Estero, Florida
Sell your Rapallo home with McGreevy and Comisar, Top 1% nationally since 2008. Size-by-size pricing from 36 closed sales, with the estoppel and condominium documents ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Rapallo at Coconut Point owners sell into a gated community of 540 residences on 114 acres in the Village of Estero, and 36 of those homes closed on the Southwest Florida MLS in the last 12 months. This seller guide sits beside our full Rapallo community guide, which covers the history, five-association governance, amenities, schools and storm record in depth. Everything on this page answers one owner's question: how to sell a Rapallo terrace condo, coach home, carriage home or courtyard villa for the most money, with the fewest surprises, on a timeline you control. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
This seller guide covers how to sell. The Rapallo valuation guide covers what your home is worth, and the Rapallo buyer guide shows what your buyer will weigh.
Selling elsewhere in the village, or comparing notes with a neighbor across town? Our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero apply the same record-first method to those markets. Want a number first? Start with our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for selling a Rapallo home because we price each product type against its own recent closings, prepare the condominium and master association paperwork before a buyer asks, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, about ten minutes south of the Rapallo gate on US-41, and Estero is a market we work every week.
Recent Rapallo market record (12 months to September 29, 2026): 36 closed sales · $15,772,000 in total volume · $395,000 median sold price · $243 median price per square foot of living area · a range of $314,000 to $800,000 · a median 40.5 days on market · a median 96.9% of list price · 5 active listings on September 29, 2026, asking $300,000 to $749,000, about 1.7 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: Rapallo community guide]. We keep these numbers current from the MLS so your pricing conversation starts from fact, not guesswork.
For Rapallo sellers: professional photography, aerial and video, a documents file that answers the fee, association and flood questions before they are asked, a regional buyer database, and discreet off-market options when a seller wants privacy.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Rapallo is narrower and checkable: we have read the community's Sunbiz filings, its recorded declarations by instrument number, its fee schedule and every closed sale in the MLS record, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling your Rapallo home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Rapallo sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one is specific to this gated Coconut Point community.
Rapallo at Coconut Point is covered below section by section. Jump to any part of this seller guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Rapallo at Coconut Point · Key Takeaways
The Essentials: What Makes Selling in Rapallo Different? · Is Now a Good Time to Sell in Rapallo? · What Have Rapallo Homes Sold For Since 2021? · Which Recent Rapallo Sales Matter Most to Your Price? · How Do Rapallo Prices Compare With Nearby Estero Communities? · Rapallo vs Mirasol at Coconut Point: Which Buyer Will Your Home Meet? · How Do We Price a Rapallo Home?
The Details: How Do We Market a Rapallo Home? · How Do We Negotiate a Rapallo Contract? · What Does It Cost to Sell a Home in Rapallo? · What Must a Rapallo Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own a Rapallo Home? · How Do the Flood Zone and Storm Record Affect Selling a Rapallo Home? · Which Rapallo Rules Affect a Sale?
Questions, Contacts and Sources: How Long Does It Take to Sell a Rapallo Home? · How Should You Prepare a Rapallo Home for Sale? · What Should Your Listing Say About Life in Rapallo? · What Does the MLS Record Teach About a Real Rapallo Resale? · How Do You Get a Free Rapallo Home Valuation? · Thinking of Selling Your Rapallo Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar?
More: Why Does a Rapallo Specialist Matter When You Sell? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Rapallo · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Rapallo differs from most Estero sales in six ways: five sub-condominium associations sit under one master association and a commercial master above it, four home types trade in different price bands, a bundled quarterly fee funds an included club without golf, leases are capped, exterior changes need approval and the flood map splits by parcel.
Every Rapallo owner belongs to a sub-condominium association and to The Club at Rapallo, Inc., the master association at 8551 Via Rapallo Drive. The five sub-associations are Rapallo One, Rapallo Villas Two, Rapallo Three, Rapallo Four and The Enclave at Rapallo, and all five are Florida not-for-profit corporations on the state's Sunbiz registry [Source: Sunbiz, The Club at Rapallo, Inc.]. Above the master sits a sixth layer, Coconut Point-North Village Association, Inc., a commercial master that ties Rapallo to the wider Coconut Point development. For a seller, that means your estoppel and documents can come from more than one entity.
Rapallo's 540 residences are terrace condos in three-story buildings with elevators, two-story coach homes with one-car garages, two-story carriage homes with two-car garages, and courtyard villas with two-car garages, according to our Rapallo community guide. In the last 12 months the smallest terrace-size homes closed near $314,000 and a 2,376-square-foot courtyard villa closed at $800,000, so the first fact in a listing is which product yours is.
Quarterly dues observed on May 2026 listings ran $2,543.03 to $2,663.11, and current listing data shows the fee bundle covers basic cable, internet, water, sewer, trash, irrigation water, landscaping, exterior pest control, building exterior insurance, common-area repairs, reserves and gate security, with Club membership included [Source: Rapallo community guide]. There is no equity fee, no initiation fee and no golf course. Sellers who explain the bundle clearly turn the headline number into a selling point.
Owners may lease a unit no more than three times a year, minimum lease terms of 30 to 90 days vary by sub-association, and true short-term rentals of a few nights are not permitted, per the leasing rules summarized in our community guide [Source: Rapallo community guide]. A buyer who wants nightly rental income is not your buyer. A buyer who wants a seasonal rental is, and the listing should say which sub-association rule applies.
Condominium associations control exteriors, roofs and limited common areas, and exterior changes such as lanai enclosures, shutters and paint typically need association approval, which our community guide says runs through management and the TownSq resident portal [Source: Rapallo community guide]. Unapproved work can surface at a sale, so the listing file should show approvals for anything visible from the street.
The Village of Estero's preliminary flood map cites Zone AE at elevation 11 along the Estero River corridor near Via Rapallo Drive, while most Rapallo parcels read Zone X [Source: Village of Estero, Preliminary Flood Maps]. A seller who prints the exact zone for the address, instead of quoting the community, answers the lender's first question before it is asked.
If you want to know how these six differences apply to your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Rapallo, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Rapallo is a strong place to sell right now for an owner who prices to the current record. In the 12 months to September 29, 2026, 36 homes closed at a $395,000 median, and only 5 were listed on September 29, about 1.7 months of supply, a market that favors sellers who are priced correctly.
Data updated: September 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (Sept 29, 2025 to Sept 29, 2026) | 36 | $395,000 | $243 | 40.5 | 96.9% |
| Last 24 months | 58 | $404,500 | $248 | 40 | 97.1% |
| Last 36 months | 79 | $430,000 | $258 | 28 | 97.1% |
| Last 60 months | 142 | $442,500 | $273 | 14 | 97.9% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Rapallo, pulled September 29, 2026 by McGreevy and Comisar; windows are counted back from that date, and the 12-month window already holds 10 or more closings. [Source: Rapallo community guide]
Every window has at least 36 closings, so each median rests on a real sample. The 60-month median of 14 days on market reflects the fast 2021 and 2022 market, when the fifth year block below shows a 4-day median, and it should not be read as a forecast.
On September 29, 2026, 5 Rapallo homes were listed for sale at a median asking price of $375,000, with asks from $300,000 to $749,000. Against 36 closings in 12 months, 3 a month, that is about 1.7 months of supply by our arithmetic. Here is the whole live competition on that date:
| Asking price | Beds and baths | Living area (sq ft) | Days on market |
|---|---|---|---|
| $300,000 | 2+den/2 | 1,346 | 112 |
| $350,000 | 3 bd/2 | 1,500 | 11 |
| $375,000 | 2+den/2 | 1,612 | 19 |
| $410,000 | 3 bd/2 | 1,612 | 154 |
| $749,000 | 3 bd/2 | 1,810 | 56 |
Source: Southwest Florida MLS (Matrix), active Rapallo listings, pulled September 29, 2026.
Inventory is thin, yet 10 of the 36 sales took longer than 90 days and 8 closed below 95% of list. Buyers here are informed, condo financing is scrutinized, and two of the five listings had been on the market for 154 and 112 days on September 29. Scarcity helps a correctly priced home. It does not rescue an overpriced one.
The honest read is that the market pays for size, condition and correct pricing. Across the 36 closings, 17 sold within 30 days and 6 sold at or above list. Waiting for 2023 prices to return is a forecast, not a plan. Pricing to the last six to twelve months of sales for your own product type and size is a plan.
If you are weighing a sale this season, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Rapallo's median sold price was $458,500 in the oldest 12-month block of the last 60 months, peaked at $549,500 two years back, and was $395,000 in the latest block, per the Southwest Florida MLS. Median days on market moved from 4 to 40.5 across the same five years.
Data updated: September 2026
| Year block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| 12 months ending Sept 29, 2026 | 36 | $395,000 | $243 | 40.5 | 96.9% |
| 12 months ending Sept 29, 2025 | 22 | $427,500 | $253 | 40 | 97.8% |
| 12 months ending Sept 29, 2024 | 21 | $549,500 | $317 | 14 | 97.1% |
| 12 months ending Sept 29, 2023 | 21 | $500,000 | $308 | 19 | 98.4% |
| 12 months ending Sept 29, 2022 | 42 | $458,500 | $268 | 4 | 100.0% |
Source: Southwest Florida MLS (Matrix), 142 closed Rapallo sales counted in 365-day blocks back from September 29, 2026.
The oldest block, with 42 sales, closed at a 4-day median and 100.0% of list, the signature of the 2021 and 2022 rush. The blocks ending September 2024 and September 2023 held the highest medians, $549,500 and $500,000, and the most recent two blocks sit at $427,500 and $395,000. A seller who remembers a neighbor's 2022 price should treat it as history and price to the last block.
Median price per square foot ran $268 in the oldest block, $317 and $308 in the two peak blocks, $253 the year before last and $243 in the latest block. Because attached homes vary in size, the per-foot figure is a better guide than the raw median when you compare your home to a neighbor's.
In a community that closes about three homes a month, a single month's median can swing on one large carriage home or courtyard villa. Year blocks smooth that noise while still showing direction. We look at the last six to twelve months for pricing and the longer record for context, and we show you both.
Rapallo's price is set by size first: in the last 12 months homes under 1,500 square feet sold at a $338,250 median, homes of 1,700 to 1,899 square feet at $420,000, and homes of 2,300 square feet or more at $680,000. The closed sales below are the comparable set a buyer's appraiser will read.
Data updated: September 2026
| Living area | Closed sales (12 months) | Median sold price | Range | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|---|
| Under 1,500 sq ft | 8 | $338,250 | $314,000 to $380,000 | $253 | 126 | 95.5% |
| 1,500 to 1,699 sq ft | 10 | $385,000 | $333,000 to $415,000 | $239 | 37.5 | 97.3% |
| 1,700 to 1,899 sq ft | 11 | $420,000 | $365,000 to $475,000 | $229 | 21 | 95.7% |
| 1,900 to 2,299 sq ft | 1 | $585,000 | $585,000 to $585,000 | $298 | 330 | 97.7% |
| 2,300 sq ft and larger | 6 | $680,000 | $530,000 to $800,000 | $268 | 24.5 | 96.2% |
Source: Southwest Florida MLS (Matrix), 36 Rapallo closings from September 29, 2025 to September 29, 2026. Bands with fewer than 10 sales are shown for reference, not as a median to price from.
| Sold-price band | Closed sales (12 months) |
|---|---|
| Under $350,000 | 8 |
| $350,000 to $399,999 | 11 |
| $400,000 to $449,999 | 7 |
| $450,000 to $599,999 | 6 |
| $600,000 and above | 4 |
Most of the community trades between $330,000 and $450,000, and a premium tier of larger homes closes from $530,000 to $800,000. If your home is in the premium tier, the comparable set is small, and the individual sales below matter more than any average.
| Closed | Beds and baths | Living area (sq ft) | List price | Sold price | Sold as % of list | Days on market |
|---|---|---|---|---|---|---|
| Sep 14, 2026 | 3 bd/2 | 1,732 | $475,000 | $475,000 | 100.0% | 81 |
| Jun 22, 2026 | 3 bd/2 | 1,436 | $350,000 | $340,000 | 97.1% | 123 |
| Jun 15, 2026 | 2+den/2 | 1,836 | $424,888 | $400,000 | 94.1% | 8 |
| Jun 15, 2026 | 2+den/2 | 1,612 | $395,000 | $395,000 | 100.0% | 1 |
| Jun 4, 2026 | 3 bd/2 | 1,706 | $481,500 | $460,000 | 95.5% | 10 |
| May 18, 2026 | 2 bd/2 | 1,317 | $355,000 | $335,000 | 94.4% | 129 |
| May 15, 2026 | 2+den/2 | 1,342 | $368,000 | $350,000 | 95.1% | 17 |
| May 15, 2026 | 2+den/2 | 1,612 | $350,000 | $340,000 | 97.1% | 51 |
| May 8, 2026 | 2+den/2 | 1,342 | $329,000 | $314,000 | 95.4% | 57 |
| Apr 30, 2026 | 2+den/2 | 1,836 | $414,900 | $405,000 | 97.6% | 15 |
| Apr 30, 2026 | 3 bd/2 | 1,732 | $369,000 | $365,000 | 98.9% | 228 |
| Apr 27, 2026 | 3 bd/2 | 1,436 | $400,000 | $380,000 | 95.0% | 138 |
| Apr 14, 2026 | 3 bd/2 | 1,836 | $439,000 | $420,000 | 95.7% | 50 |
| Apr 10, 2026 | 3 bd/2 | 2,492 | $575,000 | $530,000 | 92.2% | 91 |
| Mar 31, 2026 | 2 bd/2 | 1,836 | $449,900 | $435,000 | 96.7% | 77 |
| Mar 20, 2026 | 2+den/2 | 1,612 | $400,000 | $395,000 | 98.8% | 107 |
| Mar 17, 2026 | 3 bd/2 | 1,606 | $410,888 | $380,000 | 92.5% | 24 |
| Mar 12, 2026 | 3+den/3 | 2,376 | $800,000 | $800,000 | 100.0% | 9 |
| Mar 10, 2026 | 3 bd/2 | 2,584 | $599,000 | $599,000 | 100.0% | 7 |
| Feb 10, 2026 | 3 bd/2 | 1,606 | $410,888 | $404,000 | 98.3% | 6 |
| Feb 10, 2026 | 2+den/2 | 1,342 | $339,000 | $339,000 | 100.0% | 2 |
| Jan 30, 2026 | 3 bd/2 | 2,492 | $650,000 | $635,000 | 97.7% | 66 |
| Jan 23, 2026 | 3 bd/2 | 2,584 | $779,000 | $737,500 | 94.7% | 28 |
| Jan 22, 2026 | 3 bd/2 | 1,836 | $445,000 | $425,000 | 95.5% | 1 |
| Jan 5, 2026 | 3 bd/2 | 1,606 | $415,000 | $415,000 | 100.0% | 52 |
| Dec 29, 2025 | 2+den/2 | 1,966 | $599,000 | $585,000 | 97.7% | 330 |
| Dec 19, 2025 | 2+den/2 | 1,836 | $410,000 | $390,000 | 95.1% | 10 |
| Dec 1, 2025 | 2+den/2 | 1,238 | $345,000 | $330,000 | 95.7% | 315 |
| Nov 24, 2025 | 2+den/2 | 1,606 | $345,000 | $333,000 | 96.5% | 9 |
| Nov 21, 2025 | 3 bd/2 | 1,612 | $400,000 | $390,000 | 97.5% | 11 |
| Nov 3, 2025 | 3 bd/2 | 2,584 | $765,000 | $725,000 | 94.8% | 21 |
| Oct 30, 2025 | 2+den/2 | 1,342 | $345,000 | $337,500 | 97.8% | 218 |
| Oct 15, 2025 | 3 bd/2 | 1,836 | $499,900 | $465,000 | 93.0% | 21 |
| Oct 6, 2025 | 2+den/2 | 1,732 | $399,000 | $390,000 | 97.7% | 31 |
| Oct 6, 2025 | 3 bd/2 | 1,606 | $389,000 | $378,000 | 97.2% | 57 |
| Oct 2, 2025 | 2 bd/2 | 1,660 | $439,500 | $375,000 | 85.3% | 100 |
Source: Southwest Florida MLS (Matrix), Rapallo closed sales, pulled September 29, 2026. Bedroom count as entered on the MLS; some listings enter a den or leisure room as a bedroom.
Several living-area figures repeat, and repeated figures usually mean the same floor plan. Our community guide lists plan sizes such as 1,606, 1,612, 1,732 and 1,836 square feet for the coach homes and 2,492 and 2,584 for the carriage homes [Source: Rapallo community guide]. The table below groups the year's closings by the exact MLS living area:
| Living area (sq ft) | Closed sales (12 months) | Median sold price |
|---|---|---|
| 1,238 | 1 | $330,000 |
| 1,317 | 1 | $335,000 |
| 1,342 | 4 | $338,250 |
| 1,436 | 2 | $360,000 |
| 1,606 | 5 | $380,000 |
| 1,612 | 4 | $392,500 |
| 1,660 | 1 | $375,000 |
| 1,706 | 1 | $460,000 |
| 1,732 | 3 | $390,000 |
| 1,836 | 7 | $420,000 |
| 1,966 | 1 | $585,000 |
| 2,376 | 1 | $800,000 |
| 2,492 | 2 | $582,500 |
| 2,584 | 3 | $725,000 |
A single-sale row is a data point, not a median. Rows with four or more sales, such as the 1,342 and 1,836 square foot groups, are the most reliable comparables.
The 1,836-square-foot size closed 7 times in the year at a $420,000 median, the largest repeat group, and the 1,606 and 1,612 square foot sizes closed 9 times between them at $380,000 and $392,500 medians. If your home is a coach home, these are the sales your buyer's agent will bring to the table first, and the spread inside a group, $390,000 to $465,000 at 1,836 square feet, is where condition, view and the lender's appraisal decide the number.
Six sales closed at 2,300 square feet or more, from $530,000 to $800,000. The 2,584-square-foot size closed three times, at $599,000, $725,000 and $737,500, and the 2,376-square-foot courtyard-villa size closed once at $800,000 after 9 days on market. With so few sales, list prices in this tier should be set from individual closings and days on market, not from a median.
If you want to know which of these groups your home belongs to, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the sales behind a specific building, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Rapallo has 540 residences and a fee that bundles cable, internet, water and building insurance, so pricing here rewards local knowledge. If you are selling a home in Estero, get a free Rapallo home valuation or call Jesse direct at (239) 898-6072. If you are also buying a home in Estero, start your home search with Marc or call Marc at (239) 287-5873.
Rapallo's $395,000 median sits above Mirasol at Coconut Point's $348,750 and Genova's $390,000 and well above Villagio's $270,000, at a $243 median per square foot. With 36 closings and 1.7 months of supply, Rapallo is the deepest and tightest market in the Coconut Point condominium cluster.
Data updated: September 2026
| Community | Closed sales (12 months) | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Active listings, Sept 29, 2026 | Months of supply |
|---|---|---|---|---|---|---|---|
| Rapallo | 36 | $395,000 | $243 | 40.5 | 96.9% | 5 | 1.7 |
| Mirasol at Coconut Point | 8 | $348,750 | $239 | 50.5 | 96.3% | 8 | 12.0 |
| Genova | 12 | $390,000 | $231 | 75.5 | 96.2% | 4 | 4.0 |
| Villagio | 31 | $270,000 | $190 | 88 | 96.2% | 8 | 3.1 |
| Cascades at Estero | 38 | $408,750 | $224 | 36.5 | 95.6% | 5 | 1.6 |
| Stoneybrook | 43 | $420,000 | $250 | 36 | 96.3% | 10 | 2.8 |
| Fountain Lakes | 40 | $335,000 | $239 | 63.5 | 95.3% | 16 | 4.8 |
| The Vines | 31 | $390,000 | $212 | 79 | 94.9% | 16 | 6.2 |
| Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 12 | 2.9 |
Source: Southwest Florida MLS (Matrix), 12-month closings and September 29, 2026 active listings for each community, all from the same pull. Rows with fewer than 10 closings, such as Mirasol at Coconut Point and Genova, rest on small samples.
Your buyer is comparing Rapallo with the next condominium or townhome, not with a single-family neighborhood. Mirasol at Coconut Point is priced at a discount and carries 8 listings against 8 closings, which we discuss below; Genova, by the same builder, is newer and closes slower at a 75.5-day median. Rapallo's 40.5-day median and 1.7 months of supply are the fastest in the Coconut Point cluster, but Cascades at Estero, a different product, is nearly as tight at 1.6 months.
Where a neighbor has under 10 closings, we say so and lean on longer windows. Genova's 12 closings and Mirasol's 8 are enough to show direction, not enough to set a price. That is why your valuation should rest on Rapallo's own closings, and why we use the neighbors only to explain what buyers see when they shop.
Rapallo sellers meet buyers who also shop Mirasol at Coconut Point, a smaller 200-unit garage condominium a few minutes away. Rapallo offers 540 residences, four home types and an included club, while Mirasol offers a lower quarterly fee, so your listing should answer the question buyers will ask: what does the extra fee buy?
Data updated: September 2026
| Decision point | Rapallo | Mirasol at Coconut Point |
|---|---|---|
| Home types and count | 540 residences: terrace condos, coach homes, carriage homes and courtyard villas | 200 condominium units in 29 two-story buildings, nine floor plans, every unit with a garage |
| Era and builder | Built 2005 to 2007 by Touchstone at Rapallo, Inc. (Wallace Homes) | 34 units built in 2008 by the original developer; D.R. Horton built the other 166 units in 2012 to 2015 |
| Closings, last 12 months | 36 closings, $395,000 median | 8 closings, $348,750 median (15 closings and a $365,000 median over 24 months) |
| Price per square foot | $243 median | $239 median |
| Days on market and sale-to-list | 40.5 days, 96.9% of list | 50.5 days, 96.3% of list |
| Listings and supply, Sept 29, 2026 | 5 listings, about 1.7 months of supply | 8 listings, about 12.0 months of supply on 8 closings |
| Quarterly fee | $2,543.03 to $2,663.11 (May 2026 listings), bundling cable, internet, water, sewer, building exterior insurance, landscape and security | $1,905 to $1,951 (2025 and 2026 MLS listings), with no separate master or club fee entered |
| Club and golf | No golf; The Club at Rapallo is included with every residence | No golf, marina, beach club or boat dock; clubhouse with a heated pool, fitness room and billiards |
| CDD and gate | No CDD; gated, with five resident pedestrian gates into Coconut Point | No CDD; controlled-access gate |
| Flood zone | Mixed: most parcels Zone X, Zone AE at elevation 11 cited along the Estero River corridor near Via Rapallo Drive | All 29 buildings in FEMA Zone X on panel 12071C0593H, effective November 17, 2022 |
Sources: our Rapallo community guide and Mirasol at Coconut Point community guide for fees, builders, flood and amenities; Southwest Florida MLS (Matrix), pulled September 29, 2026, for closings and listings.
The first question is price: a Mirasol buyer sees a $348,750 median and a Rapallo buyer sees $395,000, and the honest answer is that Rapallo's larger homes and included club explain the gap, not a difference in quality. The second is the fee: $2,543.03 to $2,663.11 a quarter against $1,905 to $1,951. Your listing wins the comparison when it lays out what the higher fee covers, and when the buyer can see the association documents on day one.
Rapallo has the deeper market: 36 closings against Mirasol's 8, with 1.7 months of supply against 12.0. A correctly priced Rapallo home meets buyers who can see comparable sales, while Mirasol's 8 listings against 8 closings give its sellers more competition. We say so plainly, because a seller who understands the comparison prices with confidence.
Mirasol offers a lower quarterly fee, an all-Zone-X flood map and a garage with every unit. A buyer who values those three facts will favor Mirasol, and no marketing changes that. Our job is to find the buyer for whom Rapallo's club, larger plans and pedestrian gates are the reason to be there.
Read the full Mirasol at Coconut Point community guide for the other side of this comparison. To see where your home fits, call Jesse direct at (239) 898-6072 or request a free home valuation.
We price a Rapallo home by building a comparable set from the last 6 to 12 months of closings in your own living-area band and product type, adjusting for floor, view, condition and garage, and testing the result against the five live listings. The number we recommend comes with a defensible range and the reasons.
Data updated: September 2026
The first fact is which of the five sub-associations and which product your unit is, because the fee, the building height and the lease rule follow from it. We read the recorded declaration for your association, which our community guide cites by instrument number, and match your unit to the plan sizes we track [Source: Rapallo community guide]. That takes a morning, and it prevents pricing a courtyard villa off coach home sales.
We start with closed sales in your size band, then widen only if the band is thin. For a 1,836-square-foot coach home that means the 7 closings at that exact size in the year, from $390,000 to $465,000 at a $420,000 median, not the community median of $395,000. We never price from asking prices alone: the five listings on September 29 have a $375,000 median ask, while the 36 closings had a $395,000 median sold price, and the two are different populations.
Floor level, whether the home faces a lake, an updated kitchen and baths, a new air conditioner, a covered or attached garage and the condition of the lanai each move a buyer's offer. Our valuation names each adjustment and shows the closed sales that support it. We do not invent a premium for a view we cannot find in the record.
We compare your position with the five listings on September 29, 2026, whose asks run $300,000 to $749,000. If a similar unit is listed for $375,000 and has been on the market for 19 days, your list price should acknowledge it. We also read days on market, because a listing at 154 days tells you where the price ceiling was.
We recommend a list price, a floor and a date to review. Homes priced to the record here sold in a median of 40.5 days, and 17 of the 36 sold inside 30 days. A price review at 21 to 30 days is the most useful discipline in a market this small.
We market a Rapallo home by leading with the facts that decide a condominium purchase, then adding the visuals: a fee and coverage summary, the association document set, a flood file for your address, professional photography and video, and direct outreach to our buyer database. The goal is a buyer who has already read the paperwork.
Data updated: September 2026
Buyers read the quarterly fee first and the fine print second. We prepare a one-page summary that states the fee observed on listings, what it includes and what it does not, so the buyer sees value before the number frightens them [Source: Rapallo community guide]. The summary points to the association's estoppel for the exact amount.
Rapallo's lakes, its Mediterranean architecture and the walk to Coconut Point sell in pictures, and a lake-view lanai photographed at the right hour beats a wide shot of a bare room. We shoot the unit, then the Club at Rapallo amenities a buyer gets with the fee, then the pedestrian gate route to the shops.
We describe the location in terms a buyer can verify: five resident pedestrian gates open toward Coconut Point, and Lee Health's Coconut Point emergency department sits across US-41 from the community [Source: Lee Health Coconut Point]. We do not promise minutes we have not timed, and we tell buyers about the construction on Via Rapallo Drive that our community guide documents.
Rapallo buyers include seasonal owners, retirees relocating from the north and local buyers moving to a condominium, and they shop on different calendars. We reach them through the MLS, our own outreach and the seasonal open house window, and we time launches to the winter months when 90 of the last 142 closings, January through June, occurred.
An estate, a health change or a tenant in place can be better handled quietly. Direct outreach to our database before or instead of a public launch limits exposure and can limit the price, and we show you both scenarios with numbers before you choose.
We negotiate a Rapallo contract by reading every offer for price, financing, condo-approval risk, inspection terms and closing date, then advising you on the whole package. Jesse and Marc handle the negotiation themselves. Homes here closed at a median 96.9% of list, so the terms often matter as much as the price.
A higher offer with a weak lender or a long inspection period can be worth less than a lower clean one. We compare price, deposit, financing type, appraisal terms, inspection days and closing date side by side and tell you which we would sign.
Many Rapallo buyers finance, and the lender reviews the association: reserves, insurance, delinquencies and litigation. Fannie Mae's condominium project rules, for example, can make a project ineligible when the association fails certain tests [Source: Fannie Mae Selling Guide B4-2.1-03]. We ask management early for the questionnaire and tell you if any item could slow a buyer's loan.
Six of the 36 sales closed at or above list and 8 closed below 95% of list, so appraisals decide many deals. We give the buyer's agent the same closed sales we used to price, which is the fastest way to a supportable appraisal.
Post-Ian roof and window work, air conditioning age and lanai condition are the usual repair topics. We answer requests with documents first, credits second and repairs last, and we keep the closing date protected.
Since August 17, 2024, buyer-broker compensation is negotiable and cannot be advertised on the MLS, while other concessions such as closing-cost help can still be offered there [Source: NAR settlement FAQs]. We explain your options in writing and model each on your net sheet before you decide.
Selling a Rapallo home costs a negotiated commission, the $0.70 per $100 documentary stamp tax, the owner's title policy in Lee County, a condominium estoppel of up to $299 and prorated taxes. At the $395,000 median that is about $17,352 to $27,227 before any mortgage payoff, depending on buyer-agent compensation.
Data updated: September 2026
| Line item | At a $395,000 sale (12-month median) | At a $725,000 sale (2,584 sq ft size median) |
|---|---|---|
| Sale price | $395,000 | $725,000 |
| Listing commission (example 2.75%, negotiable) | -$10,863 | -$19,938 |
| Buyer-agent compensation if offered (example 2.5%, off-MLS, optional) | -$9,875 | -$18,125 |
| Deed documentary stamp tax ($0.70 per $100) | -$2,765 | -$5,075 |
| Owner's title policy (Lee County, seller customarily pays) | -$2,050 | -$3,700 |
| Title search and closing fee (estimate) | -$1,200 | -$1,200 |
| Municipal lien search (estimate) | -$175 | -$175 |
| Condominium estoppel certificate (statutory cap, current account) | -$299 | -$299 |
| Estimated total seller costs with a buyer-agent offer | -$27,227 (6.9%) | -$48,512 (6.7%) |
| Estimated net before mortgage payoff and tax proration | $367,774 | $676,489 |
| Estimated total costs without a buyer-agent offer | -$17,352 (4.4%) | -$30,387 (4.2%) |
| Estimated net without a buyer-agent offer, before payoff and proration | $377,649 | $694,614 |
Estimates for illustration. Commission percentages are examples of a negotiated figure, not a rate. Doc stamps: Florida Statutes 201.02 and the Department of Revenue overview. Title premium: Florida Administrative Code Rule 69O-186.003 at $5.75 per $1,000 to $100,000 and $5.00 per $1,000 above. Estoppel: the statutory cap in our cost research. Closing, search and lien-search figures are estimates that vary by title company. [Source: Florida Department of Revenue, documentary stamp tax] [Source: Rule 69O-186.003, title insurance rates]
In Lee County the seller customarily pays the owner's title policy, the deed documentary stamp tax, the municipal lien search and the association estoppel fee, while the buyer customarily pays recording, the lender's title policy and any mortgage taxes. Custom is not law, and the contract controls. In Collier County, by contrast, the buyer customarily pays the owner's title policy, which is why a Naples seller's net sheet looks different.
Florida property taxes are billed for the calendar year in November and paid in arrears, so a seller who closes before the bill is issued credits the buyer for the days owned, using the prior year's bill as an estimate [Source: Lee County Tax Collector]. Our community guide puts typical annual taxes on a Rapallo unit at roughly $2,500 to $5,000, depending on assessed value and homestead status, so the credit is usually a small line on the settlement statement.
The association budgets and reserve balances for each of the five sub-associations are not published on any public site we found, so the exact quarterly fee, any pending special assessment and the master association's share are stated only in the estoppel certificate and the association's document set. We do not quote a figure we cannot source. What we can source is the range observed on May 2026 listings, $2,543.03 to $2,663.11 a quarter.
A condominium estoppel certificate states what is owed to the association at a point in time, and Florida caps the fee at $299 for a current account, plus $119 for delivery within three business days and $179 more if the account is delinquent, per our cost research on the 2024 amendments to section 718.116 [Source: Florida Statutes 718.116]. Because Rapallo has a sub-association and a master association, we ask management which certificates your closing needs and order them at listing.
Our community guide reports a $100 transfer fee and a $100 application fee for a new buyer on current listing data for the Rapallo Three association [Source: Rapallo community guide]. Fees can differ by sub-association, and the contract decides who pays. We list the figures for your association in the file so a buyer is not surprised.
Commission is negotiable and not set by law, and after the NAR settlement it is discussed in writing before you sign [Source: NAR settlement FAQs]. We show what the listing fee buys, what each buyer-side option costs on your net sheet and what the market is doing, and you choose. Call Jesse direct at (239) 898-6072 for the plan with numbers.
A Rapallo condominium seller owes the buyer the section 718.503 resale documents at the seller's expense, plus the property tax disclosure in section 689.261, the flood disclosure in section 689.302 and any known material defects. The section 720.401 homeowners association summary does not apply to associations regulated under chapter 718.
Data updated: September 2026
Florida has two resale regimes. Section 720.401(2) says the homeowners association disclosure summary does not apply to associations regulated under chapters 718, 719, 721 or 723 [Source: Florida Statutes 720.401]. Rapallo's five sub-associations are condominium associations under chapter 718, so a Rapallo seller does not owe the 720.401 summary on that basis, and we do not tell a condominium seller otherwise. How the master association, The Club at Rapallo, Inc., fits into either regime depends on the recorded master documents, which we have not read; your closing agent or attorney decides. This is information, not legal advice.
Section 718.503(2) requires a condominium seller who is not the developer to provide the buyer, at the seller's expense, a current copy of the declaration of condominium, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary or the structural integrity reserve study or a statement that none has been completed where they apply, and the Frequently Asked Questions and Answers document [Source: Florida Statutes 718.503]. The contract must carry a conspicuous clause letting the buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, and the right ends at closing.
Because the buyer's cancellation clock runs from receipt of the documents, ordering them when you list starts the review early and prevents a late cancellation. We assemble the declaration, articles, bylaws, rules, budget, financial statement and any milestone or reserve study in a file before the first showing, and the FAQ document under section 718.504 [Source: Florida Statutes 718.504].
Florida's structural integrity reserve study and milestone inspection rules apply to condominium buildings of three or more habitable stories [Source: Florida Statutes 553.899] [Source: Florida Statutes 718.112]. Our community guide describes the coach, carriage and villa buildings as two stories and the terrace condo buildings as three stories with elevators, and notes that some Via Garibaldi Circle buildings are described as three stories, so building height is verified building by building with the association. If your building is three stories, have the study and the milestone summary in the file.
Section 689.261 requires a property tax disclosure summary in a residential contract, warning that a sale can trigger reassessment, and section 689.302 requires the seller's flood disclosure at or before contract [Source: Florida Statutes 689.261] [Source: Florida Statutes 689.302]. We print both into the contract package and pair the flood disclosure with the parcel's actual zone.
Under Johnson v. Davis, a seller must disclose known facts that materially affect value and are not readily observable, and an as-is clause does not remove the duty [Source: Johnson v. Davis, Florida Supreme Court, 1985]. A known special assessment or a pending roof or structural project belongs in your disclosure. Our community guide notes that current listing data for one Rapallo Three unit shows no special assessment, and that a comprehensive check across all five associations would require a Lee County Clerk search, so we confirm yours with management.
We have not read the master association's recorded declaration for a covenant that restates a disclosure duty or a transfer assessment, so the covenant half of this module is unknown to us and we say so. Our community guide cites the sub-association declarations by instrument number, for example Rapallo One at Official Records Book 4574, Page 1681 and The Enclave at Rapallo at instrument 2007-88445, and we read yours with you at listing [Source: Rapallo community guide].
Nothing in this section is legal advice. Confirm how it applies to your contract with your closing agent or attorney, and call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873.
A Rapallo buyer pays principal and interest, the quarterly association fee of $2,543.03 to $2,663.11 observed on May 2026 listings, taxes and insurance, with no CDD. At the 7.03% Freddie Mac average as of September 24, 2026, principal and interest on a $316,000 loan at the median price is $2,109 a month.
Data updated: September 2026
| Purchase price | Loan at 20% down | Principal and interest per month, 30 years at 7.03% |
|---|---|---|
| $335,000 | $268,000 | $1,788 |
| $395,000 | $316,000 | $2,109 |
| $450,000 | $360,000 | $2,402 |
| $725,000 | $580,000 | $3,870 |
Loan at 20% down, 30-year fixed at 7.03%, the Freddie Mac Primary Mortgage Market Survey average as of September 24, 2026; principal and interest only, our arithmetic. [Source: Freddie Mac Primary Mortgage Market Survey]
The observed quarterly fee is about $848 to $888 a month, and it replaces cable, internet, water, sewer, trash, landscaping and building exterior insurance bills a buyer would otherwise pay separately [Source: Rapallo community guide]. At a $395,000 price, a buyer's monthly total before taxes and insurance is about $2,109 plus $848 to $888, or $2,957 to $2,997.
Property taxes on a typical Rapallo unit run roughly $2,500 to $5,000 a year in our community guide, and a unit-owner HO-6 policy typically runs $1,500 to $3,500 a year, so buyers should get quotes before they offer [Source: Lee County Property Appraiser]. Florida requires at least $2,000 of loss-assessment coverage on a condominium unit-owner policy, and our community guide recommends at least $50,000, per section 627.714 [Source: Florida Statutes 627.714].
Newer single-family communities show lower headline dues but leave cable, internet, exterior insurance and landscaping to the owner. A buyer who sees the whole monthly cost can compare fairly, and your listing should show that math. For the sub-association and master detail, we send the buyer the estoppel and the fee schedule with the offer.
Most Rapallo parcels read FEMA Zone X, and the Village of Estero's preliminary flood map cites Zone AE at elevation 11 along the Estero River corridor near Via Rapallo Drive, so flood zone is parcel-specific. Rapallo sits east of US-41, and the Village said most Hurricane Ian damage in Estero was west of US-41.
Data updated: September 2026
A lender's first flood question is the zone for the parcel, so the listing file should carry it. The Village of Estero publishes preliminary flood maps and an index of parcels removed from flood zones that names Via Lungomare Circle, Via Rapallo Drive and Piazza Del Lago Circle [Source: Village of Estero, Flood Zones Removed Index]. Look up your address on the FEMA Flood Map Service Center or the Village's Forerunner flood lookup and print it.
Our community guide reports that an engineering firm petitioned FEMA for a Letter of Map Revision that reclassified many Rapallo parcels out of the special flood hazard area, with a published note about flood insurance savings. Ask whether your parcel benefited, because a buyer's insurance quote depends on the current zone, not the old one.
Rapallo is inland of US-41. The Village manager told council that 90 percent of Estero's Hurricane Ian damage was on West Broadway, with other heavily affected communities west of US-41 [Source: Village of Estero, October 19, 2022 council recap]. We found no Rapallo-specific damage report in the primary sources our community guide cites, and we say that plainly rather than promise anything about your unit.
Our community guide reports 130 mph impact glass on all windows and sliding doors as original construction and a community roof replacement around 2022 to 2023. A wind mitigation report, the uniform inspection form Florida insurers must accept, documents those features for a buyer's insurance quote [Source: Florida OIR wind mitigation resources]. We order one before listing when your file does not have a current report.
The Village of Estero holds a Class 6 rating in FEMA's Community Rating System, which our community guide reports as a 20 percent discount on federal flood insurance premiums inside special flood hazard areas and 10 percent outside [Source: Village of Estero, Community Rating System]. That is a fact a buyer can use, so we put it in the flood file.
Rapallo rules that affect a sale include the lease cap of three per year, minimum lease terms of 30 to 90 days that vary by association, a $100 application fee and a $100 transfer fee on current listing data, owner pet permission, guest registration at the gate and approval of exterior changes. Confirm your association's rules in writing before you list.
The three-lease-per-year cap is community-wide on our data, and minimum terms vary: typically 30 days, with some buildings requiring 60 or 90 days, and 90 days in peak season from January 1 to April 30 for some associations [Source: Rapallo community guide]. We put the exact rule for your association in the listing so investors and seasonal buyers can decide fast.
Owners may keep pets, with a two-pet norm and no published weight limit on listings, and renters are reported to be stricter; guest stays and gate registration follow the declaration [Source: Rapallo community guide]. Because assistance animals are protected by fair housing law regardless of policy, we never advise a buyer to be turned away over one.
Lanai enclosures, shutters, paint and landscaping changes usually need association approval, and our community guide notes the request goes through management and the TownSq portal. Gather the approvals for every visible change, and if a change lacks one, resolve it before listing.
We ask management for the current fee, any special assessment, the estoppel process and turnaround, the lease and pet rules for your association, the building height and the status of any milestone or reserve study. Our community guide lists an on-site phone for the association, and we call it on your behalf.
A Rapallo home that is priced to the record sells in about six weeks: the median was 40.5 days on market over the last 12 months, and 17 of 36 sold within 30 days. But 10 took more than 90 days, so the right price and the right paperwork decide which group you land in.
Data updated: September 2026
Seventeen sales closed within 30 days, nine between 31 and 90 days and ten after more than 90. The fastest sold in 1 day and the slowest took 330. The home that took 330 days was a 1,966-square-foot listing at $599,000 that closed at $585,000, so long waits at high prices happen here.
| Month | Closings, last 60 months | Share of the 142 |
|---|---|---|
| Jan | 15 | 11% |
| Feb | 8 | 6% |
| Mar | 25 | 18% |
| Apr | 15 | 11% |
| May | 16 | 11% |
| Jun | 11 | 8% |
| Jul | 7 | 5% |
| Aug | 6 | 4% |
| Sep | 6 | 4% |
| Oct | 14 | 10% |
| Nov | 10 | 7% |
| Dec | 9 | 6% |
Source: Southwest Florida MLS (Matrix), 142 Rapallo closings from October 2021 to September 2026, counted by close month.
March led with 25 closings and January through June carried 90 of the 142. July, August and September were the three slowest months with 7, 6 and 6. A contract written in winter closes in the spring peak, so a listing photographed before the new year meets that first wave of buyers.
Time from contract to closing depends on the buyer's financing and inspection, and a condominium adds the documents and the estoppel. We start both the day you list, and the buyer's seven-day review window under section 718.503 begins when the documents are received.
If your home has been listed for months, read the closed sales in your size band, then compare your list price. The 154-day and 112-day listings among the five actives tell you the market is not the problem for every home. Reprice to the right rung, complete the documents file and refresh the photos.
Prepare a Rapallo home by curing what buyers price into an offer: paint, lighting, floors, kitchen and bath condition and the lanai, then assembling the association document set, wind mitigation report and flood file. Original 2005 to 2007 interiors are common, so targeted updates return more than a full remodel.
Fresh paint, lighting and clean flooring photograph well and cost little. Kitchens and baths matter most in a 1,606 to 1,836 square foot coach home where the rooms are compact. We tell you what to skip as clearly as what to do, and we share the price evidence.
A clean, staged lanai turns the water view into a room, which matters in a community built around nine lakes according to the developer's archived club page [Source: Rapallo.com club page, Wayback Machine]. Confirm any enclosure or screen work has approval.
Air conditioner age, water heater date and plumbing history are the first questions in an inspection. We put the dates in the file and offer a pre-listing inspection when the systems are original.
Second-home and seasonal buyers value a turnkey purchase, and many condominiums sell furnished. We advise on pricing the furnishings separately, and we help you decide from your buyer pool.
Your Rapallo listing should describe the home and the amenities, not the people, and lead with checkable facts: a Club included in the quarterly fee, no golf course, five pedestrian gates toward Coconut Point, nine lakes, no CDD and a 24-hour emergency department across US-41. Fair housing law bars describing who should live in a community.
We write about floor plan, garage, lake view, light, the lanai and the condition of the systems. Rapallo is not age-restricted, and the MLS field shows 55+/Senior Community: No, so we never suggest that a buyer of any age does not fit.
The Club at Rapallo offers a clubhouse and a 13,200-square-foot sports building, tennis courts, pools, a fitness center and walking paths, and membership is included with the fee [Source: Rapallo.com club page, Wayback Machine]. It has no golf course, and our own older blog post that listed one was wrong and is being corrected. Pickleball is not confirmed in the developer's materials, so we tell buyers to confirm it with management.
Coconut Point is a Simon Property Group lifestyle center of about 1.2 million square feet, and five pedestrian gates in the Rapallo perimeter open toward it [Source: Simon Property Group, About Coconut Point]. We write that in the listing, and we tell buyers about the Marketplace construction and the proposed apartment project our community guide documents.
The public MLS record shows how Rapallo resales unfold: a 2,376-square-foot courtyard villa closed at its $800,000 list price in 9 days, while a 1,436-square-foot unit listed at $400,000 closed at $380,000 after 138 days. We have not verified a McGreevy and Comisar closing inside Rapallo, so this section uses the public record and says so.
Data updated: September 2026
A courtyard villa of 2,376 square feet, listed at $800,000, closed at $800,000 in 9 days on March 12, 2026, the top sale of the year. Our community guide identifies a home of that size on Via Palazzo Place as verified at that price, and a home priced to the top of the record with a distinct product moves quickly [Source: Rapallo community guide].
A 1,436-square-foot home listed at $400,000 closed on April 27, 2026 at $380,000 after 138 days, 95.0% of list. Our community guide identifies that size as a San Remo plan unit on Via Garibaldi Circle. It shows how a unit priced above the last comparable sales waits and then concedes.
Both results came from the same market. The difference was price against the record and product distinctiveness. We use that lesson at every pricing meeting, and we show you the closed sales that match your home.
Rapallo owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your own product type and size band, placed on the community's price ladder, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales in your size band with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, your home's position on the ladder with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.
In a community where similar homes sold for $314,000 and $800,000 in one year, and a 1,836-square-foot size closed anywhere from $390,000 to $465,000, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Rapallo owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Rapallo sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 540-residence community with five condominium associations and four product types rewards product-level pricing and a documents file ready on day one. In one year, homes of the same 1,836-square-foot size sold $75,000 apart.
Data updated: September 2026
If you are searching for the best Rapallo listing agent, or thinking, "I need to sell my home in Rapallo," here is the short version of everything above. We place your home on its own size band's ladder of closed sales. We build the documents file (estoppel, condominium resale documents, approvals, flood disclosure) before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves, through the review window and the closing table.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.
List before the new year if you can. Our tabulation of the MLS record shows 90 of the 142 closings in the last 60 months from January through June, which means contracts written in the winter and early spring [Source: Rapallo community guide]. A home that is photographed, documented and live by early January meets the first spring buyers on the first tour, not the fifth.
In the last 12 months homes of 1,700 to 1,899 square feet sold at a $229 median per square foot and homes under 1,500 square feet at $253, per the MLS record, so the per-foot figure does not rise with size here. In total dollars the larger carriage homes and villas sell much higher, from $530,000 to $800,000 at 2,300 square feet and above.
Read the closed sales in your size band, then compare your list price with them. The 1,836-square-foot size sold from $390,000 to $465,000 in the year, so a $465,000 ask can be right for the best unit and wrong for the rest. Reprice to the right rung, complete the documents file and refresh the photos before you assume the market is the problem.
We recommend it. A condominium seller owes the section 718.503 documents at the seller's expense, and ordering at listing starts the buyer's review clock on day one [Source: Florida Statutes 718.503]. Because Rapallo has a sub-association and a master association, we ask management which documents come from which entity.
Yes. An estate, a health change or a tenant in place is often better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.
Ask each team three things: its comparable set for your size band, its explanation of the sub-association and master fee layers, and its plan for the condominium documents. Our best real estate agents in Estero guide compares teams on the public record, and Jesse direct at (239) 898-6072 will walk you through ours.
McGreevy and Comisar is a top-reviewed Rapallo realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
In a condominium community, the price recommendation is the most important thing an agent delivers. We show every seller the closed sales behind the number so the recommendation can be checked.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
A listing that sits is usually priced against the wrong rung or missing the documents a buyer needs. Repricing to the right comparables and completing the file is often all it takes.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
Showing feedback is how a price gets adjusted before it costs you weeks. We report it as it arrives.
Rapallo specialists matter because the facts that decide a sale here live in documents, not in a listing feed: five sub-condominium associations, a master association and a commercial master above it, a bundled fee, a lease cap, a flood map that splits by parcel, building heights that trigger state reserve rules and a price range from $314,000 to $800,000.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which in Rapallo means the size-band ladders, the estoppels and the net sheet. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections, contractors and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may price a courtyard villa off the community median, hand the buyer a homeowners association summary when the unit is a condominium, wait until contract to order the estoppel, quote a flood zone for the whole community, forget that three-story buildings carry state reserve requirements, or list a rental pitch without the three-lease cap. None of those mistakes is exotic, and each one costs a seller time or money.
Every Estero community sells differently, and we publish a seller guide for each one we cover. If you own in more than one community, or you are comparing notes with a neighbor, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The wider market picture for the village is on our Estero community hub, and the neighbor we compare most often is covered in our Mirasol at Coconut Point guide.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Rapallo, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Rapallo sellers often buy again in Southwest Florida, sometimes inside the same community, trading a coach home for a carriage home or the reverse. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Statutes 193.155] [Source: Florida Department of Revenue, PT-112 portability guide]. The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around it.
Some owners move from a terrace condo to a coach or carriage home for more space, or the reverse. Both sales and purchases run through the same master association and similar estoppel processes, which makes a same-community move simpler to coordinate than it sounds. Ask us about it when you call.
If your next home is a golf community, a newer single-family house or another condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps, and our Estero HOA and CDD fee guide compares carrying costs across the village.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Rapallo owners ask these questions before they sell, and each answer below is written for a Lee County seller in a gated condominium community with a master association, in a single paragraph with its source. They cover price, timing, the association documents, the estoppel, disclosure, costs and the choices around renting and preparing.
Data updated: September 2026
Sellers list with McGreevy and Comisar because the answers below show up in the price:
Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Start with a written valuation built from closed sales in your own product type and size band, then build the documents file before you list. That file holds the estoppel, the condominium resale documents, approvals, the flood disclosure, equipment dates and a wind mitigation report. Price the home on its ladder, market it, and deliver the section 718.503 documents with the contract. Call Jesse direct at (239) 898-6072 to begin.
Hire a team that prices by product and size from the closed record, knows the Chapter 718 resale rules and personally negotiates your offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves. Our best real estate agents in Estero guide compares teams on the public record.
Most Rapallo homes sold between $314,000 and $800,000 in the 12 months to September 29, 2026, and size decides the starting point. The overall median was $395,000, with homes under 1,500 square feet at $338,250, 1,700 to 1,899 square feet at $420,000 and 2,300 square feet and larger at $680,000, per the Southwest Florida MLS. A written valuation through our free home valuation places your home.
Yes for a correctly priced home. Five homes were listed on September 29, 2026 against 36 closings in the last 12 months, about 1.7 months of supply, and homes closed at a median 96.9% of list. But 10 of the 36 sales took more than 90 days, so pricing to the record matters more than the calendar.
The median was 40.5 days on market over the last 12 months, and 17 of the 36 sales closed within 30 days. Ten took more than 90 days. The fastest sold in 1 day and the slowest in 330, and the difference was almost always price against the closed record and product type.
List by early January. In the last 60 months, 90 of 142 Rapallo closings came from January through June, and March led with 25, while July, August and September carried 7, 6 and 6. A well-priced home can sell in any month, but a January launch meets the seasonal buyers first.
Lee County sellers customarily pay the commission, the $0.70 per $100 documentary stamp tax, the owner's title policy, the municipal lien search and the estoppel fee. At a $395,000 sale that is about $2,765 in doc stamps, $2,050 for title and up to $299 for the estoppel, plus commission and prorated taxes [Source: Florida Department of Revenue, documentary stamp tax].
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the promulgated rate of $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above, about $2,050 at a $395,000 price [Source: Rule 69O-186.003, title insurance rates]. In Collier County the buyer customarily pays. The contract always controls.
The seller's resale documents come from section 718.503, delivered at the seller's expense, and section 720.401(2) says the homeowners association summary does not apply to associations regulated under chapter 718 [Source: Florida Statutes 720.401]. How the master association fits depends on its recorded documents, which we have not read, so your closing agent or attorney decides. This is information, not legal advice.
The declaration of condominium, articles of incorporation, bylaws and rules, the annual financial statement and budget, the milestone inspection summary or reserve study where they apply, and the Frequently Asked Questions and Answers document, at your expense [Source: Florida Statutes 718.503]. The buyer may cancel within 7 days, excluding weekends and holidays, after signing and receiving them.
An estoppel certificate is the association's statement of what you owe as of a date, and a Rapallo sale needs one so the closing figures are correct. Florida caps the fee at $299 for a current account, $119 more for delivery within three business days and $179 more if delinquent [Source: Florida Statutes 718.116]. We order them at listing.
It adds coordination, not delay, when it is handled early. You have a sub-condominium association and The Club at Rapallo master association, and estoppels, approvals and documents can come from more than one entity. Our community guide lists the five associations and their Sunbiz numbers, and we ask management which certificates your closing requires [Source: Rapallo community guide].
Yes. A known special assessment is a material fact affecting value, and Florida's disclosure duty under Johnson v. Davis applies to facts a buyer cannot readily see [Source: Johnson v. Davis, Florida Supreme Court, 1985]. We gather the current assessment status from your sub-association and the master association, and we confirm whether any project is pending before you list.
Florida's structural integrity reserve study and milestone inspection rules apply to condominium buildings of three or more habitable stories [Source: Florida Statutes 553.899]. Terrace condo buildings in Rapallo are three stories with elevators per our community guide, and some Via Garibaldi Circle buildings are described as three stories, so we verify your building's height. Have the reports in the file if they apply.
Most buyers finance successfully, but the lender reviews the association's reserves, insurance, delinquencies and litigation. Fannie Mae publishes ineligible-project rules that can affect a condominium loan [Source: Fannie Mae Selling Guide B4-2.1-03]. We ask management early for the condo questionnaire and tell you if any item could slow a buyer's loan.
Quarterly dues observed on May 2026 listings ran $2,543.03 to $2,663.11, about $10,172 to $10,652 a year, depending on the sub-association and product, with cable, internet, water, sewer, building exterior insurance, landscaping and security included [Source: Rapallo community guide]. The exact figure and any assessment are in the estoppel, and the budgets are not published publicly.
Yes. Membership in The Club at Rapallo comes with ownership, and the developer's archived club page says there is no club equity fee [Source: Rapallo.com club page, Wayback Machine]. It is a selling point: a buyer gets tennis, pools, a fitness center and walking paths without a separate buy-in. Rapallo has no golf course.
Our community guide reports a $100 transfer fee and a $100 application fee on current listing data for one association, and a $0 special assessment field on a Rapallo Three listing in April 2026 [Source: Rapallo community guide]. Fees can differ by association, so we confirm yours with management and list them in the file.
Yes within the rules: no more than three leases a year, minimum terms of 30 to 90 days that vary by sub-association, and no nightly rentals [Source: Rapallo community guide]. A buyer who plans short stays cannot use the unit that way. We put your association's exact lease rule in the listing so investors and seasonal buyers see it before touring.
No. Rapallo is not age-restricted, and the MLS field on recent listings shows 55+/Senior Community: No [Source: Rapallo community guide]. Buyers of any age may purchase, and we describe homes and amenities, never who should live here, in every listing.
A lender and insurer will ask for your parcel's zone. Most Rapallo parcels read Zone X, and the Village of Estero's preliminary flood map cites Zone AE at elevation 11 along the Estero River corridor near Via Rapallo Drive [Source: Village of Estero, Preliminary Flood Maps]. We print the exact zone for your address and include it in the file.
Our community guide found no Rapallo-specific Hurricane Ian damage report in the primary sources it cites, and the Village manager told council that 90 percent of Estero's damage was on West Broadway, with other heavily affected communities west of US-41 [Source: Village of Estero, October 19, 2022 council recap]. We say what the record shows and no more.
Yes if you do not have a current one. The uniform mitigation verification form documents roof shape, opening protection and other features, and Florida insurers must accept it for premium credits [Source: Florida OIR wind mitigation resources]. Rapallo's original impact glass helps, and the report lets a buyer's insurance agent prove it.
Usually not a full renovation. Fresh paint, lighting, flooring and a clean lanai return more than a kitchen remodel in most price bands, and original 2005 to 2007 interiors are common. We compare the closed sales at the size you own and tell you what to do and what to skip.
Many Rapallo condominiums sell furnished because second-home buyers value a turnkey purchase. We help you price the furnishings separately, and we help you decide based on the buyer pool for your product and the season you list.
Commission is negotiable and not set by law, and we put it in writing up front [Source: NAR settlement FAQs]. We show what the listing fee covers, what each buyer-side option costs on your net sheet and what the market is doing, and you choose. Call Jesse direct at (239) 898-6072 for the plan with numbers.
Since August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and a buyer's agent needs a written agreement before touring a home stating a specific compensation and that it is negotiable [Source: NAR settlement FAQs]. A seller may still offer compensation or concessions, and we model each option on your net sheet.
It depends on whether the home is your primary residence and on your basis and gain. A qualifying primary residence may exclude up to $250,000 of gain, or $500,000 for joint filers, under IRS rules [Source: IRS Publication 523, selling your home]. We are not tax advisors, and we work alongside your CPA.
Often yes if the unit is held for investment, following the IRS identification and closing timelines and using a qualified intermediary. We are not tax advisors, and we coordinate with your CPA and intermediary and help you find the replacement property.
We handle out-of-state owners routinely: photography, showings, document coordination and a remote or mail-away closing. You do not need to fly back, and Marc runs the on-site side. Call Jesse direct at (239) 898-6072 to set it up.
An existing lease generally continues with the property, so a leased unit often sells to an investor buyer, while a vacant unit opens to second-home and primary buyers. We advise on timing your sale around the lease, and on the association's lease approval rules for your building.
With only five listings competing on September 29, 2026, a correctly priced home should draw steady, serious showings rather than dozens of casual ones. We track buyer feedback and adjust quickly, because the record shows 8 of 36 homes closed below 95% of list.
Buyers check the Lee County Property Appraiser's record for the assessed value, and a change of ownership can reset a capped assessment. The property tax disclosure in section 689.261 warns buyers not to rely on your current taxes [Source: Florida Statutes 689.261]. We show buyers the parcel record so their budget is realistic.
Five pedestrian gates toward Coconut Point, an included club with a large sports building, nine lakes, no CDD and a 24-hour emergency department across US-41, per our community guide [Source: Rapallo community guide]. We market your building and product, not a generic pitch, and we state the trade-offs, including no golf course and nearby construction.
Start with a free, no-obligation valuation at our home valuation page or call Jesse direct at (239) 898-6072. We review your unit, the closed comparables and a tailored plan, and you decide from there.
Rapallo sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads every closed sale inside the community, prepares the association paperwork before a buyer asks, and works from an office in Bonita Springs about ten minutes from the Rapallo gate. Learn more about our team.
If you are thinking about selling in Rapallo, the work begins well before the listing goes live. It begins with the product: a 1,317-square-foot terrace condo or a 2,584-square-foot carriage home, and where your home sits on its ladder of closed sales. It begins with the estoppel, the condominium documents and the approvals. It begins with a fee stack stated in one line and a flood file that puts the exact zone beside the map. That is the work we do for Rapallo sellers, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Rapallo realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Selling in Rapallo? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Rapallo facts on this page rest on primary sources: the developer's archived pages, Sunbiz filings for the associations, Lee County's Property Appraiser, Clerk and Tax Collector, Lee County and Village of Estero government, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Rapallo sellers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that come from your association and the office that holds them.
| Document | What it proves for a Rapallo owner | Official authority |
|---|---|---|
| Florida Statutes 718.503 | The condominium resale documents a seller delivers at the seller's expense and the buyer's 7-day cancellation right | Florida Legislature |
| Florida Statutes 720.401 | The homeowners association disclosure summary, and that it does not apply to chapter 718 condominium associations | Florida Legislature |
| Florida Statutes 718.116 | What the condominium estoppel certificate must state and its fee caps | Florida Legislature |
| Florida Statutes 718.112 | Condominium budgets and the structural integrity reserve study | Florida Legislature |
| Florida Statutes 553.899 | Milestone inspections for condominium buildings of three or more stories | Florida Legislature |
| Florida Statutes 718.504 | The Frequently Asked Questions and Answers document a condominium buyer receives | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | Florida Legislature |
| Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds | Florida Department of Revenue |
| Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | Florida Administrative Code |
| NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
| PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | Florida Department of Revenue (PDF) |
| The Club at Rapallo, Inc. Articles of Incorporation, filed September 23, 2004 | The master association's purposes, its powers and its North Village dues obligation | Florida Division of Corporations (PDF) |
| Village of Estero Preliminary Flood Maps | The flood-zone callout along the Estero River corridor near Via Rapallo Drive | Village of Estero (PDF) |
| Village of Estero Flood Zones Removed Index | The streets, including Via Lungomare Circle, Via Rapallo Drive and Piazza Del Lago Circle, where parcels were removed from flood zones | Village of Estero (PDF) |
| Lee County Mandatory Flood Insurance Information | When federally backed mortgages require flood insurance | Lee County (PDF) |
| NOAA Hurricane Ian Tropical Cyclone Report | The official storm record for September 28, 2022 | National Hurricane Center (PDF) |
| FEMA CRS eligible communities, April 1, 2026 | The Village of Estero's Class 6 rating and flood insurance discount | FEMA (PDF) |
| Current budget, rules and estoppel for your association | Fees, any special assessment, lease and pet rules and whether buyer approval is required | Ordered through the association's management company and the Lee County Clerk's recorded documents |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.