Updated October 2026
<p>Selling a Coral Lakes home in Cape Coral? We price it on 67 Lee County recorded sales, your section and street, and the builder's current townhome prices, and gather the association papers buyers ask for. Call Jesse McGreevy at (239) 898-6072.</p>
Home › Cape Coral › Coral Lakes › Sell Your Home in Coral Lakes
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a home in Coral Lakes in Cape Coral starts with a fact most listing pages miss: there are two markets inside one gate, and a builder is still selling in one of them. In the 12 months to September 25, 2026, Lee County recorded 67 qualified sales here at a $247,990 median. An estimated 45 were the builder's first sales of new Sawgrass at Coral Lakes townhomes, and 22 were resales at a $307,500 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this seller guide for owners in Coral Lakes, the gated lake community off Del Prado Boulevard North in Cape Coral, Florida 33909. For the whole community picture, from the Declaration to the flood map, start with our Coral Lakes 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 Coral Lakes home valuation, and we will send you the recorded sales we used, labeled by date and source.
To sell a Coral Lakes home in 2026, price it against your own section and product, not the community median, because Lee County recorded 67 sales in the 12 months to September 25, 2026 at a $247,990 median that blends 45 estimated builder townhome sales with 22 resales. Then put the association, estoppel, tax and flood answers in front of buyers first.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, through 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. Builder marketing read October 15, 2026. Coral Lakes Community Association documents and Florida Division of Corporations records read October 15, 2026).
We tracked every recorded sale on the Coral Lakes legal descriptions for the 12 months to September 25, 2026: 67 qualified sales, read by section, by street, by year built and by whether the sale was a builder's first sale or a resale. 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, sale-to-list ratio, active listings and months of supply come from the multiple listing service. On the Southwest Florida MLS (Matrix), the 53 Coral Lakes closings in the same 12 months had a median of 48 days on market and sold at a median 97.17 percent of the final list price, and the 18 homes listed for sale on October 10, 2026 were 4.1 months of supply.
Coral Lakes covers about 370 acres (369.59 acres summed on the county roll) and 766 parcels. The roll dated October 4, 2026 carries 710 residential lots: 484 residential lots in the older sections, 483 of them with homes built from 2006 to 2015, plus 226 lots on the 2021 replat where Centex, a PulteGroup brand, builds the Sawgrass at Coral Lakes townhomes. Sixty-seven sales against 710 lots is turnover of 9.4 percent in 12 months.
Five things move a Coral Lakes sale more than finishes do. The first is the product: a 2006 single-family home on Lake Butler Court, a 2007 two-bedroom home on Weeping Willow Court and a 2024 townhome on Lake Jessup Circle are three different markets that happen to share a gate. The second is the section, because the county's legal descriptions split Coral Lakes into the original plat, Unit Two, Phase D, the 2007 Weeping Willow Court homes and Sawgrass at Coral Lakes, and their recorded prices differ widely. The third is the builder, which still advertised Sawgrass at Coral Lakes townhomes "Starting at the Mid $200's" when we read its page on October 15, 2026. The fourth is the paperwork: the master association's dues are billed quarterly but not published, so the estoppel certificate and the budget carry the number a buyer's lender needs. The fifth is the lot itself, its size, its lake position where the roll codes one, and its roof and window age. 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 Coral Lakes listings, with the builder's own new townhomes a few streets away and with the other gated communities buyers cross-shop in northeast Cape Coral. On October 10, 2026 the Southwest Florida MLS showed 18 active Coral Lakes listings priced from $197,000 to $424,999, with 14 more under contract: 10 in the older sections and 8 in Sawgrass at Coral Lakes. The builder's page listed two quick move-in townhomes at $249,990 and $269,990. And the gated community we set beside Coral Lakes in this guide is Sandoval, compared in full later on.
We cover the recorded market by window, price band and year, what the MLS adds, the sections and streets your home competes in, the resales buyers will compare with yours, how Coral Lakes benchmarks against its neighbors, how a resale competes with a builder that is still selling, how we price, market and negotiate a home here, what it costs to sell, what a buyer adds up before an offer, taxes, the association rules and disclosures that surface at a sale, flood and insurance, amenities, schools and drive times, the comparison with Sandoval, what townhome sellers need, the tax questions that come up, and more than thirty-five seller questions answered directly.
McGreevy and Comisar price Coral Lakes homes in Cape Coral on the records that move them: Lee County's recorded sales by section and street, the builder's dated townhome prices next door, the association's Declaration and Rules, and the flood map for your address. We are the #1 team in Southwest Florida since 2012, 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; Coral Lakes Community Association documents and Florida Division of Corporations records 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 Coral Lakes 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 from both.
A Coral Lakes listing agent has to know that the community has one master association, Coral Lakes Community Association, Inc., registered with Florida since November 22, 2005, that the Sawgrass at Coral Lakes townhomes also have a separate registered association whose dues are not published, and that the master's own dues are billed every quarter without a published amount. The agent has to know that Sawgrass Lake Court is a street of 2006 to 2015 single-family homes, not part of Sawgrass at Coral Lakes, and that a listing filed under the wrong name loses the buyers who search by the right one. 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 sale, listed or not, and they carry the street, the year built, the county heated area and the bedroom and bath counts. That matters here more than in most places, because about 14 of the builder's Sawgrass at Coral Lakes closings in the last 12 months never passed through the MLS: the county recorded 48 Sawgrass at Coral Lakes sales and the MLS 34. We pull every recorded sale in your section, separate builder sales from resales and set them beside the builder's current prices. An automated estimate does not know that a 1,313 square foot 2007 home and a 3,501 square foot 2007 home on the next street are different markets.
Jesse leads pricing, marketing and negotiation on our listings and Marc works the buyer side, so a Coral Lakes 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 dues, the $1,000 resale contribution or the flood zone.
We tracked every recorded sale on the Coral Lakes legal descriptions for the 12 months to September 25, 2026 (67 sales) and matched the 53 MLS closings on the community's two MLS names. We read the county roll dated October 4, 2026 by section, street and year built, queried FEMA's flood layer at all 746 Coral Lakes address points, read the association's consolidated Declaration, Rules and Welcome packet, and read the builder's Sawgrass at Coral Lakes page on October 15, 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 a dues figure no public document states, or call a builder's advertised price a recorded sale. Where a record is not public or we could not read it, we say so and name the document that holds it. The master association's dues and the townhome association's assessment are both unpublished; the estoppel certificate and the budget state them at a sale, so we order them early.
Eight facts decide most Coral Lakes listings in Cape Coral: the 12-month county record of 67 sales at a $247,990 median, the builder and resale split, the section your home sits in, the builder's current prices, the unpublished dues, the $1,000 resale contribution, the absence of a district assessment and the flood zone. Each comes from a dated record.
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; Coral Lakes Community Association documents, FEMA National Flood Hazard Layer and the builder's page, read October 15, 2026).
Coral Lakes in Cape Coral recorded 67 qualified sales in the 12 months to September 25, 2026, at a $247,990 median and a range of $195,000 to $605,000. An estimated 45 were builder first sales of new townhomes and 22 were resales at a $307,500 median. That is 38.5 percent fewer sales than the prior 12 months, a fall the builder's sell-through explains.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, through September 25, 2026; county roll dated October 4, 2026; our analysis; windows named beside each figure).
Every number in this section comes from the county's recorded, state-qualified sales rather than from asking prices or a portal estimate. Builder-direct is our estimate: the first recorded sale of a new home. Median price per square foot of county heated area was $144.68 across the 28 sales that carry a heated area on the roll; the other 39 sales were new homes the roll had not yet measured. Price per square foot here is per square foot of county heated area and is never comparable with an MLS living-area figure.
| Segment | Sales | Median | Range |
|---|---|---|---|
| All Coral Lakes | 67 | $247,990 | $195,000 to $605,000 |
| Estimated builder-direct (new homes, first sale) | 45 | $245,990 | $235,000 to $287,990 |
| Resale | 22 | $307,500 | $195,000 to $605,000 |
| Resales in the three older single-family sections | 16 | $342,000 | $235,000 to $605,000 |
| Prior 12 months (September 26, 2024 to September 25, 2025) | 109 | $265,000 | $215,000 to $574,900 |
Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis. Builder-direct is an estimate.
Sixty-seven sales do not describe one market. The estimated 45 builder sales were Sawgrass at Coral Lakes townhomes at a $245,990 median and a range of $235,000 to $287,990. The 22 resales split three ways: 16 homes in the three older single-family sections (the original plat, Unit Two and Phase D) at a $342,000 median, 3 homes of 2007 on Weeping Willow Court at $210,000, $217,000 and $195,000, and 3 Sawgrass at Coral Lakes townhomes at $244,900, $247,500 and $259,000.
A resale median $61,510 above the builder median ($307,500 less $245,990) reflects what was sold, mostly larger single-family homes of 2006 and 2007 against three-bedroom attached townhomes. It is not a premium for a resale over a new home. A seller prices against the right set, and the right set depends on which of the three products you own.
The 12 months to September 25, 2026 recorded 67 sales against 109 in the 12 months before. That is 42 fewer sales, a fall of 38.5 percent ((109 less 67) divided by 109), and the median fell from $265,000 to $247,990, down 6.4 percent. The split explains it. Estimated builder sales fell from 86 to 45 as Sawgrass at Coral Lakes sold through, while resales were nearly level at 23 then and 22 now. In the prior window the resale median was $380,000 across 23 sales. A count that falls because a builder has sold most of its lots says little about the resale market, so a resale seller should read the resale rows, not the total.
| Year | Sales | Median | Estimated builder-direct |
|---|---|---|---|
| 2019 | 52 | $233,500 | 0 |
| 2020 | 43 | $239,000 | 0 |
| 2021 | 44 | $297,000 | 0 |
| 2022 | 39 | $390,000 | 4 |
| 2023 | 40 | $343,985 | 22 |
| 2024 | 91 | $302,728 | 73 |
| 2025 | 97 | $259,990 | 73 |
| 2026 (through September 25) | 57 | $254,990 | 39 |
Lee County recorded sales (DOR-qualified); county roll dated October 4, 2026; our analysis. Calendar-year windows overlap the 12-month window and are never added to it.
From 2019 to 2021 every recorded Coral Lakes sale was a resale. From 2023 the builder's townhome sales dominate the count and the yearly median moves with the mix, which is why the all-sales median fell from $390,000 in 2022 to $254,990 in 2026. The older single-family homes tell a different story, set out section by section below.
| Window | Sales | Median | Range |
|---|---|---|---|
| 12 months (September 26, 2025 to September 25, 2026) | 67 | $247,990 | $195,000 to $605,000 |
| 24 months | 176 | $262,104 | $195,000 to $605,000 |
| 36 months | 258 | $275,000 | $195,000 to $605,000 |
| 60 months | 335 | $292,000 | $130,000 to $625,000 |
| All recorded history since January 30, 2006 | 1,249 | $245,000 | $60,000 to $625,000 |
Lee County recorded sales (DOR-qualified) through September 25, 2026; county roll dated October 4, 2026; our analysis. Each window ends September 25, 2026.
The median drifts down as the window shortens because the builder's early townhome sales closed at higher prices: Sawgrass at Coral Lakes recorded a $314,235 median in 2023 and $304,859 in 2024, against $245,990 in 2026. The longer windows are context, not the current market.
| Band | Sales, 12 months |
|---|---|
| Under $200,000 | 1 |
| $200,000 to $300,000 | 55 |
| $300,000 to $400,000 | 9 |
| $400,000 to $500,000 | 1 |
| $500,000 to $750,000 | 1 |
| Above $750,000 | 0 |
Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis.
Fifty-five of the 67 sales, 82 percent, fell between $200,000 and $300,000, where the townhome sales and the smaller older homes meet. Only two sales in the window were above $400,000. A seller of a larger single-family home on Lake Butler Court, Lake Manatee Court or Amber Lake Drive is therefore priced from a short list of sales, and the list matters more than the band.
The highest recorded sale in the 12 months was $605,000 on Amber Lake Drive on August 17, 2026: a home built in 2007 with 3,501 square feet of county heated area, five bedrooms and five baths. The lowest was $195,000 on Weeping Willow Court on July 31, 2026: a home built in 2007 with 1,313 square feet heated and two bedrooms. The $410,000 spread between them tracks size and bedroom count on the county record, and it is the clearest reason to price a Coral Lakes home from its own section.
Sixty-seven sales against 710 residential lots is turnover of 9.4 percent in 12 months. Take out the builder's first sales and the resale turnover is far lower: 22 resales across the community, 16 of them among the 422 homes of the three older single-family sections. That is enough trading to price from real comparables and thin enough that a given street can go a year without one, which is why we read 24 and 36 month windows by street before we set a price.
The MLS adds pace and supply to the Coral Lakes record: 53 closings in the 12 months to September 25, 2026 at a $247,000 median, 48 median days on market, 97.17 percent of the final list price and 18 active listings on October 10, 2026, or 4.1 months of supply. The county count still leads, because about 14 builder closings never reached the MLS.
Data updated: October 2026 (Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, active and pending as of October 10, 2026; Lee County recorded sales through September 25, 2026; our analysis).
| Segment | MLS closings | Median sold | Median days on market | Sale-to-list | Active, October 10 | Pending | Months of supply |
|---|---|---|---|---|---|---|---|
| Coral Lakes, both MLS names | 53 | $247,000 | 48 | 97.17% | 18 | 14 | 4.1 |
| Development CORAL LAKES (2006 to 2015 homes and the 2007 Weeping Willow Ct homes) | 19 | $330,000 | 49 | 96.93% | 10 | 6 | 6.3 |
| of which single family | 16 | $342,000 | 53.5 | 96.96% | 8 | 3 | 6.0 |
| Development SAWGRASS AT CORAL LAKES | 34 | $245,990 | 47 | 98.15% | 8 | 8 | 2.8 |
| Cape Coral, six ZIP codes | 6,026 | $369,999.50 | 52 | 97.34% | 2,499 | 607 | 5.0 |
Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026; active and pending as of October 10, 2026. Sale-to-list is the sold price over the final list price. Months of supply is active listings divided by a month of closings.
The arithmetic is shown so you can check it: 18 active listings divided by (53 closings divided by 12) is 4.1 months. For the townhomes it is 8 divided by (34 divided by 12), or 2.8 months; for the older sections 10 divided by (19 divided by 12), or 6.3 months; and for their single-family rows alone 8 divided by (16 divided by 12), or 6.0. Only 1.9 percent of the 53 closings sold above list. The 18 active listings had a median list price of $285,990, from $197,000 to $424,999, and the 8 active townhomes a median list of $274,950, from $249,990 to $289,900.
The county recorded 67 qualified sales and the MLS 53 closings, and both are right. The older sections match: 19 county sales (16 single-family plus 3 on Weeping Willow Court) against 19 MLS closings. Sawgrass at Coral Lakes does not: the county recorded 48 sales and the MLS 34, which means about 14 builder closings did not pass through the MLS. For a resale seller the county count is the full picture of what sold, and the MLS is the picture of how fast listed homes sold and at what share of list price.
One narrower county cut exists and we name it once so no reader meets it unlabeled: the 35 sales of homes the roll codes single family had a $275,000 median. That cut drops 32 builder sales on lots the roll still coded vacant because it had not caught up with construction, so it is not the Coral Lakes market and this guide does not use it.
Two figures a seller often asks for are not in the MLS exports behind this guide: the sale-to-original-list ratio, which shows price cuts, and cumulative days on market across relists. 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). The medians above use the final list price and the days on market the MLS records for the listing, so a home that was reduced before it sold reads closer to list than it started.
Across the six Cape Coral ZIP codes, the county recorded 5,804 sales of single-family homes and condominiums in the 12 months to September 25, 2026 at a $365,000 median. Townhouse and villa designs citywide recorded 106 MLS closings at a $240,495 median and 53.5 days on market, the nearest city comparison for the Sawgrass at Coral Lakes townhomes. Inside ZIP 33909, single-family homes with no canal frontage recorded 689 sales at a $310,000 median and freshwater canal-front homes 187 at $376,000; no single-family parcel in the ZIP touches a saltwater canal. Those ZIP figures come from joining the City of Cape Coral canal layer, each canal typed fresh or salt, to the county parcel map with a 3 meter tolerance. Coral Lakes is a lake community with no city canal inside it, so the canal classes are context, not Coral Lakes figures.
Your Coral Lakes home competes inside its own section first. The county's legal descriptions split the community into the original plat, Unit Two, Phase D, the 2007 Weeping Willow Court homes and Sawgrass at Coral Lakes, and in the 12 months to September 25, 2026 they recorded 6, 1, 9, 3 and 48 sales at very different prices.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, through September 25, 2026; county roll dated October 4, 2026; our analysis. Under 10 sales in a window, we list the sales and print no median).
| Section | Homes | Built | County heated sq ft | 12-month sales | Longer window |
|---|---|---|---|---|---|
| Original plat (Blue Cypress Lake Ct, Sunset Lake Dr, Lake Butler Ct, Lake Manatee Ct) | 223 | 2006 to 2007 | 1,544 to 4,398 (median 2,471) | 6 ($235,000 to $350,000) | 24 months: 13 sales, median $350,000 |
| Unit Two (Sawgrass Lake Ct) | 39 | 2006 to 2007 | 2,558 to 4,179 | 1 ($453,505) | 60 months: 7 sales |
| Phase D (Keystone Lake Dr, Deerfield Lake Ct, Amber Lake Ct and Dr, Golden Pond Ct, part of Sawgrass Lake Ct) | 160 | 2006 to 2008 and 2015 | 1,556 to 3,600 | 9 ($280,000 to $605,000) | 24 months: 20 sales, median $347,450 |
| The three single-family sections together | 422 | 2006 to 2015 | 16, median $342,000 | 24 months: 36 sales, median $350,000 | |
| Weeping Willow Ct 2007 homes | 61 | 2007 | 1,169 to 1,458 | 3 ($195,000 to $217,000) | 36 months: 12 sales, median $237,500 |
| Sawgrass at Coral Lakes (Lake Jessup Cir, Fells Cove Ln, part of Weeping Willow Ct) | 181 built, 45 lots coded vacant | 2022 to 2026 | 1,636 to 2,093 (median 1,831) | 48, median $245,990 (an estimated 45 builder-direct) | 36 months: 198 sales, median $269,995 |
Sections are the county's legal descriptions. Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis. Sales: 6 + 1 + 9 + 3 + 48 = 67. Parcels: 260 + 39 + 166 + 67 + 232 + 2 = 766, the last two being Coral Lakes West tracts with no home.
The original plat holds 223 homes, 222 built in 2006 and one in 2007, from 1,544 to 4,398 square feet of county heated area. It splits into two tiers by street. Lake Butler Court and Lake Manatee Court homes run 2,547 to 4,398 square feet, mostly four and five bedrooms; Blue Cypress Lake Court and Sunset Lake Drive homes run 1,544 to 2,816, mostly two to four bedrooms. In the 24 months to September 25, 2026, the original plat recorded 13 sales, all resales, at a $350,000 median, from $235,000 to $570,000, or $147.49 per square foot of county heated area. By street, all under 10 sales and so listed as ranges: Blue Cypress Lake Court six sales from $257,500 to $400,000; Sunset Lake Drive three from $235,000 to $350,000; Lake Manatee Court two, at $400,000 and $440,000; and Lake Butler Court two, at $342,000 and $570,000.
Unit Two is 39 single-family homes, all on Sawgrass Lake Court, built in 2006 and 2007, from 2,558 to 4,179 square feet of county heated area with four and five bedrooms. It recorded one sale in the 12 months, $453,505 on April 13, 2026 for a home of 2,712 square feet heated, and seven sales over 60 months. With so few sales, a Unit Two price leans on the larger homes of the original plat and Phase D as well as its own street. Sawgrass Lake Court is not Sawgrass at Coral Lakes, and a listing should say so.
Phase D holds 160 homes: 12 built in 2006, 114 in 2007, 4 in 2008 and 30 in 2015. The 30 homes of 2015 sit on Keystone Lake Drive (19) and Sawgrass Lake Court (11) and run 1,677 to 2,032 square feet heated; Amber Lake Court and Amber Lake Drive homes run 2,547 to 3,600. In the 24 months to September 25, 2026, Phase D recorded 20 sales, all resales, at a $347,450 median, from $280,000 to $605,000, or $167.32 per square foot of county heated area. By street over 24 months: Keystone Lake Drive seven sales from $280,000 to $380,000; Deerfield Lake Court five from $287,500 to $417,000; and two each on Sawgrass Lake Court ($335,000 and $340,000), Amber Lake Drive ($385,000 and $605,000), Golden Pond Court ($330,000 and $445,000) and Amber Lake Court ($349,900 and $445,000).
Buyers who want a single-family home in Coral Lakes shop the original plat, Unit Two and Phase D together, 422 homes in all. In the 12 months to September 25, 2026 they recorded 16 resales at a $342,000 median, from $235,000 to $605,000, or $158.58 per square foot of county heated area; 36 sales at $350,000 over 24 months; and 98 at $385,000 over 60 months. By price band in the 12 months: 5 sales from $200,000 to $300,000, 9 from $300,000 to $400,000, 1 from $400,000 to $500,000 and 1 from $500,000 to $750,000.
| Year | Sales | Median |
|---|---|---|
| 2019 | 45 | $237,000 |
| 2020 | 36 | $259,450 |
| 2021 | 31 | $325,000 |
| 2022 | 30 | $402,828 |
| 2023 | 13 | $430,000 |
| 2024 | 13 | $350,000 |
| 2025 | 21 | $375,000 |
| 2026 (through September 25) | 13 | $344,000 |
Lee County recorded sales (DOR-qualified), original plat, Unit Two and Phase D, single-family use; county roll dated October 4, 2026; our analysis. Every sale in these sections in these years was a resale.
The single-family median rose from $237,000 in 2019 to a peak of $430,000 in 2023 on 13 sales, then settled at $344,000 in 2026 through September 25. Small yearly counts swing a median, so we read the year table as direction and the street lists as price.
The 61 homes of 2007 on Weeping Willow Court are a smaller product: 1,169 to 1,458 square feet of county heated area, 47 with two bedrooms and 14 with three, all coded as lake lots on the roll. They recorded 12 sales in the 36 months to September 25, 2026, all resales, at a $237,500 median from $195,000 to $280,000, or $182.40 per square foot of county heated area. The sequence runs from $270,000 to $280,000 in late 2023 to $195,000 in July 2026, set out in full in the pricing section below. The newer Sawgrass at Coral Lakes townhomes are being built on the same street, so a Weeping Willow Court seller competes with both.
Sawgrass at Coral Lakes is the 2021 replat: 232 parcels on the roll, 226 fee-simple townhome lots and 6 tracts, with 181 homes built from 2022 to 2026 and 45 lots still coded vacant on the roll dated October 4, 2026. Homes on the roll have three bedrooms and 1,636 to 2,093 square feet of county heated area (median 1,831). The section recorded 48 sales in the 12 months at a $245,990 median, from $235,000 to $287,990: an estimated 45 builder sales and 3 resales at $244,900, $247,500 and $259,000. Its owners answer to a second association and compete directly with the builder, which the next sections cover.
If you own in Coral Lakes and are thinking about listing, start with a free Coral Lakes home valuation built on your section's recorded sales and the builder's dated prices, or use our Southwest Florida home valuation, or Call Jesse direct at (239) 898-6072. If you are also buying your next home, whether in Coral Lakes or elsewhere in Southwest Florida, Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. With 67 Coral Lakes sales in 12 months and a builder still pricing townhomes from the mid $200,000s, the sooner you see where your home sits, the better you can plan. For a statewide walk-through of every closing cost, see our guide to seller closing costs in Florida.
Buyers and appraisers will compare your Coral Lakes home with the recorded resales in your own section, matched by size, year built and bedroom count. In the 12 months to September 25, 2026 there were 22 Coral Lakes resales, from $195,000 to $605,000, and a townhome is also set against the builder's own sales and prices.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis. Heated area is the county roll's figure. House numbers are left out).
| Date | Street | Price | Built | County heated sq ft | Beds | Baths |
|---|---|---|---|---|---|---|
| 2025-10-07 | Keystone Lake Dr | $325,000 | 2007 | 1,838 | 3 | 2.0 |
| 2025-10-10 | Keystone Lake Dr | $280,000 | 2007 | 2,471 | 4 | 3.0 |
| 2025-10-20 | Sunset Lake Dr | $350,000 | 2006 | 2,471 | 5 | 3.0 |
| 2025-10-30 | Weeping Willow Ct | $210,000 | 2007 | 1,171 | 2 | 2.0 |
| 2026-01-22 | Blue Cypress Lake Ct | $350,000 | 2006 | 1,838 | 3 | 2.0 |
| 2026-02-04 | Weeping Willow Ct | $217,000 | 2007 | 1,170 | 2 | 2.0 |
| 2026-02-24 | Sunset Lake Dr | $235,000 | 2006 | 1,553 | 2 | 2.0 |
| 2026-03-12 | Deerfield Lake Ct | $365,000 | 2007 | 2,471 | 4 | 3.0 |
| 2026-03-13 | Fells Cove Ln | $244,900 | 2024 | 1,831 | 3 | 2.0 |
| 2026-03-26 | Blue Cypress Lake Ct | $345,000 | 2006 | 2,603 | 4 | 2.0 |
| 2026-03-30 | Lake Jessup Cir | $247,500 | 2022 to 2026 townhome | not printed | not printed | not printed |
| 2026-04-06 | Blue Cypress Lake Ct | $270,000 | 2006 | 1,628 | 3 | 2.0 |
| 2026-04-13 | Sawgrass Lake Ct | $453,505 | 2006 | 2,712 | 4 | 3.0 |
| 2026-05-21 | Weeping Willow Ct | $259,000 | 2024 | 1,636 | 3 | 2.0 |
| 2026-06-01 | Sunset Lake Dr | $340,000 | 2006 | 2,603 | 4 | 2.0 |
| 2026-06-08 | Golden Pond Ct | $330,000 | 2007 | 2,603 | 3 | 2.0 |
| 2026-06-22 | Amber Lake Ct | $349,900 | 2007 | 2,547 | 4 | 3.0 |
| 2026-07-31 | Weeping Willow Ct | $195,000 | 2007 | 1,313 | 2 | 2.0 |
| 2026-08-03 | Deerfield Lake Ct | $290,000 | 2007 | 1,630 | 3 | 2.0 |
| 2026-08-03 | Deerfield Lake Ct | $287,500 | 2007 | 1,630 | 3 | 2.0 |
| 2026-08-17 | Amber Lake Dr | $605,000 | 2007 | 3,501 | 5 | 5.0 |
| 2026-09-11 | Keystone Lake Dr | $344,000 | 2007 | 1,838 | 4 | 3.0 |
Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis. The Lake Jessup Circle resale is a Sawgrass at Coral Lakes townhome; we print its date and price only. The 2024 homes on Fells Cove Lane and Weeping Willow Court are Sawgrass at Coral Lakes townhomes.
On Keystone Lake Drive the three resales ranged from $280,000 to $344,000, and the lowest was the largest home, 2,471 square feet heated, while two 1,838 square foot homes sold for $325,000 and $344,000. On Deerfield Lake Court two 1,630 square foot homes sold on the same day for $290,000 and $287,500, and a 2,471 square foot home sold for $365,000 in March. Size, bedroom count, condition, updates and lake position all move a price inside one street, and a median of three sales would hide every one of them.
The county roll codes 166 of the 223 original plat homes (74 percent), 21 of the 39 Unit Two homes, 119 of the 160 Phase D homes (74 percent) and all 61 of the 2007 Weeping Willow Court homes as lake lots. In Coral Lakes lake frontage is the majority pattern, not a rare feature, so we print no lake premium: the record does not isolate one. A lake-front share for Sawgrass at Coral Lakes is not printable yet, because the roll's coding lags construction. We compare your home with sales on the same street and section instead, and we show buyers your lake view rather than claim a number for it.
On the MLS, the 16 single-family closings in the older sections had a $342,000 median, 53.5 median days on market and 96.96 percent of final list price. The three MLS closings of the 2007 Weeping Willow Court homes took 31, 39 and 278 days, and the 278-day closing, at $190,000 on September 25, 2026, is not yet in the county file (Southwest Florida MLS, Matrix, pulled October 10, 2026). The 278-day row is a reminder that pricing a small home on a street where new townhomes are also selling takes care.
Coral Lakes benchmarks as the lower-priced, builder-led community among its gated neighbors in Cape Coral: 67 recorded sales at a $247,990 median in the 12 months to September 25, 2026, against Sandoval's 92 at $359,500, Entrada's 26 at $347,500 and Bella Vida's 26 at $300,595. On the MLS, Coral Lakes sold faster than Sandoval.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, the 12 months to September 25, 2026; county roll dated October 4, 2026; our analysis. Southwest Florida MLS (Matrix), pulled October 10, 2026. Route miles from the Coral Lakes clubhouse on OpenStreetMap data, October 15, 2026).
| Community | Recorded sales, 12 months | Median | Builder-direct (estimate) | Median days on market | Sale-to-list | Months of supply | Route miles from Coral Lakes |
|---|---|---|---|---|---|---|---|
| Coral Lakes | 67 | $247,990 | 45 | 48 | 97.17% | 4.1 | |
| Sandoval | 92 | $359,500 | 0 | 78 | 96.06% | 3.9 | 10.2 |
| Entrada | 26 | $347,500 | Information not available at time of publishing (checked 2026-10-07). | Information not available at time of publishing (checked 2026-10-07). | Information not available at time of publishing (checked 2026-10-07). | 2.5 | |
| Bella Vida | 26 | $300,595 | Information not available at time of publishing (checked 2026-10-07). | Information not available at time of publishing (checked 2026-10-07). | Information not available at time of publishing (checked 2026-10-07). | 2.5 | |
| Stonewater | 42 | $378,070 | 38 | Information not available at time of publishing (checked 2026-10-07). | Information not available at time of publishing (checked 2026-10-07). | Information not available at time of publishing (checked 2026-10-07). |
Lee County recorded sales (DOR-qualified), the 12 months to September 25, 2026, each community by its legal descriptions; our analysis. MLS columns for Coral Lakes and Sandoval: Southwest Florida MLS (Matrix), pulled October 10, 2026, sale-to-list against the final list price. The MLS fields for Entrada, Bella Vida and Stonewater were not part of that pull.
The median gap is mostly product. Coral Lakes' median is pulled down by 45 new three-bedroom townhomes; its three older single-family sections recorded a $342,000 median on 16 resales, close to Entrada's $347,500. Pace is a seller's yardstick: Coral Lakes closings took a median 48 days against Sandoval's 78, and sold at 97.17 percent of final list against 96.06 percent. Supply is close, 4.1 months against 3.9. Every premium or discount we discuss with a seller comes from recorded closings in the same window, never from asking prices.
Buyers looking at Coral Lakes in northeast Cape Coral also look at Entrada and Bella Vida, each about 2.5 route miles from the Coral Lakes clubhouse, and at Stonewater, the other builder-led community, where an estimated 38 of 42 recorded sales were builder first sales. Bella Vida carries a community development district created April 24, 2006, and Stonewater's district was created December 14, 2020; Entrada's district was dissolved December 10, 2012. Coral Lakes has no district, a point we put in front of every buyer who is comparing monthly costs.
You sell a Coral Lakes resale beside a builder by pricing against both lists: the recorded resales in your section and the builder's dated prices, shown separately. Centex advertised Sawgrass at Coral Lakes townhomes "Starting at the Mid $200's" on October 15, 2026, and its recorded first sales ran $235,000 to $287,990 in the 12 months.
Data updated: October 2026 (the builder's Sawgrass at Coral Lakes page, read October 15, 2026, builder marketing; Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026).
The builder's community page, read October 15, 2026, shows Sawgrass at Coral Lakes "Starting at the Mid $200's", two plans, the Alder ("Starting From $249,990") and the Rowan ("Starting From $274,990"), from 1,657 to 1,816 square feet, three bedrooms, two and a half baths and a one or two car garage. It describes a "Gated townhome community with 230 future front doors", says "No CDD", shows six-unit and eight-unit buildings, lists two quick move-in homes at $249,990 and $269,990 and carries the status "Limited Opportunities Remaining". These are the builder's marketing words and prices, not recorded sales, and a builder's square footage is never compared with county heated area.
The county recorded an estimated 45 builder first sales in Coral Lakes in the 12 months to September 25, 2026, at a $245,990 median and a range of $235,000 to $287,990. By calendar year the Sawgrass at Coral Lakes median ran $335,482 on 4 sales in 2022, $314,235 on 22 in 2023, $304,859 on 74 in 2024, $255,000 on 73 in 2025 and $245,990 on 42 in 2026 through September 25. From 2022 to 2026 that is down $89,492, or 26.7 percent.
The roll dated October 4, 2026 shows 45 Sawgrass at Coral Lakes lots coded vacant, but that does not mean 45 unsold: 32 of those lots carry a recorded sale in the 12 months, homes sold under construction before the roll caught up. Of the 226 townhome lots, 211 have a recorded sale, and Pulte Home Company LLC still owns 15 on the roll. No vacant-lot sale has ever been recorded on the replat. What the last builder sale means for resale prices is not documented, and we make no prediction.
A Sawgrass at Coral Lakes resale is judged against a new home a buyer can order from the builder. The three recorded resales in the 12 months closed at $244,900, $247,500 and $259,000, inside and just above the builder's recorded range. On October 10, 2026 the MLS showed 8 active Sawgrass at Coral Lakes listings from $249,990 to $289,900 and 8 pending, or 2.8 months of supply, the tightest segment in the community. A resale wins on what a new home lacks on day one: a finished yard, window coverings, upgrades already paid for, a known building position and a closing date the seller controls. We show those differences line by line instead of discounting to the builder's base price.
A single-family home of 2006 or 2007 does not compete with the townhomes on product: it has its own lot, more bedrooms in most cases and a larger heated area, and the 16 resales in the three older sections recorded a $342,000 median. It competes with the townhomes on price for a buyer whose limit sits near $250,000 to $300,000, which is where 55 of the 67 sales fell. For those homes, we market what the townhomes cannot offer and price to the older-section sales, not to the community median.
The builder's recorded median has fallen every year since its first sale on December 2, 2022. That matters to every Coral Lakes seller, not only townhome owners, because buyers and appraisers see the community's recorded medians fall with the mix. We answer it with the section tables in this guide, which show the older single-family homes at $342,000 in the last 12 months against $237,000 in 2019.
Whether now is a good time to sell in Coral Lakes depends on your section, not the community total. In the 12 months to September 25, 2026 the older single-family homes recorded a $342,000 median on 16 resales, below their 2023 peak of $430,000, while the townhomes sold at 2.8 months of supply against 6.3 in the older sections.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026).
For the three older single-family sections, the yearly median ran $375,000 in 2025 and $344,000 in 2026 through September 25, both below 2023's $430,000 on 13 sales and well above 2019's $237,000. For the 2007 Weeping Willow Court homes, the 12 recorded sales over 36 months fell from $270,000 to $280,000 in late 2023 to $195,000 in July 2026. For Sawgrass at Coral Lakes, the builder median fell from $335,482 in 2022 to $245,990 in 2026. A seller is not choosing the market; a seller is choosing how to price into it.
Across Cape Coral the all-homes median of $365,000 in the 12 months to September 25, 2026 sits 5.2 percent below the $385,000 peak of 2022 and 2023, and 57.3 percent above 2019's $232,000. Like for like, recorded home sales rose 4.5 percent against the prior 12 months, to 6,348 when new homes on lots still coded vacant are counted. The city's MLS months of supply was 5.0 on October 10, 2026, against 4.1 for Coral Lakes.
With 6.3 months of supply in the older sections and 2.8 in the townhomes, the two halves of Coral Lakes face different markets. An older single-family home competes with 8 active single-family listings and 3 pending; a townhome competes with 8 active townhome listings and the builder's quick move-in homes. A well-priced home sells in either, and an overpriced home sits in either. The first weeks on the market decide most outcomes, so we would rather list a week later with the right price than a week sooner with the wrong one.
Work backward from your own date. Order the estoppel certificate and the budget early, gather the roof, insurance and permit papers, decide on a pre-listing inspection, and set a price from your section's recorded sales. We make no forecast of next year's prices and print no "best month" for Coral Lakes, because we have no month-by-month cut of this community we trust. Call Jesse direct at (239) 898-6072 and we will build the calendar with you.
We price a Coral Lakes home from the recorded sales in its own section, matched by size, year built and bedroom count, adjusted for lake position, condition and updates, and, for a townhome, set beside the builder's dated prices. We use no portal estimate and invent no comparable sale. Every number we send you carries its date and source.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis; the builder's page read October 15, 2026).
We start by placing your home in its section and product: the original plat, Unit Two, Phase D, the 2007 Weeping Willow Court homes or Sawgrass at Coral Lakes. A home in the original plat is not priced from a townhome sale, and a Weeping Willow Court home of 1,300 square feet is not priced from a Lake Butler Court home of 4,000.
Inside the section we match by county heated area, bedrooms and baths, and year built. The roll carries all three for every home it has measured. Phase D shows why year matters: its 30 homes of 2015 run 1,677 to 2,032 square feet heated, while its Amber Lake homes of 2007 run 2,547 to 3,600.
The roll codes most older homes in Coral Lakes as lake lots, so a lake view is common rather than rare. What moves price inside a street is the view itself, the privacy of the lot and the street's own sales, which we read over 24 and 36 months because single streets trade slowly.
The county file does not see a new roof, impact windows, an updated kitchen, a pool or a well-kept lawn. A walk-through does. We adjust for those against the recorded sales and tell you which adjustments a buyer's appraiser is likely to accept.
For a townhome, and for any home a buyer near $250,000 to $300,000 might cross-shop, we set the result beside the builder's current advertised prices and quick move-in homes, labeled as marketing, never as recorded sales.
The Coral Lakes median was 48 days on market at 97.17 percent of final list price. Homes priced to the record from day one are the ones that sell near list; homes that start high pay for it in reductions. We price to win the first weeks.
Keystone Lake Drive recorded three resales in the 12 months, all homes of 2007 (Lee County recorded sales; county roll dated October 4, 2026; our analysis):
| Date | Price | County heated sq ft | Beds and baths | Price per heated sq ft |
|---|---|---|---|---|
| October 7, 2025 | $325,000 | 1,838 | 3 and 2 | $176.82 |
| October 10, 2025 | $280,000 | 2,471 | 4 and 3 | $113.31 |
| September 11, 2026 | $344,000 | 1,838 | 4 and 3 | $187.16 |
The arithmetic is price divided by heated area: $325,000 divided by 1,838 is $176.82; $280,000 divided by 2,471 is $113.31; $344,000 divided by 1,838 is $187.16. The largest home sold for the least. Size alone did not set these prices: condition, updates and position did, and a pricing method that averages them would have mispriced all three.
The 2007 homes on Weeping Willow Court recorded 12 sales in the 36 months to September 25, 2026, in order: September 28, 2023, $270,000; October 16, 2023, $263,000; November 22, 2023, $280,000; March 5, 2024, $250,000; May 3, 2024, $275,000; May 17, 2024, $258,000; December 18, 2024, $225,000; April 17, 2025, $215,000; July 16, 2025, $215,000; October 30, 2025, $210,000; February 4, 2026, $217,000; and July 31, 2026, $195,000 (Lee County recorded sales; our analysis). The MLS shows one more closing on September 25, 2026 at $190,000 (pulled October 10, 2026). A seller on this street prices from the newest of those sales, and from the condition and bedroom count of each, not from the 36-month median of $237,500.
Selling a Coral Lakes home in Cape Coral costs the seller, by Lee County custom, the deed documentary stamps of 70 cents per $100 and the owner's title policy, plus an estoppel certificate capped at $299. On a $245,990 sale those three come to about $3,325.95 before commission, prorations and any loan payoff. The contract controls.
Data updated: October 2026 (Florida Statutes s. 201.02 and s. 720.30851, read October 15, 2026; title premium schedule under Rule 69O-186.003; Lee County closing customs from our Florida cost-of-selling research, 2026; the contract controls).
| Sale price | Deed stamps at 70 cents per $100 | Owner's title policy, state schedule estimate | Estoppel certificate, state cap | Total |
|---|---|---|---|---|
| $245,990 (Sawgrass at Coral Lakes median) | $1,722.00 | $1,304.95 | up to $299.00 | $3,325.95 |
| $307,500 (resale median) | $2,152.50 | $1,612.50 | up to $299.00 | $4,064.00 |
| $342,000 (older single-family sections median) | $2,394.00 | $1,785.00 | up to $299.00 | $4,478.00 |
Estimates before commission, which we do not print because no dated first-party document sets one, and before prorations, loan payoffs and any title company credit. Your title company's quote governs.
Florida taxes a deed at 70 cents for each $100, or fraction of $100, of the price (s. 201.02). On a $245,990 sale that is 2,460 units of $100 (the last fraction rounds up) times $0.70, or $1,722.00. In Lee County the seller customarily pays it. Coral Lakes has no community development district or special assessment to pay off at closing.
Florida sets the owner's title insurance premium by rule: $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000 (Rule 69O-186.003). At $245,990 that is $575.00 on the first $100,000 plus $729.95 on the next $145,990, or $1,304.95. In Lee County the seller customarily pays the owner's policy and chooses the closing agent; the buyer pays for any lender's policy. These are customs, not law.
The buyer's title company asks Coral Lakes Community Association, Inc. for an estoppel certificate, which states the dues, any unpaid amounts and any special assessment. Florida caps the fee at $299, plus $119 for delivery within 3 business days and $179 if the account is delinquent; the certificate is due within 10 business days of the request, is good for 30 days if delivered by hand or electronically and 35 days if mailed, and the fee is refunded if the closing does not happen (s. 720.30851). This association's own fee is not published. A Sawgrass at Coral Lakes seller may need a second certificate from the townhome association.
Florida property taxes are for the calendar year and are paid in arrears, so a closing credits the buyer with the seller's share of the year. As an illustration, take the homesteaded single-family tax example later in this guide, about $5,655.17 for the year, and a closing on June 30: 181 days of seller ownership divided by 365, times $5,655.17, is about $2,806.00 credited from seller to buyer. Title companies usually prorate from the prior year's bill and may apply the November early-payment discount; your closing statement governs.
In Lee County the buyer customarily pays to record the deed and all costs of a new mortgage. A two-page deed records for $18.50 ($10.00 for the first page and $8.50 for each further page, s. 28.24). A new mortgage carries documentary stamps of 35 cents per $100 and an intangible tax of 2 mills (s. 201.08; s. 199.133). Those are the buyer's, but they shape what a financed buyer can offer.
Since August 17, 2024 a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring a home, and that agreement states the agent's compensation and that broker commissions are not set by law and are fully negotiable (National Association of REALTORS, written buyer agreements). Offers of compensation to a buyer's broker are no longer advertised on the MLS; a seller may still offer one off the MLS, and seller concessions may still be listed. Florida presumes a licensee acts as a transaction broker unless another relationship is set in writing (s. 475.278). We set out our listing fee and your options in writing before you sign.
A Coral Lakes buyer adds up the quarterly master dues, which the association bills but does not publish, the $1,000 resale contribution paid at closing, property tax at 15.3250 mills applied for 2026, city charges averaging $1,062.68 on a single-family bill, utilities and insurance. No CDD or utility extension assessment applies, and the MLS shows no club fee.
Data updated: October 2026 (Coral Lakes Community Association consolidated Declaration as of October 2023, Rules approved November 7, 2024 and Welcome packet of April 2026; Lee County Property Appraiser 2026 millage book printed October 9, 2026; City of Cape Coral rates effective October 1, 2026 and fiscal 2027 charges as reported; Southwest Florida MLS (Matrix), pulled October 10, 2026).
| Layer | Amount | Period | Source |
|---|---|---|---|
| Coral Lakes Community Association (master) | Not published | Quarterly (January 1, April 1, July 1, October 1) | Welcome packet, April 2026 |
| Working capital contribution | $1,000 on each resale, paid by the buyer | At closing | Consolidated Declaration, section 8.4 |
| Sawgrass Village of Coral Lakes HOA (townhomes only) | Not published | Not published | Florida Division of Corporations |
| Community development district or MSBU | None | Florida Department of Commerce | |
| Utilities Extension Project assessment | None at any sample point | City of Cape Coral, UEP North 1 | |
| Property tax, district 057 | 15.3806 mills (2025); 15.3250 applied for 2026 | Annual | Lee County Property Appraiser |
| City charges on the tax bill | Single-family average $1,062.68 for fiscal 2027, as reported | Annual | City of Cape Coral assessments |
| Club or recreation lease fee | The MLS listing fields show none | Southwest Florida MLS (Matrix), pulled October 10, 2026 |
A dollar figure is one a first-party document states. "Not published" means no public document we could read states it. "None" means we checked and found nothing.
The master association's dues amount is behind its member portal; the Welcome packet says dues are paid quarterly and lists what they cover: the security gates, lawn care with mowing, edging and pruning, lawn irrigation, exterior weed and pest control, street and sidewalk repairs, a bulk Xfinity internet package and the community amenities. They do not cover utilities, house painting, roof repairs or interior pest control. Because buyers cannot see the dues, they ask for the budget and the estoppel certificate. We ask the association's manager, FirstService Residential, for both early in the listing, so a buyer's lender gets a real number instead of a guess. A dues figure typed into a listing is not a substitute for the budget.
Section 8.4 of the consolidated Declaration (as of October 2023, as amended in 2009) sets a working capital contribution: two months of assessments on a home's first transfer or occupancy, then $1,000 on each resale, paid by the purchaser at closing (Consolidated Declaration). You do not owe it, but your buyer's closing costs include it, so we raise it early. Whether the townhome association has its own transfer charge is not published.
| Item | Resale at $245,990 | Resale at $342,000 |
|---|---|---|
| Loan (80 percent) | $196,792 | $273,600 |
| Mortgage documentary stamps (35 cents per $100) | $688.80 | $957.60 |
| Intangible tax (2 mills) | $393.58 | $547.20 |
| Recording a two-page deed ($10.00 plus $8.50) | $18.50 | $18.50 |
| Association working capital contribution | $1,000.00 | $1,000.00 |
| Total | $2,100.88 | $2,523.30 |
Florida Statutes s. 201.08, s. 199.133 and s. 28.24; consolidated Declaration section 8.4. Lender and title fees are not included. The buyer customarily pays these in Lee County; the contract controls.
Electricity comes from Lee County Electric Cooperative, water and sewer from the City of Cape Coral, and trash from Waste Pro on Fridays, which the Welcome packet says is included in real estate taxes. City rates effective October 1, 2026 for a 5/8 inch meter are a $25.36 monthly water capacity charge plus $5.44 per 1,000 gallons up to 5,000 gallons, and a $32.83 monthly wastewater capacity charge plus $12.85 per 1,000 gallons. At 5,000 gallons of each a month that is $52.56 plus $97.08, or $149.64 a month (City rate schedules). The irrigation source for Coral Lakes homes is not published, and the dues cover lawn irrigation. This is a stated-usage example, not a bill.
Coral Lakes buyers ask what their own tax bill will be, and it will differ from yours. Every parcel is in Lee County taxing district 057 at a 2025 certified millage of 15.3806 mills, 15.3250 applied for 2026, and a sale resets the assessment. A homesteaded townhome at $245,990 works out to about $3,121.14 in ad valorem tax.
Data updated: October 2026 (Lee County Property Appraiser 2026 millage book printed October 9, 2026 and general exemption information, tax year 2026; City of Cape Coral fiscal 2027 charges as reported August 26, 2026).
District 057, the City of Cape Coral district, carried 15.3806 mills in 2025, the last certified rate. The 2026 total applied to the tax roll is 15.3250 mills: 5.271 mills for school lines and 10.0540 for every other line (Lee County Property Appraiser, 2026 millage book printed October 9, 2026). With a homestead, the first $25,000 of assessed value is exempt from all property taxes and up to $26,411 more from non-school taxes (Lee County Property Appraiser).
This is an illustration, not a bill, using the Sawgrass at Coral Lakes 12-month median of $245,990 as the assessed value.
| Step | Arithmetic | Result |
|---|---|---|
| Non-school taxable value | $245,990 less $25,000 less $26,411 | $194,579 |
| Non-school tax | $194,579 x 10.0540 mills | $1,956.30 |
| School taxable value | $245,990 less $25,000 | $220,990 |
| School tax | $220,990 x 5.271 mills | $1,164.84 |
| Ad valorem total, homesteaded | $1,956.30 + $1,164.84 | $3,121.14 |
| Plus city charges (fiscal 2027 single-family average) | $3,121.14 + $1,062.68 | about $4,183.82 |
| Without a homestead exemption | $245,990 x 15.3250 mills | $3,769.80 |
The same method at $342,000, the 12-month median of the three older single-family sections:
| Step | Arithmetic | Result |
|---|---|---|
| Non-school taxable value | $342,000 less $25,000 less $26,411 | $290,589 |
| Non-school tax | $290,589 x 10.0540 mills | $2,921.58 |
| School taxable value | $342,000 less $25,000 | $317,000 |
| School tax | $317,000 x 5.271 mills | $1,670.91 |
| Ad valorem total, homesteaded | $2,921.58 + $1,670.91 | $4,592.49 |
| Plus city charges (fiscal 2027 single-family average) | $4,592.49 + $1,062.68 | about $5,655.17 |
| Without a homestead exemption | $342,000 x 15.3250 mills | $5,241.15 |
The Property Appraiser's assessment governs. A home finished after January 1 is first taxed on its land only, because real property is assessed as of January 1 (s. 192.042).
The City of Cape Coral places three service charges on a single-family tax bill. For fiscal year 2027, as reported in the press, they are fire service at a $515.43 single-family average, stormwater at $163 and solid waste at $384.25 per dwelling unit, which add up to $1,062.68 (Cape Coral Breeze, August 26, 2026). The city's own assessments page still showed fiscal 2026 as its newest column when read. The fire figure is a single-family average, so a townhome's actual fire assessment can differ.
Save Our Homes limits the yearly rise in a homestead's assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower, and the cap for 2026 is 2.7 percent (Florida Department of Revenue). Non-homestead property has a separate 10 percent yearly cap that does not apply to school taxes. A sale resets the assessment, and the buyer applies for their own homestead. Florida requires the buyer to receive the property tax disclosure summary of s. 689.261, which warns that the seller's bill is not a guide to the buyer's. Paying the bill early earns a discount of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February (s. 197.162).
The Coral Lakes rules that surface at a sale are the lease rules, the pet and vehicle limits, the no-boating rule on the lakes and the gate access system. They come from the consolidated Declaration (original and four amendments as of October 2023), the Rules approved November 7, 2024 and the April 2026 Welcome packet, all published by the association.
Data updated: October 2026 (Coral Lakes Community Association documents and Florida Division of Corporations records, read October 15, 2026).
Coral Lakes Community Association, Inc. (Florida not-for-profit, document N05000011826, active, filed November 22, 2005) governs every section under the Declaration recorded December 12, 2005, amended in 2007 and 2009 and consolidated as of October 2023 (Florida Division of Corporations). The Welcome packet names FirstService Residential as manager. The townhomes also have Sawgrass Village of Coral Lakes Homeowners Association, Inc. (document N21000010904, active, filed September 14, 2021); what it maintains and assesses is not published. The documents we read describe board approval for leases, not for sales, and publish no buyer approval process.
Leases need board approval, run 6 to 12 months, need 45 days' notice and carry an application fee of up to $100 and a refundable security deposit of one month's rent, with two overnight occupants per bedroom; the Declaration sets a 6-month minimum term, so rentals under 6 months are not allowed (Declaration; Rules). An investor buyer must meet them, and a buyer counting on short-term rentals cannot. We put the lease rules in the listing file.
The Declaration allows two pets if both are under 50 pounds, otherwise one. There is no overnight street parking; no recreational vehicle, boat, trailer or commercial vehicle may be kept outside overnight without consent; and two vehicles may be kept permanently. Speed limits are 10 miles an hour in the roundabout, 15 on side streets and 20 on Coral Lakes Boulevard. Buyers with a work truck or a boat ask about these first.
The lakes are for views and catch-and-release fishing from your own backyard: no swimming, no boating and "No watercraft of any kind" except lake maintenance. There is no golf course, marina, dock or boat access in Coral Lakes. A listing should never suggest otherwise.
Residents use the right lane with an RFID sticker; guests use the left lane with a call box or a MyQ app guest pass, one vehicle per entry. New owners receive 2 RFID stickers, 2 amenity cards and 1 MyQ license, and replacements cost $50 for a gate remote, $25 for an RFID sticker or amenity card and $15 a year for an extra app license (Welcome packet, April 2026). We plan showing access through the guest lane and list the devices you hold so the buyer knows what to expect at closing.
Hurricane shutters may go up 48 hours before landfall and come down within 7 days after; fruit trees are not allowed; up to four guests outside the immediate family may use the amenities at one time; late payments carry the greater of 10 percent or $25; and fines run up to $50 per violation. An open violation shows up on the estoppel, so we ask you about any before we list.
A Coral Lakes seller owes the homeowners' association disclosure summary before the buyer signs, the flood disclosure at or before the contract, and every known fact that materially affects value and is not readily observable. The buyer also receives the property tax disclosure summary. We assemble all of them with the listing so a buyer has them on day one.
Data updated: October 2026 (Florida Statutes s. 720.401, s. 689.302 and s. 689.261, read October 15, 2026; Johnson v. Davis, 480 So. 2d 625 (Fla. 1985); City of Cape Coral notices).
Coral Lakes is a mandatory homeowners' association under chapter 720, so a resale contract comes with the disclosure summary of s. 720.401. Its timing is before the contract, never at closing, and on a resale it comes from the selling owner. If the buyer does not receive it, the buyer may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and the right cannot be waived. We attach the summary to every Coral Lakes listing file. This is general information, not legal advice; your closing agent or attorney confirms the form.
Under s. 689.302, the seller gives the buyer a flood disclosure at or before the time the sales contract is executed. It covers known flooding during your ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. The statute text holds no right for the buyer to cancel. Coral Lakes is flood zone X at all 746 address points, but the disclosure is about your home's history, not its zone.
Every Florida residential contract carries the property tax disclosure summary of s. 689.261, which tells the buyer not to rely on the seller's taxes because a change of ownership triggers reassessment. Expect the question and point the buyer to the examples in this guide.
A Florida seller must disclose known facts that materially affect the value of a home and are not readily observable, and an "as is" clause does not remove that duty (Johnson v. Davis). A past leak, a repaired roof or an insurance claim belongs in the disclosure. We would rather a buyer hear it from you than find it at inspection.
The City of Cape Coral's free payoff request shows assessments, utility balances, open code cases and open building permits on a parcel (City of Cape Coral, CapeIMS). Florida law lets an owner close an open permit with the original contractor, another licensed contractor or as owner-builder, and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed (s. 553.79). From July 1, 2026 state law exempts single-family work valued under $7,500 from a building permit, though not on property in a flood hazard area and not for electrical, plumbing, structural, mechanical or gas work. We run the payoff request before we list.
Most older Coral Lakes homes were built in 2006 and 2007: 449 single-family parcels carry a roll year built of 2006 or 2007. The Florida Attorney General says homes built or remodeled between 2001 and 2008 are at risk of containing Chinese drywall (Florida Attorney General), 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 (CPSC). Neither source says anything about Coral Lakes. A buyer's inspector may look, and any remediation records you hold belong in the listing file.
A Coral Lakes buyer will ask about the flood zone, the evacuation zone, the roof and the insurance inspections. FEMA maps all 746 Coral Lakes address points in flood zone X, the community sits in Lee County evacuation zone D, and the city's Community Rating System Class 5 takes 25 percent off every flood policy in Cape Coral. We quote no premium.
Data updated: October 2026 (FEMA National Flood Hazard Layer queried October 15, 2026; Lee County evacuation layers; City of Cape Coral flood protection page; FEMA CRS rules; Florida Statutes s. 627.7011 and s. 215.5586; Citizens Property Insurance Corporation inspection rules).
FEMA's National Flood Hazard Layer, queried October 15, 2026, shows flood zone X, an area of minimal flood hazard and not a Special Flood Hazard Area, at all 746 Coral Lakes address points, on panel 12071C0254G effective November 17, 2022 (FEMA NFHL). The nearest shaded X edge is 285 feet from a Coral Lakes address point and the nearest Zone AE 1,202 feet. Ground elevation at nine points runs about 17 to 19 feet (USGS 3DEP survey of 2018, bare earth, not a floor elevation). Federal rules do not require flood insurance on that basis, but a lender or the contract can still require it, and FEMA recommends coverage in moderate and minimal zones (FEMA FloodSmart). We attach the flood determination for your address and claim no price premium for it.
Every sample point in Coral Lakes is in Lee County evacuation zone D and storm-surge zone 4. Lee County names its zones by storm surge, not by storm category, and the city notes that evacuation zones differ from flood zones (Lee County, know your zone). In Hurricane Ian the county ordered zones A and B, mobile homes and part of zone C to evacuate; in Milton zones A and B; in Helene no orders were issued. Zone D was not named in any of the three.
Cape Coral holds Community Rating System Class 5, reached in 2010 (City of Cape Coral, flood protection). Under FEMA's current Risk Rating 2.0 method the discount applies to the full-risk premium of every National Flood Insurance Program policy in a participating community, so Class 5 is 25 percent on every policy in the city, zone X included (FEMA CRS Discount Guide, July 2023). In the census block group around Coral Lakes, 20 NFIP policies were in force as of September 8, 2026, and no NFIP claim has been recorded there for any date (OpenFEMA). That says nothing about any one home's history.
An original roof on a home of 2006 or 2007 is 19 to 20 years old in 2026, arithmetic on the roll's year built, not a roof record. Under s. 627.7011, an insurer may not refuse to issue or renew solely because a roof is under 15 years old, and for an older roof it must allow an inspection and may not refuse on roof age alone if the roof has 5 or more years of useful life. Citizens asks for documentation of at least five years of remaining useful life once a roof passes 25 years (Citizens). If your roof has been replaced, the permit and the date belong in the listing file.
Citizens requires a 4-point inspection for homes over 20 years old, so the rule begins to reach the older Coral Lakes sections in 2026; other insurers set their own rules. A wind mitigation inspection is recorded on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector (s. 627.711). Ordering both before you list lets a buyer's insurer quote quickly. Coral Lakes sits in the 160 mile an hour design wind speed area and the wind-borne debris region.
The state's My Safe Florida Home program, as amended for 2026, requires a home built before January 1, 2008 as shown on the property appraiser's site, homesteaded and insured at $700,000 or less, among other tests (s. 215.5586). Only the 449 Coral Lakes homes built in 2006 or 2007 can meet the year test, and eligibility depends on the program's rules and funding. Completed hardening work is a selling point; we list it.
The homes of 2006 and 2007 were most likely permitted under the 2004 Florida Building Code, implemented October 1, 2005; the Sawgrass at Coral Lakes townhomes under the 7th (2020) or 8th (2023) edition depending on the permit date. Both are inferences from the year built, not permit readings. The 8th Edition is in force today and the 9th takes effect December 31, 2026 (Florida Building Commission).
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm, and the National Hurricane Center recorded inundation of 6 to 9 feet above ground at the mouth of the Caloosahatchee River, including Cape Coral (NHC Tropical Cyclone Report). No source we read states a depth, damage figure or outage at Coral Lakes, and we state none. The nearest county rain gauge, about 2.4 miles north, recorded 9.85 inches in Ian.
A Coral Lakes buyer will ask what the clubhouse offers, which schools serve the address and how far the drives are. The association's clubhouse is 3,544 square feet heated on a 4.6-acre tract with two pools, a fitness center, tennis and basketball courts and ball fields, and every trip leaves through the Coral Lakes Boulevard entrance onto Del Prado Boulevard North.
Data updated: October 2026 (Coral Lakes Community Association public amenity feed, Rules and Welcome packet; Lee County Property Appraiser roll dated October 4, 2026; School District of Lee County Student Enrollment Plan 2026 to 2027 and zone layer; route miles from the Coral Lakes clubhouse on OpenStreetMap data, October 15, 2026).
The clubhouse at 1500 Coral Lakes Boulevard sits on association-owned tract R-1 of 4.603 acres; the building is 3,544 square feet heated and first appears on the roll in 2006. The association's public feed lists a main hall, a kitchen for catered functions, meeting rooms, a resort-style pool, a smaller neighborhood pool, a fitness center, tennis courts, basketball courts, baseball fields, a playground, gated entry, fountains and lakes (Coral Lakes Community Association, amenities). The fitness center and clubhouse are open 4:30 AM to midnight daily, and the pools, courts and playground dawn to dusk, as the board sets them. The MLS listing fields show no mandatory club fee and no recreation lease fee. We describe the amenities in a listing exactly as the association publishes them.
Coral Lakes has no golf course, marina, boat ramp, dock or boat access. The nearest golf by route is Del Tura Golf Club at 4.7 miles, El Rio Golf Club at 6.5 and the city's Coral Oaks Golf Course at 7.7; the nearest public boat ramps are Rosen Park at 7.6 miles and the BMX Boat Ramp at 8.5. Saying so up front saves a showing for a buyer who needs a dock.
Lee County assigns schools by choice zones. On the district's published zone layer every Coral Lakes address is in Elementary Proximity Zone B and Middle Proximity Zone CC; for high school, 715 of 746 address points are in West Zone 1 and 31 in West Zone 2 (Golden Pond Court, Coral Fields Way and part of Deerfield Lake Court). Zone B's elementary pool is Caloosa, Diplomat, Hancock Creek, Dr. Carrie D. Robinson Littleton and Tropic Isles; Zone CC's middle pool is Bayshore, Caloosa Middle, Diplomat Middle and North Fort Myers Academy for the Arts; West Zone 1's high schools are Island Coast, Mariner and North Fort Myers, and West Zone 2 adds Cape Coral High and Ida S. Baker (Student Enrollment Plan 2026 to 2027). The district's own lookup decides for an address, and we print no grade or rating.
| Destination | Route miles from the Coral Lakes clubhouse |
|---|---|
| Publix at Shoppes at North Cape | 1.7 |
| AdventHealth Cape Coral ER (open 24/7) | 1.7 |
| Entrada | 2.5 |
| Bella Vida | 2.5 |
| Del Prado Blvd N at Pine Island Rd | 3.4 |
| Cape Coral Hospital | 5.2 |
| Cape Coral City Hall | 6.5 |
| Downtown Fort Myers | 8.7 |
| Sandoval | 10.2 |
| Punta Gorda | 20.6 |
| Fort Myers Beach (Town Hall) | 21.9 |
| Southwest Florida International Airport | 24.1 |
| Sanibel (City Hall) | 26.9 |
| Naples by I-75 | 51.0 |
OSRM route miles on OpenStreetMap data, free-flow, from the Coral Lakes clubhouse, October 15, 2026. Miles only; we print no drive times.
Coral Lakes reaches North Fort Myers and Punta Gorda without crossing the Caloosahatchee River, and Fort Myers, the airport and Naples routes use the US 41 river bridges with no toll plaza. On the Cape Coral and Midpoint Memorial bridges a toll is charged only from Fort Myers toward Cape Coral: $2.00 with a transponder (Lee County, LeeWay toll fares).
Buyers ask about two items on the record. A city-initiated rezoning, RZN26-000006, of 69.99 acres of city-owned land at Del Prado Boulevard North and Kismet Parkway East (28.40 acres to Industrial and 41.59 to Preservation) was set before the Hearing Examiner on October 20, 2026 at 9:00 a.m., and when we read the city's case page on October 21, 2026 it still listed the case as to be heard, with no outcome published (City of Cape Coral hearing cases). And Ordinance 4-24 rezoned part of Coral Lakes' own commercial tract at 3100 Del Prado Boulevard North to a residential planned development titled "Coral Lakes Multi-Family", whose unit count, builder and schedule are not published. We disclose what is pending and make no prediction of its effect on values.
We market a Coral Lakes home by showing what the record cannot: the lake view, the updates, the light and the space, then answering the paperwork questions before a buyer asks. Every listing gets professional photography, video and aerial footage, a complete listing file and the right Coral Lakes name, so buyers searching the right section find it.
Data updated: October 2026 (Coral Lakes Community Association Welcome packet, April 2026; Southwest Florida MLS (Matrix), pulled October 10, 2026).
The roll codes most older Coral Lakes homes as lake lots, and the community covers about 370 acres of which 205.32 acres, 55.6 percent, are common, lake, buffer and amenity tracts. Aerial footage shows a buyer where your home sits against the lakes, the preserves and the clubhouse in a way no floor plan does. Interior photography and cinematic video do the rest.
A Coral Lakes buyer will ask for the consolidated Declaration, the Rules approved November 7, 2024 and the April 2026 Welcome packet, all published on the association's site; the homeowners' association disclosure summary; the flood disclosure and the flood determination; the estoppel certificate and budget; roof, insurance and permit records; and, for a townhome, the Sawgrass Village association's documents, which are not public. We gather them before you list.
Guests enter through the left lane with the call box or an app guest pass, one vehicle per entry. We plan showing access in advance so a buyer's first experience of the community is a smooth entry, and we coordinate with you so no showing reaches a closed gate.
Always write Coral Lakes in Cape Coral, ZIP 33909. The MLS holds two values for this community: CORAL LAKES for the 2006 to 2015 homes and the 2007 Weeping Willow Court homes, and SAWGRASS AT CORAL LAKES for the townhomes. Sawgrass Lake Court is a street in the older sections, not Sawgrass at Coral Lakes. Sunset Lakes is the planned development's ordinance name, Coral Oaks is the city's golf course, and Coral Lakes in Boynton Beach and in Punta Gorda are different places in other counties. A listing that mixes these loses buyers who search by the right name.
We market to the qualified-buyer database we have built over two decades, to buyer agents across Southwest Florida, and to out-of-area buyers searching for a gated lake community in Cape Coral. For buyers who want to browse, Domain Realty Group keeps current Cape Coral homes for sale, including any Coral Lakes listings. Discretion and off-market marketing are available when a seller needs them.
We negotiate a Coral Lakes sale with the record in hand: the recorded resales in your section, the builder's dated prices, the estoppel and the inspection reports. Coral Lakes closings sold at a median 97.17 percent of final list price in the 12 months to September 25, 2026, and the partner who priced your home negotiates every term.
Data updated: October 2026 (Southwest Florida MLS (Matrix), pulled October 10, 2026; Lee County recorded sales through September 25, 2026; our analysis).
Homes of 2006 and 2007 meet buyers with questions about roofs, air conditioning and windows. We get ahead of them with a pre-listing inspection where it makes sense, and when the buyer's report arrives we separate safety and insurability items from preferences, and negotiate credits or repairs on that basis.
An appraiser working only from MLS closings sees 34 Sawgrass at Coral Lakes closings where the county recorded 48, and may lean on a community median that mixes products. We send the appraiser the recorded sales in your section, matched by size and year, so the value rests on the right comparables.
A townhome buyer may hold a builder's offer alongside yours. We compare them for the buyer's agent line by line: price, what is finished, the closing date and the building position. We do not chase a builder's base price, and we print no builder incentive figure we have not read on a dated page.
Financing type, inspection period, closing date, the $1,000 contribution and any lease in place all change what an offer is worth to you. We put competing offers side by side on those terms before you decide.
A lease in Coral Lakes should already carry the board's approval and a 6 to 12 month term under the Declaration. Whether a buyer can end it at closing depends on the lease and Florida law. We give buyers the lease, the deposit amount and the approval early, because they affect financing and possession.
Coral Lakes and Sandoval are both gated, amenity-centered lake communities of the 2000s in Cape Coral, but they sell differently. Coral Lakes recorded 67 sales at a $247,990 median with an estimated 45 builder-direct in the 12 months to September 25, 2026; Sandoval recorded 92 at $359,500, none builder-direct. Sellers should frame each with its own numbers.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, the 12 months to September 25, 2026; our analysis. Southwest Florida MLS (Matrix), pulled October 10, 2026. Sandoval association figures as its association publishes them, read October 7, 2026).
| Yardstick | Coral Lakes | Sandoval |
|---|---|---|
| Location | Off Del Prado Blvd N, ZIP 33909 | Veterans Memorial Parkway, ZIP 33991 |
| Parcels on the roll | 766 | 1,504 |
| Recorded sales, 12 months | 67 | 92 |
| Median, 12 months | $247,990 | $359,500 |
| Range | $195,000 to $605,000 | $212,500 to $780,000 |
| Estimated builder-direct | 45 | 0 |
| MLS median days on market | 48 | 78 |
| MLS sale-to-list (final list) | 97.17% | 96.06% |
| Months of supply, October 10, 2026 | 4.1 | 3.9 |
| Community development district | None | None |
| Master dues | Billed quarterly, amount not published | $682.50 a quarter without landscaping, $1,063.72 with it, as published with no effective date |
| FEMA flood zones | Zone X at all 746 address points | Zone AE, shaded X and unshaded X by lot |
| Golf, marina or boat access | None | None |
Lee County recorded sales and roll; Southwest Florida MLS (Matrix), pulled October 10, 2026; each association's own documents. Route distance between the two clubhouses: 10.2 miles.
The $111,510 gap between the two medians ($359,500 less $247,990) is mostly product. Coral Lakes' recorded median carries 45 new three-bedroom townhomes; its 16 single-family resales in the older sections recorded $342,000. Sandoval's record is all resale, across detached homes, villas and condominiums. A seller in either community prices against comparable homes, not the other community's median.
A Coral Lakes townhome seller competes with a builder that is still selling; a Sandoval seller does not. That shapes the pitch: in Coral Lakes we sell finished, upgraded homes against new ones, while in Sandoval the competition is other resales.
On the MLS, Coral Lakes closings took a median 48 days against Sandoval's 78, and sold at 97.17 percent of final list against 96.06 percent. Supply was close, 4.1 months against 3.9. Inside Coral Lakes the older sections ran 6.3 months of supply and the townhomes 2.8, so the pace a seller faces depends on the product.
Neither community has a community development district. Sandoval's association publishes its quarterly dues; Coral Lakes' association does not, so a Coral Lakes seller orders the estoppel and budget early to put a real number in front of buyers. Coral Lakes adds a $1,000 resale contribution paid by the buyer.
Framed on the homes and places, not on who should live where: Coral Lakes offers newer attached townhomes in the mid $200,000s and 2006 to 2015 single-family homes, all in flood zone X, about 1.7 route miles from a Publix and an emergency room on Del Prado. Sandoval offers an all-resale market of detached homes, villas and condominiums with a larger club and published dues, on a lot-by-lot mix of flood zones. Read our Sandoval seller guide for the other side of the comparison.
A Sawgrass at Coral Lakes townhome seller should know three things: the builder is still selling next door, with quick move-in homes at $249,990 and $269,990 on October 15, 2026; a second association, Sawgrass Village of Coral Lakes Homeowners Association, Inc., governs alongside the master; and the three recorded resales in 12 months closed from $244,900 to $259,000.
Data updated: October 2026 (the builder's page, read October 15, 2026; Florida Division of Corporations records read October 15, 2026; Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis).
Sawgrass Village of Coral Lakes Homeowners Association, Inc. is a Florida not-for-profit, document N21000010904, active, filed September 14, 2021, with Access Management of Celebration as its address and registered agent. The county roll shows it owns the replat's open-space tract. What it maintains, what it assesses and how it relates to the master association are not published. The master association's public calendar listed a "Sawgrass Village Turnover Meeting" at the clubhouse on September 29, 2026; we say nothing about it beyond the listing. Your own association documents and its estoppel certificate are what a buyer needs.
The builder's marketing says Sawgrass at Coral Lakes residents use the Coral Lakes amenities, and the master association owns the replat's road, lake and buffer tracts on the roll. The recorded document that grants townhome owners amenity rights was not read, because the Lee County Clerk's records were not reachable when we checked. We ask your association for it before we list so a buyer gets a document, not a brochure line.
Townhome lots are about 20 feet wide at the interior and about 30 feet at the building ends, about 107.6 feet deep on the appraiser's parcel map. An end unit, a lake view and the distance to the clubhouse are the differences a buyer sees between two otherwise identical townhomes, and we price them against the recorded resales.
Whether a Sawgrass at Coral Lakes townhome is insured on a homeowner form or a unit-owner form, and who maintains the roof and exterior, depend on the association's declarations, which are not public. A buyer's insurer will ask. We put the declarations in the buyer's hands early.
The tax questions that come up when you sell in Coral Lakes are federal capital gains on a main home, withholding for a foreign seller, and like-kind exchanges for an investment property. Each has a federal rule, and each is a question for your tax adviser; we point you to the primary source and keep the paperwork moving.
Data updated: October 2026 (Internal Revenue Service pages read October 7, 2026).
The Internal Revenue Service sets the rules for excluding gain on the sale of a main home, including the ownership and use tests, in Topic 701, sale of your home. We print no exclusion amount here; read the topic and confirm with your tax adviser.
If you are a foreign seller, 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 (IRS, FIRPTA withholding). At Coral Lakes prices, many sales sit near that $300,000 line, so the buyer's plans matter. We flag it at contract.
A like-kind exchange under section 1031 covers real property held for investment or business, not a home used solely as a personal residence; the replacement is identified in writing within 45 days and acquired within 180 days (IRS, Form 8824 instructions). A Coral Lakes rental held under the lease rules can qualify; your exchange intermediary sets the steps.
A buyer's property tax is reassessed after your sale, and your homestead exemption ends with your ownership. The buyer receives the property tax disclosure summary that says so. We include the tax examples in this guide in the listing file, so a buyer budgets on a real estimate rather than on your bill.
Most Coral Lakes sellers do best listing with a team that prices from the record, because the community has two markets in one gate and a builder next door, and an underpriced home loses money that no fee saving recovers. A cash sale trades price for speed; selling by owner trades price exposure and paperwork for a fee saving.
Data updated: October 2026 (Southwest Florida MLS (Matrix), pulled October 10, 2026; Lee County recorded sales through September 25, 2026; our analysis).
| Route | What you get | What you give up | When it fits |
|---|---|---|---|
| List with McGreevy and Comisar | MLS and off-MLS exposure, pricing from your section's recorded sales, partner-level negotiation, the listing file assembled | A listing fee you agree in writing | Most sales, especially single-family homes priced from short street lists |
| Sell to a cash buyer | Speed and certainty, no showings | Price, usually set below the recorded comparables | A tight deadline, a home needing major work, an estate |
| Sell by owner | No listing fee | Market exposure, pricing support, paperwork and negotiation | A sale to a buyer you already know |
Coral Lakes MLS closings sold at a median 97.17 percent of final list price in 48 days (Southwest Florida MLS, pulled October 10, 2026). We print no cash-offer discount, because no dated record measures one for Coral Lakes.
If you need a guaranteed date, a cash offer may be worth comparing, and we will show you the recorded comparables so you know what you are trading. If you are selling to a neighbor, a by-owner sale with a title company may work, and the estoppel, disclosure summary and flood disclosure still apply. For everything else, list with a team that prices to the record and negotiates every term. Call Jesse direct at (239) 898-6072 to compare the routes on your home.
You can get a free Coral Lakes home valuation three ways: through our Coral Lakes home valuation page, through our general home valuation request, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales in your section, labeled by date and source.
We do not send an automated number. We send the recorded comparables from the county file for your section and street, the builder's dated prices where they matter, the tax and association layers a buyer will see, your flood zone, the estoppel route for your home and a net sheet. There is no obligation.
Your street and section, your closing statement from the purchase, any open architectural or violation item, any flood determination or elevation certificate, whether you hold a wind mitigation form, the age of your roof, air conditioning and windows, whether the home is leased, the gate devices and amenity cards you hold, and, for a townhome, your Sawgrass Village association documents. That is enough to start. A walk-through lets us see condition and finish, the variables no record holds.
Call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a free Coral Lakes valuation. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. For the citywide picture, see our Cape Coral seller guide and Cape Coral home valuation guide; if you are buying your next home too, see our guide to buying a home in Coral Lakes.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below, which a Coral Lakes seller can weigh, are quoted exactly as clients wrote them on our Google Business Profile, and we do not edit, combine or summarize client words.
★★★★★ "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
★★★★★ "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
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse direct at (239) 898-6072.
These are the questions Coral Lakes owners ask most, answered from Lee County's recorded sales, the Southwest Florida MLS, the association's own documents, the builder's dated page and Florida law. Where a figure is not published we say so and name the document that holds it. For anything specific to your home, Call Jesse direct at (239) 898-6072.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; our analysis. Southwest Florida MLS (Matrix), pulled October 10, 2026. Builder page and association documents read October 15, 2026. Florida Statutes read October 15, 2026).
It depends on your section, street, size, year built and condition, and for a townhome on the builder's current prices, not on the community median. Recorded 12-month medians in Coral Lakes in Cape Coral run from $245,990 for Sawgrass at Coral Lakes to $342,000 for the older single-family sections, with $237,500 over 36 months for the 2007 Weeping Willow Court homes (Lee County recorded sales; our analysis). Start with a free Coral Lakes home valuation.
Price it from your section's recorded sales, gather the association documents, the disclosure summary, the flood disclosure and the estoppel certificate before you list, market it with photography, video and aerial footage that shows the lakes, and negotiate with the record in hand. Coral Lakes in Cape Coral homes sold at a median 48 days on market and 97.17 percent of final list price in the 12 months to September 25, 2026 (Southwest Florida MLS, pulled October 10, 2026).
The county recorded 67 sales in Coral Lakes in Cape Coral in the 12 months to September 25, 2026 at a $247,990 median, from $195,000 to $605,000. An estimated 45 builder sales recorded a $245,990 median and 22 resales $307,500; the 16 resales in the older single-family sections recorded $342,000 (Lee County recorded sales; our analysis).
Because 45 of the 67 recorded sales were the builder's new three-bedroom townhomes at a $245,990 median, and they outnumber the 16 single-family resales, which recorded a $342,000 median. The community median of $247,990 describes the mix, not your home. We price a single-family home in Coral Lakes in Cape Coral from the single-family sales.
The all-sales median fell from $265,000 to $247,990 against the prior 12 months, down 6.4 percent, largely because the builder's townhome median fell. The older single-family sections recorded $375,000 in 2025 and $344,000 in 2026 through September 25, below 2023's $430,000 and above 2019's $237,000 (Lee County recorded sales; our analysis). We make no forecast for Coral Lakes in Cape Coral.
Because the builder sold through most of Sawgrass at Coral Lakes. Estimated builder sales fell from 86 to 45 while resales held at 23 and 22. A falling count driven by builder inventory says little about resale demand in Coral Lakes in Cape Coral (Lee County recorded sales; our analysis).
The 53 MLS closings in Coral Lakes in Cape Coral had a median of 48 days on market in the 12 months to September 25, 2026; the older sections took 49 days, their single-family homes 53.5, and Sawgrass at Coral Lakes 47 (Southwest Florida MLS, pulled October 10, 2026). Cumulative days on market across relists: Information not available at time of publishing (checked 2026-10-07).
The median was 97.17 percent of the final list price on 53 closings in Coral Lakes in Cape Coral, with 1.9 percent selling above list; the older sections ran 96.93 percent and Sawgrass at Coral Lakes 98.15 percent, against 97.34 percent citywide (Southwest Florida MLS, pulled October 10, 2026). The ratio against the original list price: Information not available at time of publishing (checked 2026-10-07).
On October 10, 2026 the MLS showed 18 active Coral Lakes listings from $197,000 to $424,999 with a $285,990 median list price, and 14 pending: 10 active in the older sections, 8 of them single-family homes, and 8 in Sawgrass at Coral Lakes. That is 4.1 months of supply in Coral Lakes in Cape Coral (Southwest Florida MLS, pulled October 10, 2026).
It depends on your product. Sawgrass at Coral Lakes ran 2.8 months of supply and the older sections 6.3 on October 10, 2026, and the older single-family median of $344,000 in 2026 sits below its 2023 peak. A home priced to the record sells in either market. We build the timing around your own date in Coral Lakes in Cape Coral, not a forecast.
By Lee County custom the seller pays deed stamps of 70 cents per $100 and the owner's title policy, plus an estoppel certificate capped at $299. On a $307,500 sale, the Coral Lakes resale median, that is $2,152.50, $1,612.50 and up to $299, or $4,064.00, before commission, prorations and payoffs (s. 201.02; Rule 69O-186.003).
Florida taxes a deed at 70 cents per $100 of the price, and in Lee County residential practice the seller customarily pays it; the buyer customarily pays the stamps and intangible tax on a new mortgage. These are customs, not law, and the contract for a Coral Lakes in Cape Coral sale controls (Florida Department of Revenue, documentary stamp tax).
Yes, by custom. In Lee County the seller customarily pays the owner's title policy and chooses the closing agent, while in Collier County the buyer customarily pays it. The premium is set by state rule at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, so a $342,000 Coral Lakes sale carries about $1,785.00 (Rule 69O-186.003).
The amount is not published. The Coral Lakes Community Association bills dues quarterly, on January 1, April 1, July 1 and October 1, and the budget sits behind its member portal (Welcome packet). The estoppel certificate and the budget state the figure at a sale, so we order them early for every Coral Lakes in Cape Coral listing.
The Welcome packet lists the security gates, lawn care with mowing, edging and pruning, lawn irrigation, exterior weed and pest control, street and sidewalk repairs, a bulk Xfinity internet package and the community amenities. Utilities, house painting, roof repairs and interior pest control are not covered. That list is a strong selling point for a Coral Lakes in Cape Coral home, and we use it in the listing.
The buyer pays it at closing. Section 8.4 of the consolidated Declaration sets two months of assessments on a home's first transfer and $1,000 on each resale, payable by the purchaser (Declaration). A seller in Coral Lakes in Cape Coral does not owe it, but a buyer will factor it into an offer.
The association's own fee is not published. Florida caps it at $299, plus $119 for delivery within 3 business days and $179 if the account is delinquent; the certificate is due within 10 business days and is good for 30 days if delivered by hand or electronically, 35 days if mailed (s. 720.30851). A Sawgrass at Coral Lakes townhome may need a second certificate from its own association.
The documents we read publish no buyer approval process for a sale; they require board approval for a lease (Declaration; Rules). We ask the manager, FirstService Residential, how it handles a transfer in Coral Lakes in Cape Coral before we list, so the buyer knows the steps.
Yes. A lease should already carry the board's approval and a 6 to 12 month term under the Declaration. Whether the buyer can end it at closing depends on the lease and Florida law, so we give the buyer the lease, the deposit amount and the approval early, because they affect financing and possession in Coral Lakes in Cape Coral.
Yes, under s. 689.302 you give the flood disclosure at or before the contract, covering known flooding during your ownership, flood insurance claims including NFIP claims, and flood assistance including FEMA's (s. 689.302). Coral Lakes in Cape Coral is flood zone X at all 746 address points, but the disclosure is about your home's history, not its zone.
It is the summary required by s. 720.401 for a home in a mandatory homeowners' association, and on a resale it comes from the selling owner before the buyer signs. Without it the buyer may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and the right cannot be waived (s. 720.401). We attach it to every Coral Lakes in Cape Coral listing.
Coral Lakes is in FEMA flood zone X, minimal flood hazard and not a Special Flood Hazard Area, at all 746 address points, on panel 12071C0254G effective November 17, 2022 (FEMA NFHL). A lender or the contract can still require flood coverage, and Cape Coral's Class 5 rating takes 25 percent off every NFIP policy in the city. Coral Lakes in Cape Coral is in evacuation zone D.
No. No community development district, municipal service benefit unit or other special district covers Coral Lakes in Cape Coral; the state's official list has none for this footprint (Florida Department of Commerce). The "Coral Lakes Community Development District" on that list is in Charlotte County, a different place.
No Utilities Extension Project assessment polygon in the city's capital-projects layer contains any Coral Lakes sample point, and Coral Lakes is not named on the city's North 1 page (City of Cape Coral, UEP North 1). The city's free payoff request confirms the balance on any parcel in Coral Lakes in Cape Coral, and we run it before we list.
Not outside overnight without consent: the Declaration bars keeping a recreational vehicle, boat, trailer or commercial vehicle outside overnight without consent, and the lakes allow "No watercraft of any kind" except lake maintenance. Coral Lakes in Cape Coral has no dock, marina or boat access; the nearest public ramp, Rosen Park, is 7.6 route miles away.
It depends on the price and homestead. As an illustration at the 2026 rates, a homesteaded townhome assessed at $245,990 owes about $3,121.14 in ad valorem tax and a homesteaded single-family home at $342,000 about $4,592.49, before city charges averaging $1,062.68 (Lee County Property Appraiser). The Property Appraiser's assessment governs for Coral Lakes in Cape Coral.
No. A sale resets the assessment, so a buyer's bill can be well above a long-time owner's, and the buyer receives the s. 689.261 disclosure summary that says so (s. 689.261). Save Our Homes caps a homestead's yearly rise at the lesser of 3 percent or the CPI change, 2.7 percent for 2026, from the buyer's new base in Coral Lakes in Cape Coral.
Florida taxes are paid in arrears for the calendar year, so the seller credits the buyer for the days the seller owned the home. On a $5,655.17 annual bill and a June 30 closing, 181 divided by 365 times $5,655.17 is about $2,806.00. Title companies usually work from the prior year's bill; your Coral Lakes in Cape Coral closing statement governs.
Ask who prices a Coral Lakes resale from the recorded sales in your own section, who sets it beside the builder's dated prices and who has read the association's Declaration. Our guide to the best real estate agents in Cape Coral, linked at the top of this page, lays out the criteria, and we are comfortable being measured against them. Call Jesse direct at (239) 898-6072.
Commissions are not set by law and are negotiable. Since August 17, 2024 buyers sign a written agreement with their agent before touring, stating that agent's compensation; a seller may still offer to pay toward it off the MLS, and seller concessions may still be listed (National Association of REALTORS). We set out our fee and your options in writing for your Coral Lakes in Cape Coral sale.
For a home of 2006 or 2007, often yes. An original roof is 19 to 20 years old in 2026, Citizens requires a 4-point inspection for homes over 20 years old, and a wind mitigation form helps a buyer's insurer quote (Citizens inspections). Knowing what an inspector will find lets you fix it or price it before a buyer in Coral Lakes in Cape Coral negotiates it.
Fix what a buyer's inspection will find cheaply and what affects insurability first, then present the home well: paint, landscaping touch-ups inside the association's rules, and a clean, bright interior. Large projects rarely return their cost before a sale. Any work needing a permit should be permitted, because the city's payoff request shows open permits on every Coral Lakes in Cape Coral parcel.
Yes, but you must still disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove that duty (Johnson v. Davis). For a large repair, the City of Cape Coral treats work costing 50 percent or more of the building's market value as a substantial improvement that must meet new-construction flood rules (City notice), so ask the city's floodplain office how it applies to a zone X home in Coral Lakes in Cape Coral.
Compare them on your numbers. A cash buyer offers speed and certainty, usually at a price below the recorded comparables; listing offers full market exposure, and Coral Lakes closings sold at a median 97.17 percent of final list price in 48 days (Southwest Florida MLS, pulled October 10, 2026). We will show you both against the recorded sales in your section of Coral Lakes in Cape Coral.
It depends on whether it was your main home and how long you owned and lived in it. The Internal Revenue Service sets the exclusion rules in Topic 701; we print no exclusion amount, so confirm with your tax adviser before you sell your Coral Lakes in Cape Coral home.
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 (IRS, FIRPTA withholding). Many Coral Lakes in Cape Coral sales sit near the $300,000 line, so we confirm the buyer's plans at contract.
Yes. Showings, inspections, association paperwork and the closing can be handled remotely, with documents by mail and e-signature through the title company, and we arrange gate access for showings through the guest lane. The lease and parking rules still apply to a vacant home in Coral Lakes in Cape Coral. Call Jesse direct at (239) 898-6072 to plan it.
Price from the newest sales on your own street, not the 36-month median. The 2007 homes recorded 12 sales over 36 months, falling from $270,000 to $280,000 in late 2023 to $195,000 in July 2026, and the MLS shows a $190,000 closing on September 25, 2026. Show what sets your home apart in size, bedrooms, updates and lake view, because new townhomes are being sold on the same street in Coral Lakes in Cape Coral.
Price against the three recorded Sawgrass at Coral Lakes resales ($244,900, $247,500 and $259,000) and the builder's dated quick move-in prices ($249,990 and $269,990 on October 15, 2026), then show the buyer what a resale includes that a new home does not. Order both estoppel certificates early, and gather your Sawgrass Village association documents for the buyer in Coral Lakes in Cape Coral.
A Coral Lakes specialist matters because value here turns on details a generalist misses: two markets in one gate, a builder still selling next door, five sections with different prices, unpublished dues on two associations, and a name buyers confuse with other places. Buyers pay for certainty, and a specialist who reads the record supplies it.
If you are thinking, "I need someone to sell my house in Coral Lakes, 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 Blue Cypress Lake Court, Lake Butler Court, Sawgrass Lake Court, Keystone Lake Drive, Amber Lake Drive, Weeping Willow Court or Lake Jessup Circle, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Coral Lakes is a gated lake community of about 370 acres in northeast Cape Coral, with 17 numbered lake tracts, five preserve tracts and a clubhouse of 3,544 square feet heated, planned in 2003 and built out from 2006. Our Coral Lakes community guide covers the whole picture, from schools to flood zones, and it is the same record we use to describe your street to buyers.
The Lee County Property Appraiser holds the recorded sales and parcel records, the Coral Lakes Community Association publishes its Declaration, Rules and Welcome packet, the Florida Division of Corporations lists both associations, the City of Cape Coral holds permits, assessments and utility balances, and FEMA holds the flood map. 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 Coral Lakes with other Cape Coral communities. Our Cape Coral seller guide and Cape Coral area guide cover the city, our guides to Entrada and Bella Vida cover two nearby communities, our new construction in Cape Coral guide covers the builders a resale competes with, and our comparison of Bonita Springs and Cape Coral helps buyers choosing between cities.
Before any of that, a free Coral Lakes home valuation tells you what you are working with. If you are also buying, whether moving within Coral Lakes or relocating, see our guides to buying a home in Coral Lakes and 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 Coral Lakes listing agent, or thinking, "I need to sell my house in Coral Lakes," McGreevy and Comisar are the team to call. We price from the recorded sales in your own section, set them beside the builder's dated prices, order the estoppel and budget on day one and negotiate every offer ourselves.
Data updated: October 2026 (Lee County recorded sales through 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.
#5 real estate team in Florida (RealTrends 2026)
Coral Lakes record, last 12 months: 67 recorded sales at a $247,990 median, from September 26, 2025 to September 25, 2026, an estimated 45 builder-direct at $245,990 and 22 resales at $307,500 (Lee County recorded sales; county roll dated October 4, 2026; our analysis).
| Section | Sales, 12 months | Recorded prices |
|---|---|---|
| Original plat | 6 | $235,000 to $350,000 |
| Unit Two (Sawgrass Lake Court) | 1 | $453,505 |
| Phase D | 9 | $280,000 to $605,000 |
| The 2007 Weeping Willow Court homes | 3 | $195,000 to $217,000 |
| Sawgrass at Coral Lakes | 48 | $235,000 to $287,990, median $245,990 |
| All of Coral Lakes | 67 | $195,000 to $605,000, median $247,990 |
Start with our free Coral Lakes home valuation, or our Southwest Florida home valuation, and we will follow up with a number built on recorded sales of comparable homes in your section, adjusted for year built, size and street. Call Jesse direct at (239) 898-6072, text or call; confidential conversations are welcome.
The recorded sales closest to your home in section, size, year built and date, which is why we send the appraiser the county list for your section. A community median that mixes 45 townhome sales with 22 resales does not describe a single-family home in Coral Lakes in Cape Coral.
It sets the buyer's nearest alternative, not your value. The three recorded Sawgrass at Coral Lakes resales closed at $244,900, $247,500 and $259,000, inside and above the builder's recorded range, and a resale's finished condition and position count in Coral Lakes in Cape Coral.
No. Section 8.4 of the consolidated Declaration makes the purchaser pay $1,000 at closing on each resale. It is a buyer cost you should expect a buyer to weigh in Coral Lakes in Cape Coral.
It sets the map designation, not a premium, and we quote no premium. Cape Coral's Class 5 rating gives a 25 percent discount on every NFIP policy in the city, zone X included, and a lender or the contract can still require coverage in Coral Lakes in Cape Coral.
As soon as you have a contract, and we line up the request at listing. The certificate is due within 10 business days of the request and is good for 30 days if delivered electronically, so its timing has to fit your closing date in Coral Lakes in Cape Coral.
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 Coral Lakes seller actually uses: the association's Declaration, Rules and Welcome packet, the disclosure and estoppel statutes, the tax and fee schedules, and the County, City and federal flood records.
| Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
| Consolidated Declaration of Covenants and Restrictions, original and 4 amendments as of October 2023 | Coral Lakes Community Association | The resale contribution, lease, pet, vehicle and lake rules | Open the Declaration |
| Rules and Regulations, approved November 7, 2024 | Coral Lakes Community Association | Amenity hours, guest rules, lakes and leasing | Open the Rules |
| Welcome packet, April 2026 | Coral Lakes Community Association | Dues schedule and coverage, gate devices and fees, utilities | Open the Welcome packet |
| Section 720.401, association disclosure summary | Florida Senate | The pre-contract disclosure and the buyer's 3-day right | Open section 720.401 |
| Section 720.30851, estoppel certificates | Florida Senate | Fee caps, timing and validity of the estoppel | Open section 720.30851 |
| Section 689.302, flood disclosure | Florida Senate | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Senate | The tax warning every residential contract carries | Open section 689.261 |
| Section 201.02, documentary stamp tax on deeds | Florida Senate | 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 Taxing District Millage Book | Lee County Property Appraiser | District 057 millage lines | Open the millage book |
| Official List of Special Districts | Florida Department of Commerce | Confirms no district covers Coral Lakes | Open the list |
| Water, wastewater and irrigation rate schedules, effective October 1, 2026 | City of Cape Coral | Utility rates a buyer asks about | Open the rate schedules |
| Substantial Improvement and Damage checklist | City of Cape Coral Floodplain Management | The 50 percent rule application and notice | Open the checklist |
| National Flood Hazard Layer | Federal Emergency Management Agency | The zone X designation for each address | Open the flood layer |
| Student Enrollment Plan 2026 to 2027 | School District of Lee County | Proximity zones and choice | Open the plan |
| Topic 701, sale of your home | Internal Revenue Service | The federal home-sale gain rules | Open Topic 701 |
Every figure in this Coral Lakes seller guide traces to one of the primary sources below, read on October 15, 2026 unless a line says otherwise: Lee County and its Property Appraiser, the City of Cape Coral, the Coral Lakes Community Association, the Florida Division of Corporations, the School District of Lee County, Florida statutes and agencies, federal agencies, the builder's own page and our own published guides.
Recorded-sale figures are our analysis of the Lee County Property Appraiser's roll dated October 4, 2026 and its public sales file, qualified sales recorded through September 25, 2026. MLS figures are from the Southwest Florida MLS (Matrix), pulled October 10, 2026. Builder prices are builder marketing, read October 15, 2026, and are not recorded prices. No listing portal, brokerage or valuation aggregator was used for any figure.
McGreevy and Comisar are the Southwest Florida listing team Coral Lakes 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.
For this seller guide we tracked all 67 recorded Coral Lakes sales over the 12 months to September 25, 2026 and read the Lee County Property Appraiser's roll, the association's published documents and the state's corporation records, 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. Buying in Coral Lakes 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 Coral Lakes 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 Coral Lakes in Cape Coral, not an appraisal and not legal, tax or insurance advice. County sales from Lee County Property Appraiser public files, recorded through September 25, 2026, our analysis. Market data from Southwest Florida MLS, pulled October 10, 2026. Brokered by Domain Realty.