Updated October 2026
<p>Selling an Isles of Porto Vista condo in Cape Coral? We price it on 13 Lee County recorded sales, your building and floor, and the condo paperwork a buyer asks for. Call Jesse McGreevy at (239) 898-6072.</p>
Home › Cape Coral › Isles of Porto Vista › Sell Your Home in Isles of Porto Vista
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a condo in Isles of Porto Vista starts with a fact most listing pages miss: every home on the county roll is the same two-bedroom, two-bath plan, so a buyer compares your building, your floor and your paperwork, not your floor plan. In the 12 months to September 25, 2026, Lee County recorded 13 qualified sales here at a $157,000 median, from $135,000 to $195,000, every one a resale. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this seller guide for owners in Isles of Porto Vista, the community of 18 three-story condominium buildings off De Navarra Parkway in northeast Cape Coral, Florida 33909. For the whole community picture, from the 18 associations to the flood map, start with our Isles of Porto Vista community guide; for the city around it, see our Cape Coral area guide.
If you are still choosing who should list your condo, 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 Isles of Porto Vista home valuation, and we will send you the recorded sales we used, labeled by date and source.
To sell an Isles of Porto Vista condo in 2026, price it against the 13 sales Lee County recorded in the 12 months to September 25, 2026, at a $157,000 median, then hand buyers your building's association status, budget, estoppel certificate and condominium safety documents before they ask. The uniform plan makes paperwork and condition the deciding facts.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, DOR-qualified improved sales, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), closings September 26, 2025 to September 25, 2026, pulled October 10, 2026; Florida Division of Corporations read October 10, 2026, with two association records re-read October 15, 2026).
We tracked every recorded Isles of Porto Vista sale for the 12 months to September 25, 2026: 13 qualified sales on the Isles of Porto Vista legal descriptions, read by street, by date and by building. We lead with the county record because it is the public file of deeds, and we say plainly what it cannot show. Days on market, sale-to-list ratio, months of supply and active inventory come from the multiple listing service. On the Southwest Florida MLS (Matrix), for the same 12 months, the 13 closings had a median of 44 days on market and sold at a median 95.1 percent of final list price, and the 4 condominiums listed for sale on October 10, 2026, with 1 more pending, were 3.7 months of supply.
Isles of Porto Vista was developed by Harbour Development Group, Inc., and its 18 buildings were completed in 2006 and 2007. The county roll dated October 4, 2026 carries 215 condominium homes across Isles of Porto Vista Condominium 1 to 18, plus 18 common-element parcels. Thirteen sales against 215 homes is turnover of 6.0 percent in 12 months, enough trading to price from real comparables and thin enough that a single building can go a year without one.
Five things move an Isles of Porto Vista sale more than finishes do. The first is the building, because each of the 18 is its own condominium with its own association, budget and reserves. The second is the floor, because every building is three stories with four homes on each floor, and outlook, stairs and noise differ by floor. The third is the association's standing: the state administratively dissolved two of the 18 building associations on September 25, 2026, and a buyer will ask about yours. The fourth is the condominium safety file, because three-story buildings fall under Florida's structural integrity reserve study and milestone inspection laws. The fifth is condition: the roof, air conditioning, windows and the inside of the unit, which no public record shows. Every one of the first four is a matter of record, and none of them is visible to an automated estimate.
Your listing competes first with the other condominiums for sale inside the community, which numbered 4 active and 1 pending on the Southwest Florida MLS (Matrix) on October 10, 2026. It competes next with the 23 active condominium listings in ZIP 33909 that day and with Concordia, the condominium community in the same ZIP about 2.4 miles away, compared in full later on. It does not compete with a builder: the county record shows no builder-direct sale here in any calendar year since 2019, so the whole market is resale against resale.
We cover the recorded market by window and year, every sale of the last 12 months, how the community benchmarks against its neighbors, how we price and market a condo here, what it costs to sell, what a buyer adds up before an offer, taxes, the 18 associations and the September 2026 dissolutions, estoppel certificates, disclosures, the condominium safety laws, flood and insurance, the amenities, the gate and the lakes, schools and drive distances, the rental apartments next door, the comparison with Concordia, the tax questions that come up at a sale, and more than thirty-five seller questions answered directly.
Eight facts decide most Isles of Porto Vista listings: the 13 recorded sales at a $157,000 median, the single floor plan, the 18 separate associations, the September 2026 dissolutions, the condominium safety deadlines, the MLS-listed fees, the Zone X flood reading and the name traps. Each comes from a county, state or MLS record and is dated.
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; Florida Division of Corporations, FEMA and City of Cape Coral records read October 10 and October 15, 2026).
McGreevy and Comisar price Isles of Porto Vista condos on the records that move them: Lee County's recorded sales on the same legal descriptions, your building association's state filing, the MLS pace beside the county record and the condominium safety documents a buyer will ask for. We are the #1 team in Southwest Florida since 2012, and both partners work every listing.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, county roll dated October 4, 2026; Florida Division of Corporations read October 10 and October 15, 2026).
We are the partners who price your condo, 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 Isles of Porto Vista 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.
An Isles of Porto Vista listing agent has to know that each of the 18 buildings is its own condominium with its own association, that a community association filed in 2006 sits above them, that the MLS lists a master fee on every closing while no recorded declaration we could read settles that association's powers, and that the rental apartments next door share the name and the private streets but none of the market. 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. Here that record shows a uniform plan and a $60,000 spread between the lowest and highest sale of the year, which means the estimate a portal prints for your unit cannot see the facts that explain the spread. We pull every recorded sale, sort it by building and street, and set it beside the building's own documents.
Jesse leads pricing, marketing and negotiation on our listings and Marc works the buyer side, so an Isles of Porto Vista seller hears what Cape Coral condominium 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 condo is the person who answers the buyer's question about the reserve study.
We tracked every recorded Isles of Porto Vista sale for the 12 months to September 25, 2026, 13 in all, and the longer windows back to the first recorded sale on November 15, 2006. We read the county roll dated October 4, 2026 by building, street and year built, the Florida Division of Corporations record for the community association and each of the 18 building associations, FEMA's flood layer at six points across the buildings, and the City of Cape Coral's permit, street, zoning and utility layers. Everything on this page that is not one of those readings is attributed to its own dated source.
We will not quote a value from a portal estimate, print an association fee as the association's own when it comes from an MLS entry, or tell a buyer an amenity is open because a brochure says so. Where a record is not public or we could not read it, we say so and name the document that holds it. Each building's budget, reserves and leasing rules sit in documents we have not seen, so the estoppel certificate and the resale package are the documents we order first.
Isles of Porto Vista recorded 13 qualified sales in the 12 months to September 25, 2026, at a $157,000 median and a range of $135,000 to $195,000, and none was a builder sale. The median sits 37.2 percent below the 2023 calendar-year median of $250,000 and 15.5 percent above the 2019 median.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026, DOR-qualified improved sales, county roll dated October 4, 2026, our analysis; windows named beside each figure).
For this guide we counted every qualified recorded sale on the 233 parcels of the Isles of Porto Vista legal descriptions, which are the 215 condominium homes and 18 common-element parcels, and every number in this section comes from the county's recorded, state-qualified sales rather than from asking prices or a portal estimate. The median price per square foot of county heated area across the 13 sales was $122.66. Price per square foot here is per square foot of county heated area and is never comparable with an MLS living-area figure.
| Window, each ending September 25, 2026 | Recorded sales | Median | Range |
|---|---|---|---|
| 12 months | 13 | $157,000 | $135,000 to $195,000 |
| 24 months | 31 | $169,000 | $110,000 to $269,900 |
| 36 months | 69 | $205,000 | $110,000 to $269,900 |
| 60 months | 157 | $219,900 | $110,000 to $290,000 |
| All recorded history, from November 15, 2006 | 421 | $180,000 | $54,000 to $290,000 |
Source: Lee County Property Appraiser public roll and recorded sales file, our analysis, DOR-qualified improved sales. Each row is its own window with its own count; the windows overlap and are never added together. The all-history median reaches back to the first sales of new homes in 2006 and 2007, so it describes a different market from today's resales.
All 13 sales in the 12 months closed under $200,000. Eleven of the 13 closed between $145,000 and $175,000, one closed below that band at $135,000 and one above it at $195,000. That is a tight market, and it is tight because the product is uniform: when every home is the same plan, the spread between sales is the spread in building, floor, outlook and condition. A listing priced above $175,000 needs a specific reason a buyer can see, and the June 2, 2026 sale at $195,000 shows that such a reason can exist.
| Year | Recorded sales | Median | Builder-direct (estimate) |
|---|---|---|---|
| 2019 | 19 | $135,900 | 0 |
| 2020 | 23 | $145,000 | 0 |
| 2021 | 37 | $179,900 | 0 |
| 2022 | 48 | $238,750 | 0 |
| 2023 | 27 | $250,000 | 0 |
| 2024 | 37 | $220,000 | 0 |
| 2025 | 19 | $169,000 | 0 |
| 2026 through September 25 | 10 | $159,500 | 0 |
Source: Lee County recorded sales, calendar-year windows, our analysis; 2026 is January 1 to September 25. Each year stands alone with its own count. Builder-direct is the analysis tool's inference from the record and is an estimate.
The median rose from $135,900 in 2019 to a calendar-year high of $250,000 in 2023, then fell to $220,000 in 2024, $169,000 in 2025 and $159,500 for 2026 so far. Counts moved too, from 48 sales in 2022 to 19 in 2025. The arithmetic of the change is ($250,000 minus $157,000) divided by $250,000, which is 37.2 percent below the 2023 median, and ($157,000 minus $135,900) divided by $135,900, which is 15.5 percent above the 2019 median. We report the change and nothing about its cause, because the county record shows prices and not the reasons behind them.
The 24-month window holds 31 sales and the latest 12 months hold 13, so the 12 months before the latest window held 18 recorded sales. Fewer homes traded in the latest year than in the one before it. The MLS tells the same story in its own terms: 14 closings in the prior 12 months, 13 of them marketed through the MLS, at a median of $169,000 and 72 days on market, against 13 closings and 44 days in the latest window. Both records describe a market that is trading at lower prices than the 2022 to 2024 years and is not moving slowly.
Thirteen sales against 215 homes is 6.0 percent turnover in 12 months. Each of the 18 buildings recorded between zero and three sales in the window, so no building has a median of its own. For a seller that means the comparison set is the community's own record, read by street and date, with the longer windows beside it, and the pricing conversation is honest about how many sales support the number.
The highest recorded sale in the window was $195,000 on Pomodoro Circle on June 2, 2026, and the lowest was $135,000 on Tuscan Drive on June 25, 2026, 23 days apart. The newest qualified sale in the county file is $170,000 on Pomodoro Circle on August 28, 2026, so the most recent weeks may not yet be in it. The spread of $60,000 between the highest and lowest sale of the same plan is the clearest evidence on this page that building, floor and condition carry the price.
The record does not support a rising-market story and it does not support a stalled one. It supports a market where a buyer can compare a handful of homes on one plan, where the median sits near $157,000 and where the price a condo earns depends on its building's paperwork and the unit's condition. A correctly priced condo is judged against the recent sales and the 4 listings beside it, and we build both before we recommend a number.
The county record counts every state-qualified sale, listed or not, so it shows the Isles of Porto Vista resale market whole, while the Southwest Florida MLS adds days on market, sale-to-list ratio and supply. The county recorded 13 qualified sales in the 12 months to September 25, 2026, and the MLS counted 13 closings in the same window, pulled October 10, 2026.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix), closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded, pulled October 10, 2026; Lee County Property Appraiser roll dated October 4, 2026).
The county count and the MLS count match at 13 here, but they are still different instruments. The county counts a sale when a deed is recorded and the state's revenue rules qualify it as an arm's-length sale. The MLS counts a closing when the listing agent closes the listing out, and the agent enters the details, including the building type and the fees. That is why we lead every count and median with the county, and use the MLS only for pace, list price and supply. We never place a county figure and an MLS figure in one sentence as if they came from one source, and we never subtract one from the other.
| Group, Southwest Florida MLS (Matrix) | Closings, 12 months to September 25, 2026 | Median days on market | Median sale-to-list | Active on October 10, 2026 | Pending | Months of supply |
|---|---|---|---|---|---|---|
| Isles of Porto Vista | 13 | 44 | 95.1 percent | 4 | 1 | 3.7 |
| ZIP 33909 condominiums | 74 | 56.5 | 95.2 percent | 23 | 5 | 3.7 |
| Cape Coral condominiums, six ZIP codes | 480 | 71 | 94.5 percent | 244 | 36 | 6.1 |
Source: Southwest Florida MLS (Matrix), Development value as listing agents enter it, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded, pulled October 10, 2026, our analysis. Months of supply is the active count divided by one month of closings: 4 divided by (13 divided by 12) is 3.7. The sale-to-list ratio is sold price over final list price.
The 13 closings took a median of 44 days on market, against 56.5 days for ZIP 33909 condominiums and 71 days for Cape Coral condominiums as a group. They sold at a median 95.1 percent of final list price, close to the ZIP figure of 95.2 percent. Supply of 3.7 months matches the ZIP and sits below the city's 6.1 months. Sale price against the original list price: 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 export we used carries the final list price and the days on market of the last listing only.
In the 12 months before this window, the MLS shows 14 closings at Isles of Porto Vista, 13 of them marketed through the MLS, with a median sold price of $169,000 and 72 days on market. Against that, the latest window's 44 days is a faster pace on a similar number of sales. The MLS records every one of the 13 recent closings as a low-rise building of one to three stories, as listing agents enter that field.
None of the 13 recorded sales in the window was a builder sale, and no calendar year from 2019 to 2026 shows one. The roll dates the buildings to 2006 and 2007, and the first recorded sale of an individual home is dated November 15, 2006. A seller here is therefore pricing a resale against other resales, which makes the county's street-level detail and the building's own documents the most useful comparison data there is.
In ZIP 33909 the 12 months to September 25, 2026 recorded 79 condominium sales at a $185,000 median and $153.27 per square foot of county heated area. Isles of Porto Vista's 13 sales are part of that figure, and its $157,000 median and $122.66 per square foot sit below both. Across the six Cape Coral ZIP codes, condominiums recorded 535 sales at $210,000, and all homes, single family and condominium together, 5,804 sales at $365,000.
A buyer will compare your Isles of Porto Vista condo with the 13 sales Lee County recorded in the 12 months to September 25, 2026, all of the same two-bedroom, two-bath plan, then with the 31 sales of the 24-month window and the 4 active listings. The table lists every recent sale by date, street and price.
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).
We print the street and never a unit number, because a sale is a public record and a unit number points to a person's home.
| Date recorded | Street | Price | Price per square foot of county heated area |
|---|---|---|---|
| December 12, 2025 | Pomodoro Circle | $174,000 | $135.94 |
| December 18, 2025 | Pomodoro Circle | $145,000 | $113.28 |
| December 19, 2025 | Pomodoro Circle | $145,000 | $113.28 |
| January 12, 2026 | Del Sol Lane | $162,000 | $126.56 |
| February 27, 2026 | Pomodoro Circle | $152,000 | $118.75 |
| April 16, 2026 | Pomodoro Circle | $169,000 | $132.03 |
| April 29, 2026 | Tuscan Drive | $154,500 | $120.70 |
| May 8, 2026 | Pomodoro Circle | $169,000 | $132.03 |
| May 14, 2026 | Pomodoro Circle | $157,000 | $122.66 |
| June 2, 2026 | Pomodoro Circle | $195,000 | $152.34 |
| June 24, 2026 | Pomodoro Circle | $152,000 | $118.75 |
| June 25, 2026 | Tuscan Drive | $135,000 | $105.47 |
| August 28, 2026 | Pomodoro Circle | $170,000 | $132.81 |
Source: Lee County recorded sales, 12 months to September 25, 2026, our analysis. Every sale was a two-bedroom, two-bath condominium with 1,280 square feet of county heated area, built in 2006 or 2007; the per-square-foot column is our arithmetic, price divided by 1,280.
Most of the 13 sales were on Pomodoro Circle, and the rest on Tuscan Drive and Del Sol Lane. Pomodoro Circle is the street of 14 of the 18 buildings (Condominiums 1 to 5, 7 to 12 and 14 to 16), Del Sol Lane holds Condominium 6 and Tuscan Drive holds Condominiums 13, 17 and 18, so the street split follows the building count and says nothing on its own about price. The Tuscan Drive and Del Sol Lane sales closed at $135,000, $154,500 and $162,000, inside or at the edge of the range of the Pomodoro Circle sales.
Two sales on Pomodoro Circle recorded one day apart, on December 18 and December 19, 2025, both closed at $145,000, and two recorded on April 16 and May 8, 2026 both closed at $169,000. When identical plans trade at identical prices, the market is telling a seller that the plan is priced and that the difference between a $145,000 sale and a $169,000 sale is something a buyer saw inside the unit or the building.
On October 10, 2026 the Southwest Florida MLS (Matrix) showed 4 Isles of Porto Vista condominiums active and 1 pending. Four listings on one plan means a buyer can tour every one in an afternoon and compare them directly with yours, so we price against the recorded sales and present the active listings separately, labeled as asking prices, never as values. We confirm the count again on the day we list.
If you own in Isles of Porto Vista and are thinking about listing, start with a free Isles of Porto Vista home valuation built on the sales in the table above, or Call Jesse direct at (239) 898-6072. If you are also buying your next home, whether here or elsewhere in Southwest Florida, Call Marc at (239) 287-5873, read our guide to buying a home in Isles of Porto Vista or see how we represent buyers in Southwest Florida. For a general valuation of any Southwest Florida home, use our home valuation request. Thirteen sales in 12 months means the next owner who sells will be priced against the sales above, so the sooner you see where your condo sits, the better you can plan.
An appraiser who wants more than 13 sales reaches for the 24-month window, 31 sales at a $169,000 median, or the 36-month window, 69 sales at $205,000. Both include sales from the higher-priced 2023 and 2024 years, so we explain to the appraiser, with dates, why a sale from early 2024 is not today's price. The recorded sales by calendar year above are the evidence for that conversation.
Isles of Porto Vista's $157,000 median for 13 recorded sales sits below Concordia's $210,000, the ZIP 33909 condominium median of $185,000 and the Cape Coral condominium median of $210,000 for the 12 months to September 25, 2026. Its neighbors Entrada and Bella Vida are single-family-led communities and trade at different levels.
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).
| Yardstick, 12 months to September 25, 2026 | Product | Parcels | Recorded sales | Median | MLS median days on market | MLS months of supply |
|---|---|---|---|---|---|---|
| Isles of Porto Vista | Condominiums, built 2006 and 2007 | 233 | 13 | $157,000 | 44 | 3.7 |
| Concordia | Condominiums, built 2006 to 2010 | 341 | 22 | $210,000 | 25 | 6.0 |
| ZIP 33909 condominiums | Condominiums | Not counted | 79 | $185,000 | 56.5 | 3.7 |
| Cape Coral condominiums, six ZIP codes | Condominiums | Not counted | 535 | $210,000 | 71 | 6.1 |
| Entrada | Single-family led | 769 | 26 | $347,500 | 48 | 8.3 |
| Bella Vida | Single-family led | 467 | 26 | $300,595 | 87.5 | 6.0 |
| Cape Coral, all homes, six ZIP codes | Single family and condominium | Not counted | 5,804 | $365,000 | Not shown | Not shown |
County figures: Lee County recorded sales, DOR-qualified improved sales, our analysis. MLS figures use the MLS Development value as agents enter it, Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, Sold Data Entry rows excluded. Entrada and Bella Vida medians mix houses and attached homes; Isles of Porto Vista and Concordia are condominiums only. Isles of Porto Vista's 233 parcels are 215 homes and 18 common-element parcels.
Read the county columns first, then the MLS columns for pace. Parcels are not homes, and the product differs from row to row, so the table compares markets, not homes. On the county's heated area, Isles of Porto Vista recorded $122.66 per square foot against $153.27 for ZIP 33909 condominiums and $155.16 for Concordia, the same denominator in each case.
Entrada is the single-family-led community whose plat holds the multifamily tract on which the Isles of Porto Vista buildings stand; it recorded 26 sales at a $347,500 median. Bella Vida, also in ZIP 33909, recorded 26 sales at $300,595. Neither is a like-for-like comparison for a condominium, and a buyer who tours one of their homes is buying a different product. Concordia is the like-for-like comparison and has its own section below.
Cape Coral pages often quote canal-front and non-canal medians for single-family homes. Isles of Porto Vista has no canal frontage: the nearest city canal is about 1.58 kilometers away and no saltwater canal lies within 9 kilometers. Those canal groups measure houses by the water behind the lot, so none of them describes a condominium here, and we never use them to price one.
The community's median sits below every condominium yardstick in the table, and its supply sits at the ZIP's level. A seller should read that as a market where the price is set by the community's own sales and not lifted by a ZIP or city median, and where a well-documented listing does not have to wait long for buyers to see it.
For a correctly priced Isles of Porto Vista condo, the record shows a working market: 13 recorded sales in 12 months, a median 44 days on market and 3.7 months of supply on October 10, 2026, at prices below the 2022 to 2024 years. Timing is personal, but the evidence says buyers are active and documentation decides the outcome.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; Florida 2026 ballot measure as described by the Leon County Property Appraiser; Florida Statutes 2026 read October 15, 2026).
We do not forecast prices, and we do not name a best month. What we can do is set out what the record says about the market you would list into and what the calendar holds for condominium owners in the year ahead.
The calendar-year medians fell from $250,000 in 2023 to $220,000 in 2024, $169,000 in 2025 and $159,500 for 2026 through September 25. The 12-month median of $157,000 sits near the 2026 figure. A seller should read that as a market that has repriced and is trading, and should price to the recent sales rather than to the 2023 record.
Across the six Cape Coral ZIP codes, condominiums recorded 535 sales at a $210,000 median in the same 12 months, and the MLS shows 244 condominium listings active on October 10, 2026, or 6.1 months of supply. Isles of Porto Vista's own supply of 3.7 months is lower than the city's, so a listing here meets fewer direct competitors than the city figure suggests.
The structural integrity reserve study law sets an outer completion date of December 31, 2026 for associations that existed on or before July 1, 2022. A buyer in 2027 will ask whether your building's study is done and what it says about reserves. A seller who lists with the study in hand, or with the association's written statement of where it stands, answers that question before it is asked, and we think that is worth more to a buyer than the season you list in.
Amendment 3 passed on November 3, 2026 with 61.99 percent yes on the Florida Division of Elections’ unofficial count (60 percent was needed; Florida Election Watch, Amendments). The state certifies the final count later in November. As described by the Leon County Property Appraiser, it raises the non-school homestead exemption to as much as $150,000 from January 1, 2027 and $250,000 from January 1, 2028, leaves only the first $25,000 exempt from school taxes and cuts the non-homestead assessment cap from 10 percent to 5 percent, with the first effect on bills in November 2027. It does not replace Save Our Homes. We do not forecast its effect on prices; a buyer who asks is told the facts.
List at a price the recent sales support, with the building's documents ready on day one and the unit's condition shown honestly. In a market of 4 listings on one plan, the condo that reads as clear, documented and correctly priced is the one a buyer's lender, insurer and title company can move on quickly.
We price an Isles of Porto Vista condo from the 13 recorded sales on the same plan, read by street and date, then adjust for the building, the floor, the outlook and the condition, and set the result against the MLS pace and the active listings on the day we list. The county record does the first half and our walk-through does the second.
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; Florida Division of Corporations read October 15, 2026).
Every home on the roll is two bedrooms and two baths, and 214 of the 215 carry 1,280 square feet of county heated area, with one at 1,270. That removes the usual first step of matching size and layout. We start with the 13 recorded sales, the 2026 calendar-year median of $159,500 on 10 sales, and the 24-month window of 31 sales at $169,000, and we read each sale by date so a buyer's appraiser sees the same order of events.
Each building is its own condominium. Two buildings with the same plan can carry different fees, reserves and insurance, and a buyer's lender reads the building's documents, not the community's. Before we recommend a number we read your building's association record with the state, ask the management company for the budget, the reserve schedule and any special assessment, and, for Condominiums 10 and 15, whether reinstatement after the September 25, 2026 dissolution has been filed.
The buildings are three stories with four homes on each floor. Ground-floor and top-floor homes trade differently for reasons a buyer weighs personally, such as stairs, ceiling height and outlook, and some homes look out on one of the community's three stormwater lakes. The county record does not separate floors or views, so we make no percentage claim for either and let the comparable sales show what buyers paid.
The county file cannot see condition, finishes, the age of the air-conditioning system or whether the windows have been replaced. Our walk-through and your documents supply that, and we adjust only from evidence we can show a buyer's appraiser. We do not apply a premium for any feature that no recorded sale supports.
A buyer prices an Isles of Porto Vista condo on the monthly payment plus the fees. The MLS lists a master association fee of $145 to $175 a month on all 13 closings, which is $1,740 to $2,100 a year, and per-building condominium fees of $407 to $600 a month as reported in MLS listings of closed sales, 12 months to September 25, 2026; not confirmed with the associations. We never add the two together, and we tell a buyer that the building's budget and estoppel certificate hold the real figures. A building whose fee is documented and explained reads better in a payment calculator than one whose fee is a question.
The first two weeks of a listing are the market's verdict, so we price to compete with the active listings on the day you go live, not to the 2023 high. With 4 listings active on October 10, 2026 and a median of 44 days on market, a buyer who sees your condo in its first week has also seen the others.
The 13 sales of the same plan run from $135,000 to $195,000, a spread of $60,000 ($195,000 less $135,000). On the county's heated area, that is $105.47 to $152.34 per square foot, our arithmetic, price divided by 1,280. The middle seven sales, from $152,000 to $169,000, sit within $17,000 of one another. The county file cannot say why the highest sale earned $195,000 or why the lowest closed at $135,000: building, floor, condition, timing and terms all differ. That is why we walk the unit and read the building's file before we recommend a price, and why a median alone does not price a condo here.
Two Pomodoro Circle sales recorded on December 18 and December 19, 2025 both closed at $145,000, and two recorded on April 16 and May 8, 2026 both closed at $169,000. The $24,000 gap between the pairs, on the same plan and the same street, is the market's measure of what separates one unit from another inside the community. We use pairs like these to show a seller where a unit is likely to land and what would move it up the range.
Selling an Isles of Porto Vista condo customarily costs the seller documentary stamp tax on the deed at $0.70 per $100, the owner's title policy that Lee County contracts usually assign to the seller, an estoppel certificate from each association that issues one, a tax proration and a negotiated commission. At the $157,000 median those fixed items total about 1.44 percent.
Data updated: October 2026 (Florida Statutes 201.02, 718.116 and 720.30851; Florida Administrative Code rule 69O-186.003; estoppel caps as adjusted in 2022; Lee County recorded sales through September 25, 2026; Lee County Property Appraiser 2026 millage book printed October 9, 2026).
Florida has no single closing-cost percentage. The pieces are set by statute, by rule and by your contract. In Lee County the seller customarily pays the deed stamps and the owner's title insurance policy and chooses the closing agent, and the buyer customarily pays to record the deed and the costs of a new mortgage. Those are customs, not law, and the contract controls. For the statewide walk-through, see our guide to seller closing costs in Florida.
| Cost item | Lowest recorded sale, $135,000 | Median, $157,000 | Highest recorded sale, $195,000 |
|---|---|---|---|
| Documentary stamp tax on the deed, $0.70 per $100 | $945.00 | $1,099.00 | $1,365.00 |
| Owner's title premium under the state schedule, if the contract assigns it to the seller | $750.00 | $860.00 | $1,050.00 |
| One estoppel certificate, maximum for a current account | $299.00 | $299.00 | $299.00 |
| Total with one estoppel certificate | $1,994.00 | $2,258.00 | $2,714.00 |
| Total as a share of the price | 1.48 percent | 1.44 percent | 1.39 percent |
| Total if a second association issues a certificate | $2,293.00 | $2,557.00 | $3,013.00 |
| Each 1 percent of the price | $1,350 | $1,570 | $1,950 |
Source: Florida Statutes 201.02, 718.116 and 720.30851; Florida Administrative Code rule 69O-186.003; Lee County recorded sales, our analysis. Dollar figures are our calculations, not a quote; the title company prepares the exact closing figures. The table does not include commission, payoff of any mortgage, prorations, concessions, settlement charges or a lien search, and no dated first-party document sets a figure for a settlement fee or a lien search, so we print none.
The rate is 70 cents for each $100 of the price, or fraction of $100, under section 201.02, applied to the full consideration. On $157,000 that is 1,570 units times $0.70, or $1,099.00, and on the highest recorded sale in the window, $195,000, it is 1,950 units times $0.70, or $1,365.00. In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's title premium by rule at $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. On $157,000 that works out to $575.00 plus 57 units of $1,000 at $5.00, or $860.00; on $135,000 to $575.00 plus $175.00, or $750.00; and on $195,000 to $575.00 plus $475.00, or $1,050.00. These are estimates before any credit a title company applies. In Lee County the seller customarily pays the owner's policy and selects the closing agent, and the contract controls.
Your building's condominium association issues an estoppel certificate under section 718.116. Whether the community association also issues one depends on recorded documents we have not read, and the MLS listing a master fee on every closing suggests a second layer exists. At the current caps of $299, an additional $119 if delivered within 3 business days and an additional $179 if the account is delinquent, the maximum totals are:
| Certificates | Current account | Expedited | Delinquent |
|---|---|---|---|
| One | up to $299 | $418 | $478 |
| Two | up to $598 | $836 | $956 |
Source: Florida Statutes 718.116 and 720.30851, with the caps as adjusted in 2022; the arithmetic is ours. The statute text prints base amounts of $250, $100 and $150 that the inflation adjustment has superseded, and the next adjustment is scheduled for July 1, 2027.
Florida property taxes are for the calendar year and paid in arrears, so at a closing before the bill is paid the seller credits the buyer for the days the seller owned the home. As an illustration of the method, not a prediction for your condo, take the homestead ad valorem tax on a unit assessed at $157,000, about $1,757.36 for 2026, and a closing on June 30: the seller owned January 1 to June 29, 180 days, and 180 divided by 365 times $1,757.36 is $866.64. For the same unit without a homestead, about $2,406.03, the same method gives $1,186.54. Both inputs are illustrations built later in this guide, before city charges, and the title company uses the best information at closing.
Recording a deed costs $10.00 for the first page and $8.50 for each further page, so a two-page deed records for $18.50, and the buyer customarily records. A buyer's new mortgage carries documentary stamp tax of 35 cents per $100 and a one-time intangible tax of 2 mills, $2 per $1,000. On a $125,600 loan, which is 80 percent of the $157,000 median, that is $439.60 and $251.20, and with the recording fee the buyer's state items total $709.30. Those are the buyer's costs and are shown so a seller understands the buyer's closing math.
Commissions have always been negotiable and are not set by law. 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 offers of compensation to a buyer's broker are not advertised on the MLS; a seller can still choose to offer compensation off the MLS or a concession toward the buyer's costs. Our listing agreement is the document that holds our fee, and it is negotiated with you. To size the conversation, every 1 percent of a $157,000 price is $1,570.
The MLS records a transfer fee of $0.00 on all 13 closings in the 12 months to September 25, 2026, as listing agents entered that field. That is an agent entry, not the association's schedule, and your building's documents and estoppel certificate say whether any transfer or application fee applies to your sale.
An Isles of Porto Vista buyer adds up the MLS-listed master association fee, the building's own condominium fee, the property tax bill with its city charges, City water and sewer, and two layers of insurance. There is no community development district on the parcel record and no club fee in the MLS. Only some of those layers are published.
Data updated: October 2026 (Southwest Florida MLS (Matrix) pulled October 10, 2026; Lee County Property Appraiser records; City of Cape Coral rate schedule effective October 1, 2026; Citizens Property Insurance 2026 approved rate changes; Florida Statutes 2026).
| Layer | Amount | Period | Source and caveat |
|---|---|---|---|
| MLS-listed master association fee | $145 to $175 a month on all 13 closings | Monthly, $1,740 to $2,100 a year | Agent-entered, not the association's statement; who collects it is not on the public record |
| Your building's condominium fee | $407 to $600 a month as reported in MLS listings of closed sales, 12 months to September 25, 2026; not confirmed with the associations | Monthly | Each of the 18 associations sets its own; the budget and estoppel certificate hold the figure |
| Mandatory club or recreation lease | None in the MLS fields, $0.00 on all 32 listings in the pull | None | Agent entries |
| Community development district | None on the county parcel record | None | Lee County Property Appraiser |
| Property tax | District 057; 2025 certified 15.3806 mills; 2026 applied 15.3250 mills | Annual | Lee County Property Appraiser, City and School Board releases |
| City charges on the tax bill | Condominium-unit amounts not read | Annual | The unit's own tax bill shows them |
| City water and wastewater | $25.36 and $32.83 monthly capacity charges for a 5/8 inch meter, plus usage | Monthly | City rate schedule effective October 1, 2026; how a unit is metered is not on the record we read |
| Unit owner insurance | Citizens Lee County condominium unit owner average $1,356 after the 2026 change | Annual | County book average, not a quote |
| Building master insurance | Carried by the building's association | Annual | Terms not published; the insurance certificate states them |
We never add the master fee and the building fee into one total, because the two are entered separately by listing agents and each may be incomplete.
The MLS lists the master fee at $145 a month on five closings, $155 on seven and $175 on one, a median of $155. The building fee entries run from $407 to $600 a month, as reported in MLS listings of closed sales, 12 months to September 25, 2026; not confirmed with the associations. A buyer comparing two units on the same plan in two buildings may therefore see two different fees, and the building's budget explains the difference. When you list, we ask your manager for the budget and the current fee in writing so the buyer reads a documented number.
No community development district appears on the county parcel record for Isles of Porto Vista. The City of Cape Coral's utility extension project map shows no project area at the centre of the community, and the city's permit record for the Condominium 18 building shows water, sewer and irrigation assessments as paid. Those two facts are signs, not a guarantee for every unit, and a unit's own tax bill and the city's free payoff request are the check.
Insurance comes in two layers: the association's master policy on the building and the owner's own policy on the inside of the unit. Citizens Property Insurance reports 801 condominium unit owner policies in Lee County, with an average premium of $1,459 before and $1,356 after an approved change of minus 7.0 percent for 2026. That is Citizens' county book, not a quote for a unit here. Florida requires a unit owner policy to include at least $2,000 of loss assessment coverage. Your building's insurance certificate and its deductible are the documents that let a buyer get a quote quickly.
Buyers will ask what the tax bill is and whether it will change when they buy. Isles of Porto Vista parcels sit in Lee County taxing district 057, the City of Cape Coral, at a 2025 certified total of 15.3806 mills and 15.3250 applied for 2026, and the buyer's own bill will reflect their own exemptions and assessed value, not yours.
Data updated: October 2026 (Lee County Property Appraiser 2025 millage book and 2026 millage book printed October 9, 2026; City of Cape Coral release dated October 6, 2026; School District of Lee County release posted September 9, 2026; Lee County Property Appraiser exemption information for tax year 2026; Florida Statutes 197.162 and 689.261).
| Taxing authority | 2025 mills |
|---|---|
| City of Cape Coral | 5.1471 |
| Lee County general revenue | 3.7623 |
| Public school, by state law | 3.0710 |
| Public school, by local board | 2.2480 |
| Lee County library | 0.4218 |
| Lee County mosquito control | 0.2116 |
| City of Cape Coral parks voted debt service | 0.1608 |
| South Florida Water Management, Okeechobee levy | 0.1026 |
| South Florida Water Management, district levy | 0.0948 |
| Lee County all hazards | 0.0693 |
| West Coast Inland Navigation District | 0.0394 |
| South Florida Water Management, Everglades construction | 0.0327 |
| Lee County hyacinth control | 0.0192 |
| Total | 15.3806 |
Source: Lee County Property Appraiser, 2025 Taxing District Millage Book. A mill is $1 per $1,000 of taxable value, so 15.3806 mills is $1,538.06 per $100,000 of taxable value, our arithmetic.
For 2026 the City Council kept its operating millage at 5.1471 (city release dated October 6, 2026) and the School Board adopted 5.271 mills, down from 5.319 (district release posted September 9, 2026). The Property Appraiser's final 2026 millage book, printed October 9, 2026, applies 15.3250 mills to the tax roll for district 057 (5.2710 school and 10.0540 for every other line), against 15.3882 proposed in August. The November 2026 bill governs.
Assume a buyer is assessed at $157,000, the 12-month median used only as an example, and claims homestead. For 2026 the first $25,000 of assessed value is exempt from all property taxes and an additional exemption of up to $26,411 applies to non-school taxes on assessed value over $50,000. Non-school taxable value is $157,000 less $25,000 less $26,411, or $105,589, times 10.0540 mills, which is $1,061.59. School taxable value is $132,000 times 5.271 mills, which is $695.77. The ad valorem total is about $1,757.36, before the city's non-ad valorem charges on the bill. Assessed value is set by the Property Appraiser and is not the sale price.
A buyer who will not live in the unit, or who does not file, pays on the full assessed value. At 15.3250 mills, $157,000 is $2,406.03, again before city charges. The 2026 homestead exemption is therefore worth $648.67 a year in this illustration. A buyer who plans to use the unit as a second home or a rental reads this line first.
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 2026 cap is 2.7 percent. Non-homestead property has a 10 percent yearly assessment cap that does not apply to school taxes. Because a change of ownership resets the assessment, section 689.261 requires the buyer to receive a property tax disclosure summary warning that the seller's bill is not a guide to the buyer's. A homestead application is due by March 1 of the year the owner qualifies.
Paying the tax bill early earns a discount of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, with none in March. Bills go out about November 1 and taxes become delinquent April 1. At a closing, the title company reads whether the current year's bill has been paid and prorates accordingly.
Your Isles of Porto Vista condo sits under two layers of governance: your building's own condominium association, one of 18 filed on October 11, 2006, and the community association filed on January 11, 2006. A buyer's lender and title company read both, and the state dissolved two building associations on September 25, 2026.
Data updated: October 2026 (Florida Division of Corporations read October 10, 2026, with Condominiums 10 and 15 re-read October 15, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; Florida Statutes 617.1421, 617.1422 and 718.111 read October 15, 2026).
Isles of Porto Vista Community Association, Inc. (N06000000320) is a Florida not-for-profit corporation, filed on January 11, 2006 and active, with its principal address at 9150 Galleria Court, Naples. Its board, per the state record, includes the presidents of two of the condominium associations. The pool, the 4,080-square-foot building beside it and the other amenity land sit on parcels the county roll lists under the community's name. What the community association owns, controls and charges is a matter for its recorded documents, which we have not read; the Lee County Clerk's online records were not readable by our tools.
The MLS lists a master association fee of $145 to $175 a month on all 13 closings in the 12 months to September 25, 2026, pull of October 10, 2026. Those entries are made by listing agents, not stated by an association. The state's records show a community association whose board overlaps with the building associations' presidents. Those are signs of a layered structure, not proof of one, so we describe what the MLS lists and what the state filings show, and we never describe the community association's powers as fact.
Each of the 18 buildings is its own condominium with its own association, its own board, budget, reserves and fee. Two buildings in the same community can set different fees and carry different financial positions. That is the single most important difference between selling here and selling in a community with one association over every home, and it is why we read your building's record before anything else.
| Group | Associations | Registered agent or address on the state record |
|---|---|---|
| 1 | Community association; Condominiums 3, 4, 5, 8, 9, 10, 11 and 12 | 9150 Galleria Court, Naples; Sandcastle Community Management is named on Condominium 10 |
| 2 | Condominiums 2, 6, 7, 13, 14 and 15 | Infinity Property Management Firm, LLC, Bonita Springs |
| 3 | Condominiums 16, 17 and 18 | Florida Skyline Management |
| 4 | Condominium 1 | A Naples law firm as registered agent; owner officers |
Source: Florida Division of Corporations, read October 10, 2026. These are state filings, not management contracts. The practical result for a seller is that resale documents can come from up to four different sources depending on the building, and the first step of a listing is to learn who holds your building's records.
On September 25, 2026 the state recorded an administrative dissolution for an unfiled annual report against the Condominium 10 association (N06000010650) and the Condominium 15 association (N06000010661). Both had filed annual reports through 2025. Florida law dissolves a not-for-profit corporation administratively for an unfiled annual report on the fourth Friday of September, and lets the corporation apply for reinstatement at any time, with reinstatement relating back to the dissolution date (sections 617.1421 and 617.1422). The record concerns the association's corporate filing, not the condominium or the deeds. If you own in either building, we ask the management company in writing whether reinstatement has been filed and put the answer in the listing file.
We found no website for the community association or for any of the 18 condominium associations. Florida requires a condominium association's website and document posting at 25 or more units, under section 718.111, and each condominium here has 12 units on the roll, 11 in Condominium 12. That explains why buyers cannot download your building's documents themselves, and why the seller's resale package carries more weight here than in a large single-association condominium.
Leasing rules, pet rules and any buyer approval process sit in each building's recorded declaration and rules, which we have not read. They can differ from building to building, and amendments change them. When you list, we read yours, note any approval step and its timing, and build it into the contract dates so a buyer is not surprised after signing.
An estoppel certificate is the association's written statement of what is owed on your unit, and an Isles of Porto Vista sale needs one from your building's association and possibly a second from the community association. Florida requires delivery within 10 business days of the request and caps the fee at $299 per certificate for a current account.
Data updated: October 2026 (Florida Statutes 718.116 and 720.30851 read October 7, 2026; estoppel caps as adjusted in 2022; Southwest Florida MLS (Matrix) pulled October 10, 2026).
The request goes to whoever holds your building's records, which the state lists in four groups in the table above. Because the community association's role is set by documents we have not read, we ask your manager in writing which entities issue a certificate for your sale, and we order every one the day the contract is signed.
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. The caps adjusted in 2022 are $299, plus $119 for delivery within 3 business days and $179 where the account is delinquent, and the next adjustment is scheduled for July 1, 2027. Condominium associations are governed by section 718.116 and homeowners associations by section 720.30851.
An estoppel is good for 30 days, so we time the formal order to the contract, but we ask your manager before listing for the figures the certificate will carry: the current fee, any special assessment approved or proposed, and any open violation. If something needs clearing, we want it cleared before a buyer's title company sees it. Whether a special assessment is pending for your building is a live question that no public record answers, and we found none published for any building, which is not proof that none is pending.
The MLS records a transfer fee of $0.00 on all 13 closings in the 12 months to September 25, 2026, and no mandatory club or recreation lease fee on any of the 32 listings in the pull. Those are fields entered by listing agents. The estoppel certificate states what your association actually charges at a sale.
An Isles of Porto Vista seller owes the buyer the Florida flood disclosure at or before the contract, a property tax disclosure summary, disclosure of known material defects that are not readily observable, and, as a condominium seller, the resale package under section 718.503 at the seller's expense, with the buyer's 7-day right to void.
Data updated: October 2026 (Florida Statutes 689.302, 689.261, 718.503 and 553.79 read October 7 and October 15, 2026; Johnson v. Davis, 480 So. 2d 625; Florida Attorney General and Consumer Product Safety Commission drywall guidance).
This section is information, not legal advice; your closing agent or attorney prepares the documents for your contract.
Under section 689.302, the seller of residential real property gives the buyer the flood disclosure at or before the time the sales contract is executed. It covers known flooding that damaged the property during the seller's ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. The statute text gives the buyer no right to cancel. FEMA's map shows Zone X at all six points we sampled across the community, which does not replace the disclosure. Answer it accurately and attach any repair records you have.
Section 689.261 requires the buyer to receive a property tax disclosure summary warning that the seller's current taxes are not a guide to the buyer's, because a change of ownership or improvements triggers reassessment. On a condo with a long-held homestead, the gap between your bill and a buyer's can be large, and the illustration in the tax section shows how it is built.
Under section 718.503, the buyer of a resale condominium is entitled, at the seller's expense, to the declaration, articles of incorporation, bylaws and rules, the association's annual financial statement and budget, the frequently asked questions and answers sheet, and the summary of the milestone inspection report and the most recent structural integrity reserve study where they exist. The buyer may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them. We assemble the package before the first showing, because a buyer who receives it late uses the 7 days to renegotiate.
Where a seller knows of facts materially affecting the value of a home that are not readily observable and not known to the buyer, the seller must disclose them. An as-is clause does not remove that duty, which comes from Johnson v. Davis, 480 So. 2d 625 (Fla. 1985). Inside a condominium, a known water intrusion from a unit above, a known building repair or a known assessment are the kinds of facts a buyer will later ask about.
Permit history for an address can be searched on the City's EnerGov Citizen Self Service portal without an account. A permit may be closed 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 (section 553.79). We search the address before we list. In a condominium, work inside the unit also follows the association's rules, which are in the declaration.
The Florida Attorney General says homes built or remodeled between 2001 and 2008 are at risk of containing Chinese drywall, and the Consumer Product Safety Commission's identification guidance looks first for drywall installed between 2001 and 2009 together with signs such as blackened copper wiring or air-conditioning coils. The county roll dates the Isles of Porto Vista buildings to 2006 and 2007, inside both windows, so a buyer may ask. We print both sources with their own years and make no claim about any building or unit.
Isles of Porto Vista's buildings are three stories, so Florida's structural integrity reserve study law and milestone inspection law both apply. The study must be completed by December 31, 2026 at the latest, and the first milestone inspection is likely due by December 31, 2036 or 2037. A buyer will ask where your building stands on both.
Data updated: October 2026 (Florida Statutes 553.899 and 718.112 read October 15, 2026; City of Cape Coral condominium inspections FAQ read October 10, 2026; City of Cape Coral permit layer re-read October 15, 2026; Florida DBPR reserve study reporting pages read October 15, 2026).
The county roll numbers the units in each building on three floors of four homes. Both laws apply to a building of three habitable stories or more, so they apply here. The MLS describes the buildings as low rise on all 13 closings, which agrees with that reading, though it is a field filled in by hand when a home is listed.
The study must be done at least every 10 years for each building of three stories or more. For an association that existed on or before July 1, 2022 and is controlled by unit owners, the study had to be completed by December 31, 2025, and the statute says it may in no event be completed after December 31, 2026. It covers the roof, structure, fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors, plus other items above a cost threshold. The most recent study goes to the buyer with the resale package. We did not find whether any of the 18 associations has filed with the state, and we say neither that one has nor that one has not.
For budgets adopted on or after December 31, 2024, an association that must obtain a reserve study may not vote to provide no reserves, or less than the study requires, for the items the study covers. A condominium made up of several condominiums can be excepted through an alternative funding method the state approves. What your building actually reserves is in its budget, and a buyer reads it to judge whether the next large repair will be funded from reserves or from an assessment.
The milestone law requires an inspection by December 31 of the year a building reaches 30 years from its certificate of occupancy, then every 10 years. The City of Cape Coral's condominium inspection page applies that 30-year schedule. We do not have the certificate of occupancy dates, so we work from the roll's year built, which is why we write "likely":
| Buildings | Roll year built | Homes on the roll | First milestone inspection likely due by |
|---|---|---|---|
| Condominiums 1 to 12 and 15 | 2006 | 155 | December 31, 2036 |
| Condominiums 13, 14, 16, 17 and 18 | 2007 | 60 | December 31, 2037 |
The arithmetic is the roll year plus 30: 2006 plus 30 is 2036 and 2007 plus 30 is 2037. If a building's certificate of occupancy falls in a different calendar year, the date moves with it, and the City of Cape Coral Building Division holds that date.
The City of Cape Coral's permit layer shows permit BLDTC26-000620, issued September 3, 2026, status Issued, for a crown roof tile re-roof of about 10,517 square feet at the Condominium 18 building on Tuscan Drive, with a stated valuation of $110,000, re-read October 15, 2026. It tells a buyer that one building is being re-roofed. It does not say how the work is funded or what owners pay, and the layer lists active permits only, so earlier roof work at other buildings is not shown. If you own in that building, expect a buyer to ask for the roof documents and the budget line.
The Florida Department of Business and Professional Regulation keeps the state's reserve study reporting in two lists, one for studies submitted before July 2025 and one for those submitted in July 2025 and after. Both are interactive pages we could not read by script. A buyer's agent will look your building up there, so we look first and put what we find, or the association's written statement, in the listing file.
A buyer will ask which FEMA zone the building is in, what flood insurance costs and whether the unit flooded. FEMA's map shows Zone X, an area of minimal flood hazard, at all six points we sampled across the Isles of Porto Vista buildings, on panel 12071C0260G effective November 17, 2022, with ground at about 19.5 feet NAVD88.
Data updated: October 2026 (FEMA National Flood Hazard Layer and USGS 3DEP elevation service read October 10, 2026; City of Cape Coral flood protection pages; FEMA CRS Discount Guide, July 2023; Lee County Emergency Management layer; USGS Short-Term Network; OpenFEMA claims; Citizens 2026 approved rate changes).
We placed one sample point in each of six buildings, on Pomodoro Circle, Del Sol Lane and Tuscan Drive, and asked FEMA's National Flood Hazard Layer for the zone at each. All six returned Zone X, area of minimal flood hazard, on panel 12071C0260G, effective November 17, 2022. No Letter of Map Revision or Letter of Map Amendment touches the community, and the nearest mapped Special Flood Hazard Area lies about 0.4 mile to the south. Six points are a sample of how the map treats the ground; they do not give the zone of any single unit, and we print no zone for an address.
The USGS 3DEP elevation service puts the ground at the six points between 19.48 and 19.64 feet on the NAVD88 datum, about 19.5 feet at every point. That is the height of the ground, not of a floor, and floor heights for these buildings are not on the public record we read. The City of Cape Coral notes that more than 60 percent of the city lies in a FEMA-mapped Special Flood Hazard Area (city release dated July 1, 2026); the six sampled points are not in that share.
Cape Coral holds a Community Rating System Class 5 rating, reached in 2010. Under FEMA's current rating method the discount applies to every National Flood Insurance Program policy in a participating community, so Cape Coral's Class 5 is 25 percent on every NFIP policy, Zone X included. On November 22, 2024 the city announced that it retained its 25 percent flood insurance discount and avoided FEMA probation. The discount does not apply to a private flood policy.
The City of Cape Coral says flood insurance is available to every property in the city and may be optional in the X zone. Whether it is required on a purchase depends on the buyer's lender and its flood determination. For a condominium there are two layers, the building's own flood coverage through the association and any policy the owner carries, and the building's insurance certificate shows the first.
An improvement or repair whose cost equals or exceeds 50 percent of the market value of the building before the work is a substantial improvement, and the building must then meet the flood rules for new construction; substantial damage works the same way. Market value for the test is the value of the building only, land excluded, and the city says an appraisal from a qualified independent appraiser is required for condominiums. The city's notice does not say how the rule applies to a Zone X building such as these, so we do not extend it.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 as a Category 4 storm. The National Hurricane Center's inundation statement concerns Pine Island, Cape Coral and other communities along the mouth of the Caloosahatchee River, and we do not attach it to this community. The USGS Short-Term Network recorded no Ian high-water mark within 5 kilometers, about 3.1 miles, of Isles of Porto Vista. OpenFEMA shows 5 National Flood Insurance Program claims with Ian-period loss dates in census tract 12071010204, none paid on the building; a tract is larger than the community and wind claims are not in that data. None of that speaks for your unit, which is why the flood disclosure asks what you know.
Lee County's evacuation layer places all six sample points in Evacuation Zone D. The county describes Zone D as one of its least vulnerable evacuation zones and one of the last areas evacuated, and names wind and heavy rain as the hazards to plan for. An evacuation zone is a county planning tool, not a FEMA flood zone.
We print no premium for any Isles of Porto Vista unit. Citizens Property Insurance reports 801 condominium unit owner policies in Lee County with an average premium of $1,459 before and $1,356 after an approved change of minus 7.0 percent for 2026, which is Citizens' county book and not a quote. Florida requires at least $2,000 of loss assessment coverage on a unit owner policy (section 627.714), and an assessment from the association is how a building-wide cost can reach an owner.
Citizens requires a 4-point inspection for homes over 20 years old and asks for documentation of remaining roof life once a roof passes 25 years, or 50 years for the roof types it treats as longer-lived; other insurers set their own rules, and for a condominium the insurer decides which inspections belong to the unit and which to the association. 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. The roll dates the buildings to 2006 and 2007, so we collect the building's roof and insurance documents before we list.
A buyer will ask what the community offers and what the fees pay for. Isles of Porto Vista has one pool with a paved deck, a 4,080-square-foot building beside it, a hard court with a play structure, three thatched cabanas and a small picnic pavilion on community association land, plus three stormwater lakes. Hours, rules and the building's use are not published.
Data updated: October 2026 (Lee County roll dated October 4, 2026; City of Cape Coral parcel, street, address, canal and aerial layers read October 10, 2026; South Florida Water Management District permit layer read October 10, 2026).
We tell buyers what a county or city record proves, what only an aerial photograph shows, and what nobody has published. A listing that overstates an amenity costs a seller credibility at the worst moment, so we describe each one as the record does.
The City of Cape Coral's aerial photographs for 2022 through 2026 show one pool with a paved deck inside the condominium area, on community association land rather than a building parcel. Beside it stands a building of 4,080 square feet that the Lee County roll dates to 2007 and classes as a common area, at 3936 Pomodoro Circle. No record we could reach says what the building is used for, so we do not call it a clubhouse or say it holds a fitness room, and we ask the association before a buyer asks us.
The aerial layers show one hard court beside one play structure, three thatched cabanas around the same pad, and a small picnic pavilion on a lawn. Those are readings of photographs, not documents. Which sport the court is lined for, whether the cabanas can be reserved and the guest policy are matters for the association's rules.
The roll shows four parcels under the community's name outside the 233 condominium parcels: a 17.00-acre tract classed as water retention and buffer that holds the pool deck, the building and the lakes, a 4.03-acre tract with the court and the picnic lawn, and two reserve parcels of about 0.2 acre each, about 21.44 acres in all. Who pays for their upkeep, and how the cost is shared, is in the budgets.
Two City of Cape Coral records point to a gate: the street layer's notes field reads "Isles of Porto Vista Gated Community" on segments of Pomodoro Circle, Del Sol Lane and Porto Vista Parkway, and the address layer tags one building at the entrance on Porto Vista Parkway "SECURITY." Whether the gate is staffed, its hours and its type are not on the public record. The community's own streets are private on the city and county road layers, and the entrance road crosses between two lakes with fountains, as the aerials show. We list the access rules in the listing file only once the association confirms them in writing.
The community surrounds three stormwater lakes, a long lake on the east edge and two fountain lakes beside the entrance, on association land the Property Appraiser classes as water retention. The nearest city canal is about 1.58 kilometers away, a freshwater canal, and no saltwater canal lies within 9 kilometers. There is no dock, seawall, marina or boat access. We market a lake outlook as a feature of a unit's position and make no claim that it carries a price difference.
No golf course, recreational parcel or marina parcel appears within about 400 meters on the county parcel record. The nearest golf is Sabal Springs Golf & Racquet Club in North Fort Myers, an executive par 60 course about 1.6 route miles away with posted public rates for May to October 2026 of $41 for 18 holes and $38 for 9. The city's Coral Oaks Golf Course is about 9.6 route miles away, and the nearest improved city boat ramps and the city's marina, at Rosen Park on the Caloosahatchee River, about 10.0 route miles.
Buyers will ask which schools serve the address, how far the hospitals and essentials are and which bridges the usual trips cross. For 2026 to 2027, Isles of Porto Vista falls in elementary Proximity Zone B, middle Proximity Zone CC and the high school West Zone, sub-zone 1, and Island Coast High is about 1.7 road miles away.
Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026 to 2027 and zone layer; facility pages read October 10 and October 15, 2026; route miles by the public OSRM router from the centre of the community, October 10, 2026; Lee County toll pages read October 15, 2026).
We describe zones and distances. We do not name one school as a home's school or rate any school, and we give route miles only, because a travel time depends on the hour.
The district assigns students through choice zones and a lottery. The plan lists Caloosa, Diplomat, Hancock Creek, Dr Carrie D Robinson Littleton and Tropic Isles elementary schools in Proximity Zone B; Bayshore (K-8), Caloosa Middle, Diplomat Middle and North Fort Myers Academy for the Arts (K-8) in Proximity Zone CC; and Island Coast, Mariner and North Fort Myers high schools in the West Zone, sub-zone 1. By road from the community centre, Island Coast High is 1.7 miles, North Fort Myers Academy for the Arts 3.8, Littleton Elementary 3.9 and Diplomat Elementary and Middle 4.9. The City's Oasis charter campuses are 13.0 to 14.8 road miles away.
| Facility | Route miles from the community centre |
|---|---|
| AdventHealth Cape Coral ER, 2521 Del Prado Blvd N (open status not confirmed) | 3.6 |
| Lee Health Convenient Care, 1682 NE Pine Island Rd, 7 a.m. to 7 p.m. daily | 5.5 |
| Lee Health Cape Coral Hospital, 636 Del Prado Blvd S | 7.2 |
| Lee Memorial Hospital, Fort Myers | 8.2 |
| HCA Florida Cape Coral Emergency, open 24 hours | 8.8 |
| Gulf Coast Medical Center, Level II trauma center | 14.5 |
Source: facility pages read October 10, 2026, with Cape Coral Hospital and AdventHealth re-checked October 15, 2026; route miles by the public OSRM router. No travel times and no bed counts.
From the centre of the community the route miles are about 0.35 to a Del Prado Boulevard North plaza, 1.4 to Gator Trails Park, 7.4 to downtown Fort Myers, 8.5 to Cape Coral City Hall, 18.2 to Punta Gorda, 22.5 to Southwest Florida International Airport, 22.7 to Fort Myers Beach and to the start of the Sanibel Causeway, 28.6 to Sanibel City Hall and 49.5 to downtown Naples. Every trip leaves by Del Prado Boulevard North, about 0.4 to 0.5 mile from the buildings.
The usual trips to Fort Myers, the airport, the beaches, Sanibel and Naples run by North Tamiami Trail (US 41) and cross the Caloosahatchee River on the Edison Bridge or the US 41 Caloosahatchee River Bridge, not on the Midpoint or Cape Coral bridges. Lee County's toll pages list toll plazas at the Midpoint, Cape Coral and Sanibel bridges. Where those tolls apply, a two-axle vehicle pays $2.00 with a transponder or prepaid account and $5.00 by plate at the Midpoint and Cape Coral bridges, and $6.00 with a transponder at the Sanibel Causeway.
A buyer may ask about the construction they see on the drive in. The city's records show a land use request heard on April 2, 2025 for 3561 De Navarra Parkway, about 0.4 mile away, from Mixed Use to Mixed Use Ten, with no council outcome read; the Entrada West Commercial Park replat on the August 7, 2024 council consent agenda; the Entrada North replat approved on October 8, 2025; site plans for a Wendy's at 3490 and a self-storage building at 3754 Del Prado Boulevard North; and a separate multifamily project under construction to the southwest on Villa Del Mar Circle, with no unit count, operator or tenure on the record. The Florida Department of Transportation counts about 7,000 vehicles a day in 2025 on the nearest Del Prado Boulevard segment.
The City of Cape Coral zones the community RML, Residential Multi-Family Low, with a Mixed Use future land use. City water hydrants stand on the community's streets. The city's schedule effective October 1, 2026 lists, for a 5/8 inch meter, a water capacity charge of $25.36 a month plus $5.44 per 1,000 gallons up to 5,000 gallons, and a wastewater capacity charge of $32.83 a month plus $12.85 per 1,000 gallons. Whether each unit has its own meter is not on the record we read, so a buyer reads the unit's own utility bill.
Buyers who search the name find three places: the 18 for-sale Isles of Porto Vista condominiums, the rental Apartments at the Isles of Porto Vista next door, and Porto Vista on SW 50th Street in ZIP 33914. Only the first is the market your condo sells in, and a clear listing keeps buyers from mixing them up.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026 and recorded sales through September 25, 2026; Florida Division of Corporations and City of Cape Coral street layer read October 10, 2026).
Two rental properties stand on the land beside the for-sale buildings: The Apartments of Isles of Porto Vista, declared in 2019 and built in 2021, and The Apartments at Isles of Porto Vista II, declared in 2019 and built in 2023. Each is legally a condominium run as rental apartments with a single owner company, and the county shows no qualified recorded sale of any apartment in any window. They are reached by the same private street system, and the community association's 2026 annual report lists the managers of both owner companies among its officers and directors. Whether the apartments belong to, pay into or share the gate, pool or costs of the community association is not on any record we could read. Nothing about them is counted in any figure on this page, and our Isles of Porto Vista community guide explains them in full.
We tell buyers the facts above and no more: a separate rental property on the same streets, no recorded sales, and an open question about shared costs that the recorded declarations answer. We make no claim that the apartments raise or lower the value of a condo, because the record does not isolate any such effect.
Porto Vista is a different community, on SW 50th Street in ZIP 33914, with twelve condominiums built from 2003 to 2005 and its own Porto Vista Community Association. Porto Vista Parkway, the entrance road here, is a street at Isles of Porto Vista and unrelated to it. A sale, fee or document labeled "Porto Vista" is checked against the ZIP code and the street before anyone treats it as an Isles of Porto Vista fact.
We list your home as Isles of Porto Vista Condominium with the number from your deed, the street name and ZIP 33909, so a buyer and an appraiser can match it to the county record. A listing that mixes the three names sends buyers to the wrong place and the wrong comparable sales.
Harbour Development Group, Inc. bought the land, a multifamily tract of the Entrada plat, in a $23,000,000 transfer recorded July 5, 2005. A mid-2000s press report described a plan of 444 condominiums in 37 three-story buildings on 38 acres; 18 buildings were built and sold as condominiums in 2006 and 2007, and the first recorded sale of an individual home is dated November 15, 2006. Buyers ask about history less than about fees, but a seller who can answer in one sentence sounds like an owner with nothing to hide.
We market an Isles of Porto Vista condo to the buyer its price band and setting attract, with professional photography, video and aerial footage, a documented listing file and an accurate description of the building, the floor and the outlook. Every listing states which of the 18 condominiums the home is in and what its documents show.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix) pulled October 10, 2026; Florida Statutes 718.503 and 689.302).
Aerial footage shows where a building sits against the lakes, the pool and the entrance, which matters when every home is the same plan. Video shows what an out-of-state buyer cannot see from a listing: the view from the balcony or the window, the stair and the walk to the pool. We describe a lake outlook as a lake outlook and never as canal frontage.
Before an Isles of Porto Vista listing goes live we assemble the building's declaration, rules, current budget and fee, the reserve study or the association's written statement on it, the milestone status, the master insurance certificate, the association's state filing status, a payoff request from the city, any open permit search, and your own closing documents from the purchase. We publish the headline facts in the listing and hand the full file to serious buyers. A buyer who can get an insurance quote and read the budget on day three writes an offer on day four.
Because the plan never changes, condition and presentation carry more weight here than in a community of varied homes. We walk the unit with you, point out what a buyer's inspector will note, and show you which small repairs we think are worth making and which are not, with a reason for each.
Your listing appears on the MLS, on our team site and in our database of qualified buyers across Southwest Florida. If you want to see what is on the market in the city today, our Domain Realty Group team shows homes for sale in Cape Coral on its own site. For owners who want privacy, we can market discreetly to qualified buyers first and launch publicly with what we learn, and confidential conversations are welcome.
If your unit is leased, the lease and your building's declaration decide what notice and access a sale needs, and we read both before we list. A leased unit can appeal to a buyer who wants the income, and we present the lease terms clearly so that buyer can underwrite it.
We negotiate an Isles of Porto Vista sale as the partners who priced it, with the county record and the building's documents in hand. That means answering fee, reserve study, insurance and flood questions with documents rather than concessions, and protecting your net at the inspection, the 7-day document review and the appraisal.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Florida Statutes 718.503 and 718.116; NAR settlement terms effective August 17, 2024).
A condominium buyer may void the contract within 7 days, not counting weekends and legal holidays, after receiving the resale package. A package that is complete and current on day one gives a buyer no new fact to bargain over on day six. When a buyer raises a question from the documents, we answer it from the documents.
Most renegotiation follows the inspection, usually over the air-conditioning system, the water heater, windows or signs of water inside the unit. Items that belong to the building, such as the roof and exterior, are the association's responsibility under the declaration, and we keep a buyer's repair request to the items the owner actually controls.
A buyer's lender orders an appraisal, and the appraiser values the condo on the comparables available. With 13 sales in 12 months on one plan, we give the appraiser the county record matched by date and street, and explain which longer-window sales date from the higher-priced years. We do not promise an appraisal will meet the contract price; we prepare the evidence so the value is built from what closed.
Financing type, the insurance quote, the inspection period, the closing date and the estoppel timing all change what you net and how likely the sale is to close. We lay the offers side by side and walk you through each. The dates in the contract set the timeline, and we print no default day count because the contract controls.
Commissions are negotiable and not set by law. Since August 17, 2024, offers of compensation to a buyer's broker are not advertised on the MLS, and buyers sign a written agreement before touring. A seller can offer compensation off the MLS or a concession toward the buyer's costs, and we walk through what is typical in the current market before you list.
Isles of Porto Vista and Concordia are both Cape Coral condominium communities in ZIP 33909, about 2.4 miles apart. Isles of Porto Vista's 13 recorded sales had a $157,000 median on one two-bedroom plan, and Concordia's 22 sales a $210,000 median across one, two and three bedrooms. Sellers should tell buyers the difference in product, price and pace.
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).
Buyers in this price band cross-shop the two, and a seller who knows both sets of facts can answer the comparison before it becomes an objection.
| Decision factor | Isles of Porto Vista | Concordia |
|---|---|---|
| Where | Northeast Cape Coral, ZIP 33909, off De Navarra Parkway | Same ZIP, about 2.4 miles away by straight line |
| Homes on the roll | 215 condominiums, all two bedrooms and two baths | 340 condominiums: 68 one-bedroom, 136 two-bedroom, 136 three-bedroom |
| Built | 2006 and 2007 | 2006 to 2010 |
| Recorded sales, 12 months to September 25, 2026 | 13, median $157,000, $135,000 to $195,000 | 22, median $210,000, $112,500 to $267,000 |
| Median per square foot of county heated area | $122.66 | $155.16 |
| MLS pace | 44 days, 95.1 percent of list, 3.7 months of supply | 25 days, 93.7 percent of list, 6.0 months of supply |
| Active and pending, October 10, 2026 | 4 active, 1 pending | 9 active, 1 pending |
| Governance | A community association and 18 building associations; the MLS lists a master fee | Not researched for this guide |
| City zoning | RML | RML |
Sources: Lee County recorded sales and roll, our analysis; Southwest Florida MLS (Matrix), Development value as agents enter it, pulled October 10, 2026. County heated-area figures are not comparable with MLS living area.
Concordia's median sits $53,000 above Isles of Porto Vista's, on 22 sales against 13. Much of that gap is product: Concordia sells one-, two- and three-bedroom homes, and its two- and three-bedroom units run up to 1,618 square feet of county heated area, against 1,280 here. On the same denominator, $155.16 against $122.66 per square foot, the gap narrows but remains. A seller should say that the two communities price different mixes of home and not subtract one median from the other.
Concordia's median was $243,000 in 2023, $235,000 in 2024, $185,540 in 2025 and $212,500 for 2026 through September 25. Isles of Porto Vista's was $250,000, $220,000, $169,000 and $159,500 over the same years. Both communities priced lower than 2023 in 2025, and neither record supports a forecast.
Concordia closed at a 25-day median and 93.7 percent of list, with 6.0 months of supply; Isles of Porto Vista at 44 days and 95.1 percent, with 3.7 months. Concordia sold faster in the window and for a lower share of list price, and Isles of Porto Vista has less supply relative to its sales. Both are small samples, so a single month can move a median.
Point a buyer to Isles of Porto Vista if the move calls for a two-bedroom, two-bath condo in the price band where all 13 recent sales closed under $200,000, with a pool and lakes on community land. Point a buyer to Concordia if the move calls for a one-bedroom or a third bedroom. If budget decides, compare the building fee and the insurance quote on a named unit in each, not the medians, and request the declaration, budget and estoppel certificate from both.
When you sell an Isles of Porto Vista condo, the tax questions are the federal gain on a main home, what happens to your homestead and Save Our Homes benefit, withholding when a seller is foreign and exchanges for investment property. We explain the rules and point you to the primary source; your tax adviser decides how they apply.
Data updated: October 2026 (Internal Revenue Service Topic 701, FIRPTA guidance and like-kind exchange guidance; Lee County Property Appraiser exemption information; Leon County Property Appraiser description of Amendment 3).
Federal capital gains on a home sale are an Internal Revenue Service question, and the IRS explains the exclusion for a main home in Topic 701. We print no exclusion amount here because we did not re-read it for this guide; confirm it with your tax adviser or closing agent before you list.
When you sell, your homestead exemption ends for that home. A homestead owner may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead, called portability, if the new homestead is established within the statutory time, and in Lee County the application goes to the Property Appraiser.
A foreign seller's buyer generally withholds 15 percent of the amount realized under FIRPTA; 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000; and nothing where the buyer will live in it and the price is $300,000 or less. Every Isles of Porto Vista sale in the last 12 months closed under $200,000, so the buyer's intended use of the home decides which rule applies, and we raise it at the listing appointment.
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 property is identified in writing within 45 days and acquired within 180 days. If you hold your condo as a rental, talk to your tax adviser before you accept an offer.
Amendment 3 passed on November 3, 2026 and changes homestead exemptions and the non-homestead cap from 2027, as described in the timing section. It does not affect your 2026 sale.
Most Isles of Porto Vista owners net more by listing with an experienced agent, because the resale package, the estoppel certificates, the reserve study question and the association's filing status are what stall a condominium sale, and an agent resolves them. A cash sale trades price for speed, and selling by owner leaves you every disclosure.
Florida allows an owner to sell without an agent, and some cash buyers are legitimate. The question is what each route costs on an Isles of Porto Vista condo specifically, where the right documents for the right building decide whether a contract survives its 7-day review.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer | Sell by owner |
|---|---|---|---|
| Exposure to the full buyer pool | MLS, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
| Price discipline | Priced from the county record and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the county record |
| Resale package and estoppel | Assembled before the first showing | Still owed by the seller | Owed by the seller, unaided |
| Reserve study and filing status questions | Answered in the listing file | Usually absorbed in the offer price | Handled by the owner |
| Flood and insurance questions | Answered before showings | Usually absorbed in the offer price | Handled by the owner |
| Negotiation after the document review and inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
| When it fits | Most Isles of Porto Vista sellers | Owners who value speed over price, or units that cannot be insured or financed as they stand | Owners with a buyer in hand and complete paperwork |
Choose a listing if your unit's value depends on facts a buyer has to be shown: the building, the floor, the outlook, the condition and the documents. Choose a cash sale if the unit cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney prepare the flood disclosure and the resale package. If you are unsure, a free valuation shows you what each route would likely net.
You can get a free Isles of Porto Vista home valuation three ways: through our Isles of Porto Vista 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, labeled by date and source.
We do not send an automated number. We send the recorded comparables from the county file for the same plan, the fee and tax layers a buyer will see, your building's association status, the estoppel route for your sale and a net sheet. There is no obligation.
Your building number from the deed or tax bill, your floor, your closing statement from the purchase, the fee you pay to the building and any master fee, any special assessment notice, your most recent tax bill, any flood or insurance documents, the age of your air conditioning and water heater, whether the unit is leased, and any work done inside the unit with its permit. That is enough to start. A walk-through lets us see condition and finish, which are the variables no record holds.
Call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a free Isles of Porto Vista 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 our Cape Coral home valuation guide.
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 an Isles of Porto Vista 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.
★★★★★ "A total pleasure to work with in every aspect of our home selling process, Marc Comisar is THE consummate professional. His friendly personality coupled with his ability to identity and address every detail is irreproachable. He and his company successfully marketed and sold a home for us in the past as well as doing the same for several properties our family members owned. In my view he is THE ONLY Realtor to handle our real estate needs. AWESOME experience!" Verified Google review
★★★★★ "Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" Verified Google review
★★★★★ "Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process." 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 Isles of Porto Vista owners ask us most, answered from Lee County's recorded sales, the Southwest Florida MLS, Florida's corporation records, Florida law and the City and County records. Where a figure is not published we say so and name the document that holds it. For anything specific to your condo, 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; Southwest Florida MLS (Matrix) pulled October 10, 2026; Florida Division of Corporations read October 10 and October 15, 2026; Florida Statutes read October 7 and October 15, 2026).
Your value is set by recorded sales of the same plan: in the 12 months to September 25, 2026, 13 sales closed at a $157,000 median, from $135,000 to $195,000, or $122.66 per square foot of county heated area. Your building, floor, outlook and condition place you within that range. Request a free Isles of Porto Vista home valuation and we will build a number with the recorded comparables attached.
Start by asking your management company for the building's budget, the reserve study or its status, the insurance certificate and the association's filing status, then gather your tax bill and closing documents, price from the 13 recorded sales and list with an agent who puts those facts in front of buyers on day one. Call Jesse direct at (239) 898-6072 to begin.
Lee County recorded 13 qualified sales in the 12 months to September 25, 2026, with a $157,000 median and a range of $135,000 to $195,000. Every sale was a resale of a two-bedroom, two-bath condominium with 1,280 square feet of county heated area, and every sale closed under $200,000.
On the county record, prices are lower than in 2022 to 2024. The calendar-year median was $250,000 in 2023, $220,000 in 2024, $169,000 in 2025 and $159,500 for 2026 through September 25, and the 12-month median of $157,000 is 37.2 percent below the 2023 figure. It is still 15.5 percent above the 2019 median of $135,900. We report the change and not its cause.
The 13 MLS closings in the 12 months to September 25, 2026 took a median of 44 days on market, against 72 days for the 13 marketed closings of the prior 12 months and 56.5 days for ZIP 33909 condominiums (Southwest Florida MLS (Matrix), pulled October 10, 2026). The contract period then adds the buyer's inspection, the 7-day document review, the estoppel and the lender's timeline.
The median sale price was 95.1 percent of the final list price across the 13 closings, against 95.2 percent for ZIP 33909 condominiums and 94.5 percent for Cape Coral condominiums. Sale price against the original list price: Information not available at time of publishing (checked 2026-10-07). A well-priced listing moves the ratio more than any negotiation tactic.
On October 10, 2026 the MLS showed 4 active listings and 1 pending sale, which is 3.7 months of supply. ZIP 33909 condominiums showed 23 active and 5 pending that day. The counts change daily, so we pull the live number the week you list.
We do not predict prices. The record shows 13 sales in 12 months, a 44-day median on market, 4 active listings and 3.7 months of supply on October 10, 2026, at prices below the 2022 to 2024 years. A sale also depends on your timing, your building's documents and your next move. We lay out the numbers and you decide.
On a $157,000 sale the state and title costs that Lee County custom assigns to a seller are $1,099.00 in deed stamps, an $860.00 owner's title premium and one estoppel certificate of up to $299, a sum of $2,258.00 before commission and prorations, or about 1.44 percent. A second certificate of up to $299 applies if a second association issues one. The contract controls every item.
By Lee County custom the seller pays the documentary stamp tax on the deed, 70 cents per $100 of the price under section 201.02, and the buyer pays the stamp and intangible taxes on any new mortgage. Custom is not law, and the contract decides who pays each item.
By Lee County custom, yes: the seller pays the owner's title policy and chooses the closing agent, and the contract controls. Florida sets the premium by rule at $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, which is $860.00 on $157,000 before any credit.
Yes, a buyer's title company requests one from your association. It 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 capped at $299, plus $119 for 3-day delivery and $179 if the account is delinquent. The fee is refunded if the closing does not happen.
Possibly. Your building's association issues one, and the community association is a separate corporation whose role over the buildings is set by recorded documents we have not read. The MLS lists a master association fee on all 13 closings, which suggests a second layer, but only the declarations settle it. We ask your manager in writing which entities issue a certificate.
No association publishes a fee schedule we could find. The MLS lists a master association fee of $145 to $175 a month on all 13 closings, and per-building condominium fees of $407 to $600 a month as reported in MLS listings of closed sales, 12 months to September 25, 2026; not confirmed with the associations. We never add the two, and your building's budget and estoppel certificate hold the real figures.
The MLS records no mandatory club fee and no recreation lease fee, $0.00, on all 32 listings in the October 10, 2026 pull, and no community development district appears on the county parcel record. A buyer comparing communities with a district charge on the tax bill sees a simpler bill here.
At your expense: the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions sheet, and the summary of the milestone inspection report and the most recent structural integrity reserve study where they exist (section 718.503). The buyer may void the contract within 7 days, not counting weekends and legal holidays, after signing and receiving them.
Yes, under section 689.302 the seller gives the flood disclosure at or before the time the contract is signed, covering known flooding during your ownership, flood insurance claims and flood assistance. FEMA's map shows Zone X at all six points we sampled across the buildings, which does not replace the disclosure, and the statute text gives the buyer no right to cancel.
FEMA's map shows Zone X, an area of minimal flood hazard, at all six points we sampled across the 18 buildings, on panel 12071C0260G effective November 17, 2022, and the ground sits at about 19.5 feet NAVD88. We print no zone for a single address; FEMA's Flood Map Service Center and the city's flood portal give it for yours.
Yes, if the buyer buys a National Flood Insurance Program policy. Cape Coral holds Community Rating System Class 5, and under FEMA's current rating method that is a 25 percent discount on every NFIP policy in the city, Zone X included. It does not apply to a private flood policy.
Yes. The state's September 25, 2026 administrative dissolution of the Condominium 10 or Condominium 15 association concerns the association's corporate record; the condominium and your ownership stand. Florida lets the corporation apply for reinstatement at any time, and reinstatement relates back to the dissolution date. A buyer will ask whether it has been filed, so we get the answer in writing before we list.
It can, because a buyer will ask. A structural integrity reserve study is required for each building of three or more stories, and the outer deadline for associations that existed on or before July 1, 2022 is December 31, 2026. The latest study goes to the buyer with the resale package, and we check the state's reporting pages for your building before we list.
Likely by December 31, 2036 for the buildings the county roll dates 2006 and by December 31, 2037 for those dated 2007, which is the roll year plus 30. The statute counts 30 years from the certificate of occupancy, and we did not find those dates, so we label the year "likely". The City of Cape Coral applies the 30-year schedule.
It is a fact a buyer can find. The city issued permit BLDTC26-000620 on September 3, 2026 for a crown roof tile re-roof of about 10,517 square feet at the Condominium 18 building on Tuscan Drive, with a permit valuation of $110,000. It applies to one building, and the public record does not say how it is funded. If you own there, have the roof documents and the budget line ready.
Yes, if one exists, because the estoppel certificate and the resale package disclose it. We found no special assessment published for any building, which is not proof that none is pending. We ask your manager in writing whether any assessment has been approved or proposed, and we show the answer to buyers before they ask.
Only if your building's recorded declaration or rules say so, and we have not read them. We read yours at the start of the listing, note any approval step and its timing, and build it into the contract dates so the buyer is not surprised after signing.
Often yes, but the lease and your building's declaration decide the terms, so we read both first. A tenant's rights and notice belong in the listing plan, and a buyer who wants the rental income can take over a lease if its terms allow it. We never assume a rule we have not read.
A buyer's bill is set by the buyer's own assessed value and exemptions. As an illustration, a homesteaded unit assessed at $157,000 would owe about $1,757.36 in 2026 ad valorem tax at 15.3250 mills, and the same unit without homestead about $2,406.03, both before city charges. Section 689.261 requires the buyer to be told that your bill is not a guide to theirs.
Florida taxes are for the calendar year and paid in arrears, so at a closing before the bill is paid you credit the buyer for the days you owned the unit. On an illustrative bill of $1,757.36 and a June 30 closing, 180 of 365 days is $866.64. The title company uses the best information at closing.
Commissions are negotiable and not set by law. Since August 17, 2024, buyers working with an MLS participant sign a written agreement before touring, and offers of compensation to a buyer's broker are not advertised on the MLS. A seller can still offer compensation off the MLS or a concession toward the buyer's costs, and our listing agreement states our fee.
Ask who will price your unit on the community's recorded sales, who has read your building's association filing and who will have the resale package ready before the first showing. Those three questions separate a listing that survives the 7-day document review from one that does not, and we answer all three at the first meeting.
You can sell as is, but a known defect that materially affects value must still be disclosed, and an as-is clause does not remove that duty. Repairs inside the unit that a buyer's inspector will note, such as an aging air-conditioning system or a water stain, are worth discussing before you list, and we tell you which ones we think pay back.
A cash offer can be right when a unit cannot currently be insured or financed, or when speed matters more than price. For most owners here, listing reaches the full buyer pool, and the resale package and estoppel are owed either way. A free valuation shows what each route would likely net.
That is an Internal Revenue Service question, and the IRS explains the exclusion for a main home in Topic 701. We print no exclusion amount here; confirm it with your tax adviser before you list. If the condo was a rental, a section 1031 exchange may apply, with a 45-day identification and 180-day acquisition window.
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. The buyer's intended use therefore matters, and your closing agent confirms the withholding.
We make no causal claim. The facts are that two rental condominiums of apartments stand next door on the same private streets, the county shows no recorded sale of any apartment, and whether they share the gate, pool or costs is not on the public record. We tell buyers those facts and no more.
No. Porto Vista is a different condominium community on SW 50th Street in ZIP 33914 in southwest Cape Coral, with its own association. Isles of Porto Vista is in ZIP 33909, and Porto Vista Parkway is its entrance road. We list your condo by its condominium number, street and ZIP so buyers find the right comparables.
Concordia, in the same ZIP, recorded 22 sales at a $210,000 median in the 12 months, against 13 at $157,000 here, and $155.16 against $122.66 per square foot of county heated area. Concordia offers one-, two- and three-bedroom plans; Isles of Porto Vista has one, which makes the comparison one of product and price band.
Yes. We manage showings, vendor access, photography, the association paperwork and the closing remotely, with documents signed electronically through the title company. By Lee County custom the seller chooses the closing agent, and the contract controls. Your building's rules decide what a vacant unit needs while it is listed.
The contract sets the dates, so we print no default number of days. For an Isles of Porto Vista condo, plan around the inspection period, the 7-day document review, the estoppel certificate due within 10 business days of the request, and the lender's appraisal and flood determination. We track every deadline for you.
Dues are normally prorated between buyer and seller at closing under the contract, and the estoppel certificate states the account balance at that date. A delinquent account carries a higher estoppel fee, so bringing the account current before you list saves money.
An Isles of Porto Vista specialist matters because value here turns on details a generalist misses: one plan across 18 buildings, 18 separate associations under a community association, two dissolutions to explain, three-story buildings under Florida's condominium safety laws and a rental neighbor that shares the name. Buyers pay for certainty, and a specialist supplies it.
If you are thinking, "I need someone to sell my condo in Isles of Porto Vista, Cape Coral," McGreevy and Comisar helps owners 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 your building is on Pomodoro Circle, Del Sol Lane or Tuscan Drive, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Isles of Porto Vista is 18 three-story condominium buildings with 215 homes on the county roll, built in 2006 and 2007 around three stormwater lakes in northeast Cape Coral. Our Isles of Porto Vista community guide covers the whole picture, from the 18 associations to the flood map, and it is the same record we use to describe your building to buyers.
The Lee County Property Appraiser holds the recorded sales and parcel records, the Clerk of the Circuit Court holds the recorded declarations, the Florida Division of Corporations lists the associations, the Department of Business and Professional Regulation keeps the reserve study reporting, and the City of Cape Coral holds the permits and the payoff service. 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 Isles of Porto Vista with other Cape Coral communities. Our Cape Coral seller guide and Cape Coral area guide cover the city side, and our guides to Entrada and Bella Vida cover the single-family neighbors in the same ZIP code.
Before any of that, a free Isles of Porto Vista home valuation tells you what you are working with. If you are also buying, whether moving within Isles of Porto Vista or relocating, see our guide to buying a home in Isles of Porto Vista and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
If you are searching for an Isles of Porto Vista listing agent, or thinking, "I need to sell my condo in Isles of Porto Vista," McGreevy and Comisar are the team to call. We price from the recorded sales of your plan, assemble your building's resale package before the first showing and negotiate every offer ourselves.
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.
Isles of Porto Vista record, last 12 months: 13 recorded sales at a $157,000 median, from September 26, 2025 to September 25, 2026 (Lee County recorded sales; county roll dated October 4, 2026). Call Jesse direct at (239) 898-6072, or ask for your free Isles of Porto Vista valuation.
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 an Isles of Porto Vista seller actually uses: the condominium resale and safety statutes, the estoppel and disclosure statutes, the County and City tax, permit and flood records, and the federal tax and flood references.
| Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
| Section 718.503, condominium resale disclosure | Florida Senate | The resale package and the buyer's 7-day right | Open section 718.503 |
| Section 718.116, assessments and estoppel certificates | Florida Senate | Estoppel content, timing and fee caps for a condominium | Open section 718.116 |
| Section 718.112, reserves and the structural integrity reserve study | Florida Senate | The December 31, 2026 outer deadline and reserve rules | Open section 718.112 |
| Section 553.899, milestone inspections | Florida Senate | The 30-year inspection schedule | Open section 553.899 |
| 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 |
| Condominiums and cooperatives SIRS reporting | Florida Department of Business and Professional Regulation | Where a buyer checks a building's reserve study filing | Open the DBPR page |
| Condominium inspections FAQ | City of Cape Coral Building Division | The city's 30-year milestone schedule | Open the FAQ |
| 2025 Taxing District Millage Book | Lee County Property Appraiser | The certified 2025 millage by district | Open the millage book |
| 2026 Taxing District Millage Book | Lee County Property Appraiser | The 2026 lines applied to the tax roll | Open the 2026 book |
| CapeIMS payoff request service | City of Cape Coral | Assessments, balances, code cases and open permits on a parcel | Open the payoff service |
| Substantial Improvement and Damage checklist | City of Cape Coral | The 50 percent rule and the condominium appraisal requirement | Open the checklist |
| Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Evacuation Zone D sheet | Lee County Emergency Management | The county's description of Zone D | Open the Zone D sheet |
| 2026 approved rate changes by county | Citizens Property Insurance Corporation | The Lee County condominium unit owner averages | Open the Citizens table |
| Save Our Homes assessment limitation table | Florida Department of Revenue | The yearly homestead cap | Open the table |
| Topic 701, sale of your home | Internal Revenue Service | The federal home-sale gain rules | Open Topic 701 |
| FIRPTA withholding | Internal Revenue Service | Withholding when a seller is foreign | Open the FIRPTA page |
Every figure in this Isles of Porto Vista seller guide traces to one of the primary sources below, read on the date each line gives: Lee County and its Property Appraiser, the City of Cape Coral, the Florida Division of Corporations, Florida statutes and agencies, federal agencies, the School District of Lee County, health care and insurance publishers, and the Southwest Florida MLS.
McGreevy and Comisar are the Southwest Florida listing team Isles of Porto Vista sellers call when a condo 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 13 recorded Isles of Porto Vista sales over the 12 months to September 25, 2026 and read the Lee County Property Appraiser's roll, the state's corporation records for all 19 associations and the City's permit and map layers, 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 Isles of Porto Vista 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 Isles of Porto Vista 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 condo in Isles of Porto Vista, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Market data from Southwest Florida MLS, pulled October 10, 2026, and Lee County recorded sales through September 25, 2026. Brokered by Domain Realty.