings are two stories.
Not for a federally backed loan: FEMA maps Zone X at the five Concordia addresses we tested. Many buyers still buy contents flood coverage.
Usually no more than paint, lighting, fixtures and a deep clean. The 1,356 plan's $112,500 to $247,500 range shows condition matters, but buyers discount remodels to their own taste.
Replace it only if it has failed or an inspection will clearly condemn it; otherwise disclose its age and let the price reflect it. A working system with records is usually enough.
It can. Lower-level units suit buyers who avoid stairs; second-level units can have better lake views. We price floor from comparable sales.
Lake views attract Concordia buyers, but neither the county nor the MLS records view reliably, so we price it from the comparables' photos and remarks.
Every Concordia unit has a private attached garage, according to the association, which sets it apart from many Cape Coral condominiums at this price and matters to seasonal owners.
Yes. Seasonal and investor buyers sometimes want furniture, but they pay little for it; we usually list unfurnished with a separately priced furniture option.
Yes. We manage the unit locally and Florida title companies close by mail or remote online notarization.
Yes, subject to the lease. A tenant-occupied unit sells mainly to investors; a vacant one reaches owner-occupants too.
Owners who bought near the 2022 peak may face a sale below purchase price. We give you an honest range and the options: sell now, wait, or rent if the documents allow.
Order the estoppel early, have the section 718.503 documents ready, and ask the association about its lender questionnaire turnaround at listing.
Professional photography, drone video of the lake and buildings, a floor-plan-specific listing, Southwest Florida MLS syndication and outreach to our buyer database, with the fee, flood and document facts in the package.
Yes. A private sale to buyers in our database is possible; we explain the trade-off between privacy and a smaller buyer pool.
Compare the net and the certainty. Cash skips the lender's condominium review; a financed offer may pay more. We set every offer side by side.
A primary-residence seller may exclude up to $250,000 of gain ($500,000 married filing jointly) under IRS Publication 523; investors and seasonal owners should see a tax adviser.
A federal rule requiring the buyer to withhold part of the price when the seller is a foreign person. International owners should plan for it with their closing agent.
Florida's portability rule in section 193.155 lets a homesteaded seller transfer part of the benefit to a new Florida homestead within the statutory period.
After a contract, a financed Concordia closing commonly takes 30 to 45 days, mostly for the lender's appraisal and condominium review; a cash closing can be faster once the estoppel arrives.
The title company collects the estoppel figures, pays the association, records the deed and disburses your proceeds; you can sign remotely.
Ask each agent for your plan's recorded sales, their pricing logic, their marketing plan and how they handle the condominium documents. Our guide to the best real estate agents in Cape Coral lists the questions.
Call Jesse direct at (239) 898-6072 or request a free Concordia home valuation.
Thinking of selling your Concordia home means deciding on a price, a timeline and a team; McGreevy and Comisar bring the recorded sales of your floor plan, a listing plan built for a Cape Coral condominium and the negotiation of the #1 team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc.
If you are thinking, "I need someone to sell my house in Concordia, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Cape Coral, Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Concordia, Sandoval, Cape Harbour, Coral Lakes, Isles of Porto Vista or anywhere else in Cape Coral, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
What Is Your Concordia Home Worth? Get a Free Valuation in 60 Seconds. Start your free Concordia home valuation.
(239) 898-6072, text or call. Confidential conversations welcome.
Our local expertise in Concordia rests on the public record and the Cape Coral market around it: we read Concordia's 340 units by floor plan, building and year built from the Lee County roll, track every qualified recorded sale, and set them beside the condominium communities and single-family neighborhoods Cape Coral buyers cross-shop.
Our Concordia community guide covers the association, amenities, flood map, schools and drive times in full. Our Cape Coral area guide and Cape Coral seller guide set the city context, and our Concordia buyer guide shows a seller what the next owner will be told.
The downloadable documents for a Concordia sale are the public authority records a seller relies on, each linked to its official source rather than a copy: the condominium resale and estoppel statutes, the documentary stamp tax and title rate rules, the association's documents page, the recorded-records search and the federal tax guidance.
| Document | Authority |
|---|---|
| Florida Statutes 718.503, resale disclosure | Florida Senate |
| Florida Statutes 718.116, estoppel certificates | Florida Senate |
| Florida Statutes 201.02, documentary stamp tax | Florida Senate |
| Title insurance premium rates, rule 69O-186.003 | Florida Administrative Code |
| Florida Statutes 193.155, Save Our Homes and portability | Florida Senate |
| Concordia governing documents page (owner login) | Concordia association website |
| Recorded declarations and deeds | Lee County Clerk of Court |
| Condominium association fees: important facts | Florida DBPR |
| Selling your home, Publication 523 | IRS |
| FIRPTA withholding | IRS |
The sources behind every Concordia figure on this seller guide are primary records: the Lee County Property Appraiser roll and recorded sales, the Southwest Florida MLS (Matrix) export of October 10, 2026, the association's website, the Florida Statutes and Administrative Code, FEMA's flood maps and federal tax guidance.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the local real estate experts for Concordia sellers: Jesse McGreevy leads listing and seller strategy, Marc Comisar leads negotiation and buyer representation, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.
Meet Jesse McGreevy and Marc Comisar, or read more about McGreevy and Comisar. Buying in Concordia 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 Concordia seller valuation request. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Market data from Southwest Florida MLS, pulled October 10, 2026 (Matrix export), and from Lee County recorded sales through September 25, 2026. Updated October 2026. This seller guide is general information about selling a Concordia condominium, not an appraisal and not legal, tax or insurance advice. Brokered by Domain Realty.