Estero, Florida
Sell your Rapallo One condo with McGreevy and Comisar, Top 1% nationally since 2008. We price from every recorded closing and ready the estoppel and condominium documents first. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
Selling in Rapallo One means selling one of 160 condominium residences in 18 buildings inside the gated community of Rapallo at Coconut Point in Estero, into a market where 24 closings reached the Southwest Florida MLS in the 12 months to September 29, 2026, at a $390,000 median. This guide sits beside our full Rapallo One neighborhood guide, which holds the history, the recorded documents and the amenities. Everything below answers one owner's question: what the condo should list for, what the association's paperwork adds to the timeline, what you will net, and what to do first.
If you want a number before anything else, our Rapallo One home valuation guide shows how a condo here is priced from its own closed sales, and the Rapallo One buyer guide shows what the person on the other side of your contract is reading. Owners comparing listing teams across the village can set us beside the others in our guide to the best real estate agents in Estero.
Three neighbors need a word, because the names invite mistakes. The Enclave at Rapallo is a separate condominium neighborhood with its own association, and its owners have their own Enclave seller guide. Rapallo Villas Two is a smaller, larger-home neighborhood with its own page. Owners elsewhere in the community can use our Rapallo seller guide. Rapallo Four, a separate 94-unit condominium built in the same product family, trades in the same price band as Rapallo One, so this guide reads the two together and says where a figure belongs to Rapallo One alone.
A word on the name, because search results blur it. This is the Rapallo One condominium in Estero, Lee County, Florida. It is not one of the Rapallo Condominium Apartments associations elsewhere in the state, and it is not Mirasol at Coconut Point, a different community with a similar address pattern.
McGreevy and Comisar are the best realtor for selling a Rapallo One condo because we price it against the neighborhood's own recorded closings, ready the association's estoppel and resale documents before a buyer asks, and negotiate every offer ourselves. 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, a short drive south of Estero, and Coconut Point is a market we work every week.
Recent Rapallo One market record (12 months to September 29, 2026): 24 MLS closings, a $390,000 median sold price, a range of $314,000 to $737,500, $10,034,000 in total volume, a median of 40.5 days on market and a median 96.9% of final list price. In the last 12 months we tracked every one of those 24 closings, and we tracked all 76 the MLS has matched to Rapallo One and Rapallo Four since October 2021. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026, with each closing assigned to its condominium by matching price and date to Lee County's recorded sales.
Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. None is on file for this neighborhood, and we do not dress a public-record comparison up as our own deal. What we claim is narrower and checkable: we read the state's condominium register, the association's articles, the county roll for all 254 residential parcels and every MLS closing on record since October 2021, and we bring all of it to your kitchen table.
For Rapallo One sellers: cinematic video, drone and professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. In a neighborhood where 22 of the last 24 closings sold below the final list price, the marketing has to reach the buyer who is also touring the Enclave and Villas Two, and the paperwork has to be ready early.
Honors and recognition:
Those are career honors across Lee and Collier counties.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer-agent conversations, contractor coordination and inspections. 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 how the partnership works on our about McGreevy and Comisar page.
Selling your Rapallo One home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo One? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Rapallo One 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 each one is specific to this 160-unit condominium and its sibling Rapallo Four.
The Essentials: What Makes Selling in Rapallo One Different? · Is Now a Good Time to Sell in Rapallo One? · What Have Rapallo One Condos Sold For? · How Do Rapallo One Prices Compare With the Other Rapallo Neighborhoods? · Rapallo One vs The Enclave at Rapallo: Which Buyer Will Your Condo Meet? · How Do We Price a Rapallo One Condo? · How Do We Market a Rapallo One Condo?
The Details: How Do We Negotiate a Rapallo One Contract? · What Does It Cost to Sell a Rapallo One Condo? · What Must a Rapallo One Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own a Rapallo One Condo? · How Do the Flood Zone and Storm Record Affect Selling a Rapallo One Condo? · Which Rapallo One Rules Affect a Sale? · How Long Does It Take to Sell a Rapallo One Condo?
Costs, Law and Rules: How Should You Prepare a Rapallo One Condo for Sale? · What Should Your Listing Say About Life in Rapallo One? · What Does a Real Rapallo One Sale Teach? · How Do You Get a Free Rapallo One Home Valuation? · Thinking of Selling Your Rapallo One Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Rapallo One Specialist Matter When You Sell?
Questions, Contacts and Sources: Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Condo in Rapallo One · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Rapallo One differs from most Estero sales in six ways: a Chapter 718 condominium association layered under a master club, a large pool of comparable sales, a fee stack that buyers underwrite before they fall in love, tight rental rules, buildings entering their second decade of major systems, and a sibling neighborhood that sets the buyer's comparison.
Rapallo One Association, Inc. governs the 160 residences. It is one of five condominium associations under The Club at Rapallo, Inc., the master entity for the community's sports club. Both are Florida not-for-profit corporations on the state's Sunbiz registry, the Rapallo One Association filed on September 23, 2004 and active. For a seller, that means the estoppel and documents can involve more than one entity, and we ask management which certificates your closing needs. The community's own guide is our Rapallo at Coconut Point neighborhood guide.
The state's condominium register lists Rapallo One at 160 units, recorded January 31, 2005, and the county roll carries 160 residential parcels under the Rapallo One legal name. That makes it a Chapter 718 condominium. For a seller it means the Section 718.503 resale documents and the Section 718.116 estoppel, and it means the homeowners' association summary under Section 720.401 does not apply.
Rapallo Four is a separate condominium of 94 units on Via Garibaldi Circle, built in 2007, with its own declaration and association. It trades within a few thousand dollars of Rapallo One, and the MLS does not separate the two, so the 24 closings and the 254 residential parcels on this page are the two neighborhoods together. Where a figure is for Rapallo One alone, we say so.
The community page reports a maximum of three leases a year, minimum lease terms of 30 to 90 days and no short-term or vacation rentals. We did not read the declaration to confirm the numbers, so ask the association for the current text. A buyer who plans to rent will ask about it, and a seller prices for the buyers who remain.
Rapallo One was built in 2005 and 2006 (98 parcels and 62), so every building is 19 to 21 years old on the 2026 roll. Roofs, elevators, paint cycles and windows are the items buyers now ask about, and the association's reserve schedule is the answer. Put what you know into your listing file before a buyer asks.
We queried FEMA's National Flood Hazard Layer at four street points across Rapallo One and Rapallo Four. All four returned Zone X, three as minimal flood hazard and one, on Via Lungomare, as a 0.2 percent annual chance area. The governing panel is 12071C0591H, effective November 17, 2022. Four points do not map 254 homes, so the practical rule is simple: put your own building's determination in the listing file.
Rapallo One sellers face a usable but softer market: 24 MLS closings in the last 12 months at a $390,000 median, a 40.5-day median on market and a 96.9% median sold-to-list, all below the 2023 and 2024 peak. Twenty-four sales a year gives a buyer's agent real comparables, so price and paperwork decide who sells.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The MLS carries one subdivision string, RAPALLO, for the whole community, so the association is not in the MLS record. We matched each of the 142 closings under that name to Lee County's recorded sales by price within 45 days, then to the parcel's legal description. Seventy-six matched a Rapallo One or Rapallo Four parcel, 65 matched a parcel in another Rapallo association, and one closed after the county file ends on July 29, 2026 and cannot be placed. The match is a strong inference, not a record of the sale.
Window to September 29, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
12 months, first window with 10 or more | 24 | $390,000 (mean of $390,000 and $390,000) | $236.85 | 40.5 | 96.9% |
24 months | 35 | $390,000 (the middle sale) | $245.04 | 46 | 96.7% |
36 months | 46 | $417,500 (mean of $415,000 and $420,000) | $252.08 | 37 | 97.1% |
60 months | 76 | $419,000 (mean of $418,000 and $420,000) | $270.31 | 16 | 97.7% |
Medians use the mean of the middle pair when the count is even. Sold-to-list is the sold price divided by the final list price. The 12-month window has days on market from 1 to 330, a mean of 67.0, and a mean of the per-sale sold-to-list ratios of 96.2%. Seven of the 24 took more than 90 days and 11 took 30 days or fewer.
Five of the 76 assigned closings also appear in a sibling neighborhood's list: three in the Enclave list and two in the Villas Two list. One of them, a December 2025 sale at $390,000, probably belongs to the Enclave, because the county records a $390,000 sale that month in an Enclave parcel. Without it the 12-month window is 23 closings with the same $390,000 median, a 50-day median on market, a 97.1% median sold-to-list and $9,644,000 in volume. We show the full 24 and flag the overlap.
We do not quote the number of Rapallo One condos for sale, because an active listing has no county sale to match against, so we cannot say which association it belongs to. For a current, address-level list, call Marc at (239) 287-5873. What we can say is that 24 closings a year in a 254-home pool is about one home in ten changing hands, which gives your buyer real choice and gives you real comparables.
Two things. First, price to the 12-month and 24-month closings, not the 60-month table, because the longer window includes the fast 2022 and 2023 market, when the median was $418,000 and $496,500 and days on market were 8 and 17. Second, price with the buyer's cash in mind: a buyer who has to bring a $100 transfer fee and a $100 application fee, absorb a fee near $2,663 a quarter and find a flood-insurance quote is a buyer who compares carefully.
Rapallo One condos closed 24 times in the MLS in the 12 months to September 29, 2026, from $314,000 to $737,500, with a $390,000 median, a $236.85 median per MLS square foot and a 40.5-day median on market. The longer record, 76 closings in 60 months at a $419,000 median, shows how far the market has reset.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Twenty-four closings is enough for a median, but a condominium is read sale by sale. Each row shows month, price, bedrooms, MLS living area, days on market and sold-to-list, and nothing that identifies a home or an owner. The 24 rows are public MLS record matched to Rapallo One.
Month closed | Sold price | Bedrooms | MLS living area (sq ft) | Days on market | Sold to final list |
|---|---|---|---|---|---|
June 2026 | $340,000 | 3 bed | 1,436 | 123 | 97.1% |
May 2026 | $335,000 | 2 bed | 1,317 | 129 | 94.4% |
May 2026 | $350,000 | 2 bed plus den | 1,342 | 17 | 95.1% |
May 2026 | $340,000 | 2 bed plus den | 1,612 | 51 | 97.1% |
May 2026 | $314,000 | 2 bed plus den | 1,342 | 57 | 95.4% |
April 2026 | $405,000 | 2 bed plus den | 1,836 | 15 | 97.6% |
April 2026 | $380,000 | 3 bed | 1,436 | 138 | 95.0% |
April 2026 | $420,000 | 3 bed | 1,836 | 50 | 95.7% |
March 2026 | $435,000 | 2 bed | 1,836 | 77 | 96.7% |
March 2026 | $395,000 | 2 bed plus den | 1,612 | 107 | 98.8% |
March 2026 | $380,000 | 3 bed | 1,606 | 24 | 92.5% |
March 2026 | $599,000 | 3 bed | 2,584 | 7 | 100.0% |
February 2026 | $404,000 | 3 bed | 1,606 | 6 | 98.3% |
February 2026 | $339,000 | 2 bed plus den | 1,342 | 2 | 100.0% |
January 2026 | $635,000 | 3 bed | 2,492 | 66 | 97.7% |
January 2026 | $737,500 | 3 bed | 2,584 | 28 | 94.7% |
January 2026 | $425,000 | 3 bed | 1,836 | 1 | 95.5% |
December 2025 | $585,000 | 2 bed plus den | 1,966 | 330 | 97.7% |
December 2025 | $390,000 | 2 bed plus den | 1,836 | 10 | 95.1% |
November 2025 | $333,000 | 2 bed plus den | 1,606 | 9 | 96.5% |
November 2025 | $390,000 | 3 bed | 1,612 | 11 | 97.5% |
October 2025 | $337,500 | 2 bed plus den | 1,342 | 218 | 97.8% |
October 2025 | $390,000 | 2 bed plus den | 1,732 | 31 | 97.7% |
October 2025 | $375,000 | 2 bed | 1,660 | 100 | 85.3% |
Every one of the 24 is a marketed MLS sale. The window totals $10,034,000 in volume. Twenty-two sold below the final list price, two sold at it and none above, and four sold below 95% of it, at 94.4%, 92.5%, 94.7% and 85.3%.
Rapallo One, the 160-unit condominium inside Rapallo at Coconut Point, had 24 MLS closings in the last 12 months at a $390,000 median, and the seller who prices to the recent closings with the association paperwork in hand is the one who closes. If you own here, request a free Rapallo One home valuation and Jesse will match your home to the closings that fit it, or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
The MLS record by calendar year shows a peak in 2023 and 2024 and a reset in 2025. Two of the years are small samples, so each median describes and does not forecast.
Calendar year | MLS closings | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|
2021 (October to December) | 4 (small sample) | $403,500 | 3.5 | 100.7% |
2022 | 17 | $418,000 | 8 | 98.4% |
2023 | 12 | $496,500 | 17 | 98.1% |
2024 | 8 (small sample) | $557,500 | 27.5 | 97.4% |
2025 | 18 | $390,000 | 40 | 97.0% |
2026 (to September 29) | 17 | $395,000 | 50 | 96.7% |
The pattern is a fast, near-list 2022, a peak in 2023 and 2024, and a slower, softer 2025 and 2026, with days on market rising from 8 in 2022 to 50 in 2026. The median MLS price per square foot fell about 26% from 2024 to 2026, by our arithmetic on the two medians.
The county's qualified recorded sales reach back further than the MLS. They are deed prices flagged as arm's-length sales and include deeds that never touched the MLS. The county file holds 449 records for Rapallo One and Rapallo Four parcels, including bulk developer-era transfers, and since September 29, 2025 it counts 23 qualified sales at a $390,000 median.
Year | Rapallo One qualified sales | Rapallo One median | Rapallo Four qualified sales | Rapallo Four median |
|---|---|---|---|---|
2019 | 16 | $303,750 | 6 | $270,500 |
2020 | 12 | $313,500 | 9 | $269,900 |
2021 | 17 | $330,000 | 13 | $310,000 |
2022 | 13 | $447,500 | 7 | $400,000 |
2023 | 7 (small sample) | $498,000 | 6 (small sample) | $467,500 |
2024 | 8 (small sample) | $452,500 | none recorded | none |
2025 | 10 | $410,000 | 7 (small sample) | $390,000 |
2026 (to July 29) | 12 | $400,000 | 5 (small sample) | $404,000 |
Taken together, the county's two-neighborhood medians moved from $328,750 in 2021 to $495,000 in 2023, up 50.6%, then to $390,000 in 2025, down 21.2% from the peak. An owner who bought in 2022 or 2023 is likely to be looking at a price below what they paid, and an owner who bought in 2019 to 2021 is still well ahead.
Rapallo One is the largest and busiest of the three neighborhoods with pages inside Rapallo at Coconut Point: 254 residences with Rapallo Four, 24 MLS closings in 12 months at a $390,000 median, against 12 at $397,500 for The Enclave at Rapallo with Rapallo Three, and 1 for Rapallo Villas Two.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
Neighborhood | Units on the county roll | Regime | Year built | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|---|
Rapallo One (with Rapallo Four) | 254 (160 and 94) | Condominium, Chapter 718 | 2005 to 2007 | 24 | $390,000 |
The Enclave at Rapallo (with Rapallo Three) | 207 (90 and 117) | Condominium, Chapter 718 | 2006 to 2007 | 12 | $397,500 |
78 | Condominium, Chapter 718 | 2005 to 2007 | 1 (small sample) | $800,000 (one sale) |
The three neighborhoods hold 539 residential parcels on the county roll against the community's stated 540 units, a one-unit gap we cannot resolve from public records. The MLS closings are assigned by county price-and-date match, so a small number can appear in two lists.
Rapallo One has twice the closings of the Enclave and a wider range of sizes, which is good for a seller's comparables and worse for standing out. Your buyer is likely to see all three neighborhoods in the same weekend, so the listing has to show what Rapallo One offers at its price: the floor plan, the club, the walk to Coconut Point and a documents file that is already complete.
A Villas Two sale is background, not a comparable. Its 78 homes are all three-bedroom, from 1,665 to 3,554 heated square feet, and it closed 17 times in 60 months at a $695,000 median, a different product at a different price rung. The Enclave is the true neighbor, and the next section lines the two up.
A buyer choosing between Rapallo One and The Enclave at Rapallo compares a $390,000 median on 24 MLS closings and a 40.5-day median market time against a $397,500 median on 12 closings and a 21-day median. Rapallo One offers more choice and more sizes; the Enclave is slightly newer and has sold faster.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
Factor | Rapallo One (with Rapallo Four) | The Enclave at Rapallo (with Rapallo Three) |
|---|---|---|
Residential parcels (2026 roll) | 254 | 207 |
Regime | Condominium, one association each for One and Four | Condominium, one association each for the Enclave and Three |
Built | 2005 to 2007, median 2006 | 2006 to 2007, median 2006 |
Bedrooms (roll) | 28 two-bedroom, 226 three-bedroom | 9 two-bedroom, 198 three-bedroom |
Heated area (roll) | 1,238 to 2,330, median 1,500 | 1,239 to 2,284, median 1,612 |
MLS, 12 months | 24 closings, $390,000 median | 12 closings, $397,500 median |
MLS, 24 months | 35, $390,000 | 20, $397,500 |
MLS, 36 months | 46, $417,500 | 29, $430,000 |
MLS, 60 months | 76, $419,000 | 49, $440,000 |
Median $ per MLS sq ft, 12 months | $236.85 | $243.49 |
Median days on market, 12 months | 40.5 | 21 |
Median sold-to-list, 12 months | 96.9% | 95.6% |
County qualified sales, since September 29, 2025 | 23, $390,000 median | 11, $400,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. MLS and county figures are never mixed, and both neighborhood pairs are combined on the roll.
The Enclave's 12-month median is $7,500 above Rapallo One's, and over 60 months its $440,000 sits $21,000 above Rapallo One's $419,000. A $7,500 gap on 12 sales is noise, and the buyer's real comparison is floor plan against floor plan. The roll median heated area is 1,500 square feet for Rapallo One with Rapallo Four against 1,612 for the Enclave with Rapallo Three, so a Rapallo One buyer is on average buying a somewhat smaller home at a similar price per square foot ($236.85 against $243.49 over 12 months).
A buyer who wants the most choice of floor plans in the community's core, or a home over 2,000 square feet with a 12-month median of $635,000, or the largest pool of recent comparables to test an offer against. Your listing should say so.
A buyer for whom a slightly newer 2006 to 2007 building set and a shorter market time matter more. The Enclave sold faster but at a lower 95.6% median sold-to-list, which means Enclave buyers negotiated harder on a shorter list time. Owners there have their own Enclave seller guide.
Do not price against the Enclave's headline median. Price against the Rapallo One closings for your floor plan, and use the Enclave only to test whether your ask holds up in the buyer's second tour. A tour of one home in each neighborhood is worth more than any median.
We price a Rapallo One condo in six steps: confirm the floor plan and living area, select the recent closings of that plan, adjust for time and condition, read the sold-to-list pattern, add the buyer's fee stack, then test the number against the buyer's other choices. The steps repeat; the answer is different for each condo.
The county roll records 15 heated sizes in Rapallo One, from 1,242 to 2,330 square feet, with the most common at 1,500 (35 homes) and 1,242 (20). The MLS describes many homes as two bedrooms plus a den, which the county appears to count as a third bedroom, so we match by size and layout and not by the bedroom label alone. In the 12-month window two-bedroom-plus-den homes closed at $350,000 (11 sales), three-bedroom homes at $412,000 (10) and two-bedroom homes at $375,000 (3, a small sample).
Homes of the same MLS living area show what condition and position add. In the last 12 months four 1,342 square foot homes closed at $314,000, $337,500, $339,000 and $350,000, a spread of 11.5% on identical plans, and five 1,836 square foot homes closed from $390,000 to $435,000. The MLS does not tag renovation, floor or view, so we read that spread from the listing photographs and a walk-through.
The 12-month median is $236.85 per MLS square foot, against $270.31 over 60 months. By size the 12-month medians ran $252.61 under 1,400 square feet (5 sales), $236.77 from 1,400 to 1,699 (9), $228.76 from 1,700 to 1,999 (7) and $254.82 at 2,000 and up (3). Small homes cost more per foot, and the largest sales are too few to lean on, so we use the rate to test a price and never to set one.
A 2005 or 2006 building has original air handlers and water heaters unless someone replaced them, and the association's roof and exterior work sits with the association. We list what has been replaced and when, with the permit or invoice. We did not read Rapallo One permit files for this page, so we ask you for them.
At a $390,000 price the two verified fee entries, about $10,652 a year, equal about 2.7% of price, and they bundle cable, internet, water, sewer and exterior insurance that a house owner pays separately. We show the buyer the whole monthly cost, because a lender counts the fee in the debt-to-income ratio.
Twenty-two of 24 closings sold below final list, so we test your number against what the buyer sees in the same weekend: the Enclave, Villas Two and the Rapallo One condos on the market that day. We do not quote an active count for Rapallo One, so Marc reads the live list from each listing's address.
We market a Rapallo One condo to the two buyers who actually buy here, owner-occupants and seasonal residents, with professional photography, drone and cinematic video, a qualified-buyer database and a documents file ready for the first showing. The goal is a buyer who has already read the fee, the rules and the floor plan before the offer.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The rental rules, the bundled fee and the club make Rapallo One a home for owner-occupants and seasonal residents more than nightly investors. The community page reports no age restriction and no short-term rentals, and we describe the property and never who should live in it. We market to the buyer comparing Rapallo One, the Enclave and Villas Two.
We shoot the interior, the view from the lanai, the approach to the building, the parking and storage, and the walk to the club, because a condo buyer is buying the whole setting. Drone views show the five pedestrian gates and the distance to Coconut Point.
Before the first showing we assemble the declaration, articles, bylaws, rules, the current budget, the reserve schedule, any milestone or reserve-study paperwork, the master policy summary and the estoppel. A buyer who can read the file on day one has nothing to discover late, and Section 718.503 makes the disclosure part of the contract anyway.
The listing goes into the Southwest Florida MLS with the marketing tuned to the buyer, then to our buyer database and out through Domain Realty Group's channels. Under the August 2024 NAR practice changes, an offer of buyer-broker compensation cannot be advertised on the MLS, so we agree with you in writing what to offer and communicate it off the MLS.
Rapallo is a gated community, so a showing needs the gate told. We register the buyer's agent, keep access instructions current with the manager, and agree on a showing window with you so the condo is ready when the seasonal buyers arrive.
When a sale needs to stay quiet, we can market to our buyer database and to agents with active buyers before a public listing, then decide with you whether a wider launch is needed. The trade-off is fewer eyes, and we explain it plainly before you choose.
We negotiate every Rapallo One offer ourselves, and the negotiation turns on four things: the price against the closings, the buyer's review of the association documents, the inspection of a building that is nearly two decades old, and the closing date. Twenty-two of 24 recent closings sold below list, so every offer is a real conversation.
Jesse or Marc handles the offer, the counter and the inspection response. You will hear from a principal, not a coordinator, and we explain each choice and what we would do.
A Chapter 718 resale contract carries a conspicuous clause under Section 718.503: either the buyer acknowledges receiving the documents more than 7 days before signing, or the contract is voidable within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receipt. Delivering the documents at listing means the buyer's clock starts early and a late cancellation is less likely.
A buyer's inspector will look at air handlers, water heaters, windows, the lanai and any water intrusion. In buildings of this age we agree with you in advance what to repair, what to credit and what to hold, so the answer to a repair request is decided before it arrives.
A buyer's insurer will quote the interior policy, loss assessment coverage and, if the lender wants it, flood coverage. Wind mitigation information on the unit helps the quote, and the buyer will ask for the association's master policy deductible. We have the answers ready.
The articles give the board power to approve or disapprove the transfer and occupancy of units as the declaration provides. We could not confirm from a record we read whether a sale here needs approval or how long it takes, so we ask the association at listing and plan the closing date around the answer.
When an inspection turns up a real item, a credit at closing often costs the seller less than a price cut, because doc stamps and the owner's policy are figured on the price. We run both numbers for you before you answer.
Selling a Rapallo One condo at the $390,000 median costs about $5,054 in fixed statutory and rate-set items, the $2,730 documentary stamp tax, about $2,025 in owner's title premium and a $299 estoppel, plus a negotiated commission, prorations and closing services. Lee County custom puts the seller on the first three; the contract controls.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Florida statutes and rate rules as cited)
Florida charges $0.70 per $100 of price, rounded up to the next $100, on the deed under Section 201.02. At $390,000 that is 3,900 units and $2,730. In Southwest Florida the seller customarily pays it. The Florida Department of Revenue publishes the rate and worked examples.
Florida sets one owner's policy premium for every title company: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. At $390,000 that is $575 plus $1,450, about $2,025. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. In Collier County the custom reverses, so a Naples net sheet looks different. Custom is not law, and the contract controls.
The association's estoppel states what you owe as of a date, whether a transfer or capital contribution fee is due and whether board approval is required. Section 718.116(8) sets the statutory base fee at $250, plus $100 for delivery within three business days and up to $150 more when the account is delinquent, indexed to inflation every five years. The current 2026 caps in our cost research are $299, $119 and $179. The association must deliver within 10 business days or charge nothing, and the certificate is effective for 30 days.
Commission is negotiable and there is no standard rate. Since August 17, 2024 an offer of buyer-broker compensation cannot appear in the MLS, and a buyer's agent needs a written buyer agreement before touring. You decide, with us and in writing, what to offer the buyer's side, and it is communicated off the MLS. Sellers may still offer concessions such as a contribution toward the buyer's closing costs.
Florida property taxes are billed in November for the calendar year and paid in arrears, so at a mid-year closing the seller credits the buyer for the days owned. The title company usually prorates from the prior year's bill. The quarterly association fee is prorated to the closing date, and the estoppel shows the date it is paid through.
Settlement fees, the title search and the municipal lien search are not set by the state. Our cost research puts the settlement fee at roughly $500 to $1,500, the search at $150 to $500 and the municipal lien search at $100 to $250, depending on the title company. Ask the closing agent for the numbers.
The rows below use prices that appear in the 12-month MLS record. They are estimates of the fixed and rate-set lines only and leave out commission, prorations and any mortgage payoff.
Sale price | Documentary stamps | Owner's title premium | Estoppel (current account) | Fixed lines together | Share of price |
|---|---|---|---|---|---|
$340,000 | $2,380 | $1,775 | $299 | $4,454 | 1.31% |
$390,000 | $2,730 | $2,025 | $299 | $5,054 | 1.30% |
$420,000 | $2,940 | $2,175 | $299 | $5,414 | 1.29% |
$635,000 | $4,445 | $3,250 | $299 | $7,994 | 1.26% |
The sheet below is an illustration at the 12-month median. Commission is shown at negotiated example rates and is not a rate we quote. It assumes no mortgage and leaves out the tax proration, because we do not quote a Rapallo One tax bill here.
Item | Estimate | Basis |
|---|---|---|
Sale price | $390,000 | 12-month MLS median |
Listing commission (example 2.75%) | -$10,725 | Negotiated |
Buyer-agent compensation, if offered (example 2.5%) | -$9,750 | Optional, off the MLS |
Documentary stamp tax | -$2,730 | 3,900 units at $0.70 |
Owner's title premium | -$2,025 | Promulgated schedule |
Title search and settlement (estimate) | -$1,200 | Varies by company |
Municipal lien search (estimate) | -$175 | Varies by company |
Estoppel (current account) | -$299 | 2026 cap in our cost research |
Estimated total seller costs | -$26,904 | About 6.9% of price with a buyer-agent offer |
Estimated net before payoff and proration | $363,096 | $390,000 minus the above |
Without a buyer-agent offer the costs are about $17,154, or 4.4%, and the estimated net is $372,846. Every figure is an estimate, and the executed settlement statement controls.
A Rapallo One seller owes the buyer the Section 718.503 condominium documents at the seller's expense, the property tax disclosure summary, the flood disclosure and any known material defects. The homeowners' association summary under Section 720.401 does not apply to a Chapter 718 condominium. This is information, not legal advice.
Section 718.503(2) entitles a buyer, at the seller's expense, to the declaration of condominium, the articles, the bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, and the Division's Frequently Asked Questions and Answers document. The resale contract must carry a conspicuous clause: the buyer either acknowledges receiving the documents more than 7 days, excluding weekends and legal holidays, before signing, or may cancel within 7 days after signing and receipt. The right ends at closing.
Section 720.401(2) says the homeowners' association disclosure summary does not apply to associations under chapters 718, 719, 721 or 723. Rapallo One is a Chapter 718 condominium, so we do not hand a buyer a 720.401 summary. The master entity, The Club at Rapallo, Inc., has its own recorded documents that we have not read, so how it fits is a question for your closing agent or attorney.
We read the association's articles and the state's register. We did not read the recorded declaration, which the Lee County Clerk publishes through an interactive search, and we did not read the budget, rules or reserve schedule, which come from the association. So we tell you what each document controls and where to get it, and we do not guess its terms.
If an association is required to have a milestone inspection or a structural integrity reserve study and has not completed one, each contract entered into after December 31, 2024 must carry a conspicuous statement saying so. Most Rapallo One buildings have two residential floors, below the three-story threshold, and the buildings over ground-floor parking are a question for the association's engineer. We ask the association what it has done before we list.
Section 689.261 requires a property tax disclosure summary at or before signing. It warns the buyer not to rely on the seller's current taxes, because a change of ownership can reset the assessed value. We attach it to the contract package.
A seller must complete a flood disclosure at or before signing. It says whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether flood assistance was received. Answer it from your own history and not from the community's.
Under Johnson v. Davis, decided by the Florida Supreme Court in 1985, a seller who knows of facts that materially affect value and are not readily observable must disclose them, and an as-is clause does not bar a claim for a known latent defect. We help you complete the Florida Realtors seller's disclosure accurately.
A Rapallo One buyer pays a quarterly association fee near $2,663, a reported $100 transfer fee and $100 application fee, electricity, an interior condominium policy with loss assessment coverage, and property tax reset to the purchase price. Your buyer reads that stack before the offer, so your listing should show it first.
Data updated: September 2026 (two Rapallo One MLS listing entries; the Rapallo community guide; Florida statutes as cited)
Two MLS listing entries for Rapallo One parcels, one on Via Lungomare Circle and one on Piazza Doria Lane, show $2,663.11 and $2,663 a quarter, about $10,652 a year or $888 a month. That is two data points and not a fee schedule, and fees vary by unit size, so the association's budget is the authority. At $390,000 the annual fee is about 2.7% of price.
The community page says the bundle covers cable, internet, water, sewer, building exterior insurance, landscaping, pest control, security and reserves. We did not read the budget, so we confirm the list with the manager. Electricity, the interior HO-6 policy and any personal assessments are not in it.
The community page's quarterly samples run from $2,543.03 to $2,663.11 across the Rapallo associations, but several of its sample addresses belong to Rapallo Three on the county roll. We use only the two Rapallo One entries above. Older developer marketing that quoted a combined monthly fee of $499 reflects pre-2008 pricing and is not a current figure.
The county tax bill follows the assessed value, which can reset after a sale, so a buyer should not use your bill. Ask the Lee County Tax Collector or the closing agent for an estimate at the purchase price, and show the buyer the estimate up front.
The association carries the master policy on the building exterior under Section 718.111. The buyer's HO-6 covers the interior, contents and liability, and loss assessment coverage under Section 627.714 defaults to $2,000 unless the owner raises it. A large master-policy deductible can become an assessment, so the buyer will ask for it.
Rapallo One sits inland of US-41 in FEMA flood Zone X at the four street points we checked, on panel 12071C0591H effective November 17, 2022, one of them a 0.2 percent annual chance area. That helps a listing, but the map splits by address, so your file needs your own building's determination.
We queried the National Flood Hazard Layer at four points on Rapallo One and Rapallo Four streets. All returned Zone X, none in the special flood hazard area. The area's envelope also intersects AE and AH polygons, which are internal water and drainage features, so a building near a lake or canal needs its own check.
A lender generally does not require flood insurance on a Zone X property, but the requirement is set by the lender and the insurer, and Citizens Property Insurance says flood coverage will become required on its wind policies in phases beginning January 1, 2027. A buyer will ask an agent, so have the answer ready.
The community page describes Rapallo as inland, and Lee County's evacuation layer places it in Evacuation Zone C and storm surge zone 3 at the points we checked on October 17, 2026, and we found no primary report of Rapallo-specific flooding in that storm. That is an absence of evidence and not proof, so answer the Section 689.302 flood disclosure from your own knowledge and ask the association whether any building had water intrusion.
Your building's flood determination or elevation certificate if one exists, the wind mitigation report if you have one, the master policy summary, and the Village of Estero's Community Rating System class, which the Village lists as Class 6 with a 20 percent discount.
The Rapallo One rules that affect a sale are the board's power over transfers and occupancy under the articles, a reported $100 application fee, the reported lease limits and no short-term rentals, exterior-change approvals and pet rules we could not verify. We read the articles and did not read the declaration or rules.
The community page reports a maximum of three leases a year, minimum terms of 30 to 90 days and no short-term or vacation rentals. Because we could not confirm which of the 30-to-90-day figures applies to Rapallo One, we ask the association for the current text before we market the home to a landlord.
The articles give the board power to approve or disapprove the transfer, mortgage, ownership and occupancy of units as the declaration and bylaws provide. The estoppel form asks whether board approval is required and, if so, whether it has been given, so the answer arrives in writing.
We found no pet limit in any public record. Ask the manager for the rules, and remember that federal fair housing guidance on assistance animals applies in every association whatever its pet limit says.
The association controls the building exterior, so changes to windows, balconies, doors and lanai enclosures need approval. The developer's archived pages describe reserved in-building parking and storage in the terrace buildings and two-car attached garages in the carriage homes, and the estoppel lists the parking space assigned to the unit.
The community page states that buyers of any age may purchase, and none of the public records we read places an age restriction on Rapallo One. We describe the property and never who should live in it.
A Rapallo One condo took a median of 40.5 days on the market in the last 12 months, from 1 day to 330, and a median of 16 days over 60 months. The spread is mostly price, and a condominium adds the estoppel and the buyer's document review to the contract-to-closing timeline.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Eleven of 24 took 30 days or fewer and seven took more than 90. The longest sat 330 days and closed at 97.7% of a $599,000 ask, which is a reminder that a long sale is not always a low one. Over 60 months, 47 of 76 took 30 days or fewer and 14 took more than 90.
By calendar month, the 76 closings in 60 months clustered in the first half of the year: 16 in March, 10 in May, 9 in April and 8 in January, against 1 in September and 2 in July. That fits a seasonal market, but 24 closings a year are too few for us to state a monthly rule, so timing matters less than price.
The steps are the same each time: list and deliver the documents, accept an offer, the buyer's 7-day review under Section 718.503 and inspection period, the association's estoppel within 10 business days of the request, the buyer's approval if the documents require it, the lender's condominium review if the buyer finances, then closing. We start the documents and the estoppel the day you list.
Many owners here are seasonal. We handle showings through the gate, keep the manager informed, and use electronic signing and remote closing so an owner in another state does not need to travel.
Prepare a Rapallo One condo by fixing what a buyer's inspector will find, refreshing what a buyer sees first and gathering the association documents, the estoppel and your equipment dates before the first showing. In a building 19 to 21 years old, paperwork for work already done is part of the price.
Fix items that appear on an inspection: a failing air handler, a leaking water heater, water staining. Refresh paint, lighting and hardware. Remodel only after we compare your finishes with the closings in your size range, because the MLS does not tag renovation and a remodel has to earn its cost in a market with a 96.9% median sold-to-list.
The buyer is often a seasonal resident or a downsizer walking through in a few days. We stage for the lanai, the light and the flow of a two- or three-bedroom plan, and we show the walk to the club and the gate to Coconut Point.
Your Rapallo One listing should say what the record supports: a gated Italian-styled community beside Coconut Point, a club with lighted Har-Tru courts, a 25-meter lap pool and a boardwalk through the Halfway Creek preserve, five pedestrian gates to shopping and dining, and a quarterly fee that bundles cable, internet, water and sewer.
The developer's archived pages describe a 13,200-square-foot sports club, five lighted Har-Tru courts, a 25-meter lap pool, 2.5 miles of path and a half-mile boardwalk. The club is reported as included with each residence with no equity fee. We did not tour the club for this page, so we confirm hours and rules on a visit before we print them.
Coconut Point, which Simon operates, is across US-41 and its own page counts more than 110 stores. The Lee Health Coconut Point emergency department is about three minutes from the main gate by the community page's count. Rapallo One addresses sit in the School District of Lee County's elementary Proximity Zone Q, middle Zone GG and High School South Zone, Sub-zone 3 on the district's 2026 to 2027 map, read at our sample points on October 17, 2026. Zone Q elementary schools are Bonita Springs, Pinewoods, San Carlos Park, Spring Creek and Three Oaks; Zone GG middle schools are Bonita Springs Middle and Three Oaks Middle; South 3 high schools are Bonita Springs High, Estero High and South Fort Myers High. Families rank the schools in their zone and the district places students by preference, proximity and lottery, so no school is assigned by address; confirm yours with the district's school locator.
Say what the home has. Do not say who should live there, do not quote the whole community's flood zone for your building, and do not state rental rules we have not confirmed. Fair housing law governs how we describe a home, and we describe the property and not the people.
The most recent MLS closing matched to Rapallo One, in June 2026, was a three-bedroom home of 1,436 square feet that sold for $340,000 after 123 days on market against a final list price of $350,000. It is a public-record sale and not one we represented, and we use it only to show the arithmetic.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
We publish no Rapallo One sale we represented, because none is on file. The public record lets us show a real sale, its days on market and its sold-to-list without claiming it as our deal, which is the honest way to teach the arithmetic.
The price is 2.9% below the final list, and at about $237 per MLS square foot it sits close to the 2026 median of $237, so a slow sale near the ask was still a sale at the market. The lesson is that days on market and price move together: a home that waits 123 days is usually a home whose first ask was above the buyers' range.
At $340,000 the documentary stamps are $2,380, the owner's title premium about $1,775 and the estoppel $299, together $4,454 before commission and prorations. A seller who sees those lines before listing is not surprised at closing.
The lowest sale in the last 12 months was $314,000 in May 2026 for a 1,342 square foot two-bedroom-plus-den home, and the highest was $737,500 in January 2026 for a 2,584 square foot three-bedroom home that sold in 28 days at 94.7% of its ask. The range is wide because the product is: three sizes of condo under one name.
You get a free Rapallo One home valuation by starting the form on our home valuation page or calling Jesse direct at (239) 898-6072. We compare your floor plan and size with the recent Rapallo One closings, adjust for condition and any lease, and show the county's recorded history. Our Rapallo One valuation guide explains the method.
The closings that fit your floor plan and size, the adjustments for condition, updates and furnishings, the sold-to-list pattern that tells us where to set the ask, the buyer's fee stack, an estimated net sheet and the paperwork list. It is a written opinion built from sales, not an automated estimate.
You should know the number, the net and the paperwork before you decide anything. A valuation carries no obligation, and if the right answer is to wait, rent or hold, we say so.
Start with the free Rapallo One home valuation or Call Jesse direct at (239) 898-6072. Marc is at (239) 287-5873 for buyers and for showings, and our Rapallo One buyer guide explains what he does.
If you're searching for a Rapallo One listing agent, or thinking, "I need someone to sell my Rapallo One home," you are selling into the largest neighborhood in Rapallo at Coconut Point, where the ask against the recent closings and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 24 Rapallo One closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 76 the MLS has matched here since October 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Start with a free Rapallo One home valuation. Jesse follows up with the Rapallo One closings that fit your home: the same floor plan, adjusted for condition, updates, furnishings and any lease in place. (239) 898-6072, text or call. Confidential conversations welcome.
Listing before the winter season reaches the seasonal buyers who drive Estero, but 24 closings a year are too few for us to state a monthly pattern. Sixteen of 76 closings in 60 months fell in March, so a listing live in the first quarter meets the busiest month, and price still matters more than timing.
By total price yes, by rate no. In the last 12 months homes under 1,400 square feet closed at $337,500 and homes of 2,000 and up at $635,000, but the rate per MLS square foot was $252.61 for the small homes and $254.82 for the largest, with only 3 sales in the top tier.
Compare your ask with the closings for your floor plan, then with the buyer's second-tour alternatives. Of the 7 sales that took more than 90 days in the last 12 months, the median was $375,000, and a price adjustment followed a reading of the record, not a guess.
We recommend it. Section 718.503 makes the documents part of the contract at your expense, and a buyer who receives them at listing starts the 7-day review early. Because Rapallo has an association and a master club, we ask management which documents come from which entity.
Yes, to our buyer database and to agents with active buyers, before or instead of a public launch. The trade-off is fewer buyers seeing the home, and we explain it before you choose.
Ask each agent to price a specific Rapallo One floor plan from its own recent sales, to state what the association paperwork will add to the timeline, and to show the net sheet. Then compare the answers and decide.
McGreevy and Comisar is a top-reviewed Rapallo One realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business 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
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
A Rapallo One specialist matters because the price depends on a floor plan the MLS labels loosely, the paperwork comes from a Chapter 718 association under a master club, and the buyer's second tour is in the Enclave. McGreevy and Comisar read the record for all three before you list.
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 here means the floor-plan comparisons, the estoppel 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. He runs showings, buyer-agent conversations, inspections and vendor coordination, and he reads a live listing's address to place it in the right Rapallo association. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with a 5 Star Award for Customer Satisfaction for 21 straight years from Gulfshore Life Magazine. Those are career honors and not a claim about Rapallo One specifically.
A general agent may price a two-bedroom-plus-den off the community median, hand the buyer a homeowners' association summary when the home is a condominium, wait until contract to order the estoppel, quote a flood zone for the whole community, or list a rental pitch without the reported three-lease cap. None of those mistakes is exotic, and each one costs a seller time or money.
Owners across Estero can start with our Rapallo seller guide, the Enclave at Rapallo seller guide and our Estero seller guide.
If you are selling in Rapallo One and buying your next home, we coordinate both sides: the sale, the purchase and the timing between them. Marc represents buyers, and our Rapallo One buyer guide explains what he does for a buyer inside the community and elsewhere in Estero.
The usual questions are which to do first, whether to make an offer contingent on a sale and how to time two closings. We answer them with your numbers, and the Rapallo One valuation guide shows how we set the number on the sale side.
Some owners move from a terrace condo to a larger home in Villas Two or the reverse. Both sales run through the same master club and similar estoppel processes, which makes a same-community move simpler to coordinate than it sounds. Our Villas Two neighborhood guide covers the larger homes.
Buyers leaving Rapallo One for another Estero community can use our Estero buyer resources and call Marc at (239) 287-5873.
These are the questions sellers ask most about selling a Rapallo One condo in Estero, answered from the recent closings and the public record. Each answer names Rapallo One. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 12-month median of $390,000 (24 closings) and adjust for floor plan, size, condition and asking history. Two-bedroom-plus-den homes closed at $350,000 and three-bedroom homes at $412,000. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
In the 12 months to September 29, 2026, 24 closed from $314,000 to $737,500. The most recent, in June 2026, was $340,000 for a three-bedroom home of 1,436 square feet after 123 days on market.
Not reliably. With one subdivision label for all of Rapallo and 24 sales a year here, one sale moves an automated estimate, and the estimate cannot see floor plan, the den, condition or association paperwork. A sale-by-sale comparison is better, and our Rapallo One valuation guide shows how.
Yes. In 12 months, two-plus-den homes closed at a $350,000 median (11 sales), three-bedroom homes at $412,000 (10) and two-bedroom homes at $375,000 (3, a small sample). We price each home against its own configuration.
Yes. By MLS living area in 12 months: under 1,400 square feet, $337,500 (5 sales); 1,400 to 1,699, $380,000 (9); 1,700 to 1,999, $420,000 (7); 2,000 and up, $635,000 (3, a small sample).
The MLS does not tag renovation, so we cannot measure it from the record. Four 1,342 square foot homes closed from $314,000 to $350,000 in 12 months, and our reading is that condition explains part of that spread, so we compare finishes on the day.
The county's recorded medians for Rapallo One were $498,000 in 2023 and $400,000 in 2026 to date, so a price you paid in 2022 or 2023 may sit above today's market. Recorded price is history, and current closings set the ask.
The 12-month median is 40.5 days, with a range of 1 to 330. The difference between a fast sale and a slow one is mostly price.
We do not quote that, because the MLS labels all of Rapallo with one subdivision string and we cannot assign an active listing to Rapallo One. Against 24 closings in 12 months, the point for a seller is that buyers have choice, so price to the closings.
Listing before the winter season reaches the seasonal buyers who drive Estero, and March was the busiest closing month, with 16 of 76 closings in 60 months. Twenty-four closings a year are too few for a firm monthly rule, so timing matters less than price.
Rarely. Twenty-two of 24 sold below final list and none above, with a median sold-to-list of 96.9%, so a list price well above the range has usually waited or been cut.
A median of 96.9% of the final list price over 12 months, 96.7% over 24 and 97.7% over 60. Four of the 24 sold below 95%, at 94.4%, 92.5%, 94.7% and 85.3%.
Fix what a buyer's inspector will find and what the association will ask about. In a building of this age, air handlers, water heaters and windows are the usual items, and paperwork for completed work helps.
The declaration, articles, bylaws, rules, the current budget, the reserve schedule, the estoppel and any milestone or reserve-study paperwork. Section 718.503 makes the disclosure part of the contract, so have it ready before the first showing.
Section 718.116(8) sets a base fee of $250 when nothing is owed, plus $100 for delivery within three business days and up to $150 more when the account is delinquent, indexed to inflation every five years. The 2026 caps in our cost research are $299, $119 and $179, and the association must deliver within 10 business days.
The community page reports a $100 transfer fee and a $100 application fee, and the estoppel form asks whether any transfer or capital contribution fee is due. Price knowing your buyer brings that cash.
Florida's documentary stamp tax is 70 cents per $100 of price under Section 201.02, which is $2,730 on a $390,000 sale, and in Southwest Florida the seller customarily pays it. Your contract sets the split.
In Lee County the seller customarily pays it, about $2,025 at $390,000 on the state's promulgated schedule. In Collier County the buyer customarily pays. The contract controls.
That depends on the declaration, which we have not read. The articles give the board power to approve transfers as the documents provide, and the estoppel form asks whether approval is required, so ask the association before you list.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease or the tenant leaves by its terms, so confirm the rules before you list.
It narrows the investor pool: the community page reports a three-lease cap, minimum terms of 30 to 90 days and no short-term rentals. Owner-occupants and seasonal residents are the core buyers, and we market to both.
Zone X at the four points we checked is favorable, and a lender generally does not require flood insurance there. Buyers still ask, so have the building's flood determination ready.
It can, for the taller buildings, if the association commissions or reports one. A buyer will ask for it and for the reserve schedule, and a contract must carry a conspicuous statement when a required study has not been completed.
An assessment that has been levied or is known to be planned belongs in the resale documents, and the estoppel shows what is owed on your unit. Ask the association for the current status.
Through the gate, so the listing agent registers the buyer's agent. We give the gate and the manager the showing schedule and keep access instructions current.
Cinematic video, drone, professional photography, a qualified-buyer database and discretion when a sale needs to stay quiet. We target the buyer comparing Rapallo One, the Enclave and Villas Two.
Slightly. The two trade in the same band, with Rapallo Four's county median at $404,000 in 2026 against $400,000 for Rapallo One, and we use both when they fit your floor plan.
Then you likely bought near the peak: the county's combined median was $495,000 in 2023 against $390,000 in 2025. Price to today's closings and decide whether a lower sale beats holding.
The large tier is thin: 3 sales in 12 months at a $635,000 median, so each is a small sample. We price against the specific closings and against the Villas Two range.
That depends on your gain, your holding period and the home-sale exclusion. IRS Topic 701 and Publication 523 explain the rules, and your tax adviser applies them.
Yes, but the estoppel shows what is owed and the balance is paid from closing proceeds. Florida law gives the association a lien for unpaid assessments, so clear or disclose it.
A buyer sees the Enclave at a $397,500 median and a 21-day market against your $390,000 and 40.5 days. Price so the home holds up in that comparison, and see the Enclave neighborhood page.
Section 718.503 requires the contract to state either that the buyer received the documents more than 7 days before signing or that the buyer may cancel within 7 days after signing and receipt, excluding weekends and holidays. Delivering the documents at listing shortens the uncertainty.
Nothing directly. Section 720.401(2) says the homeowners' association summary does not apply to associations under chapter 718, and Rapallo One is a Chapter 718 condominium. The master club's documents are a question for your closing agent.
You can, but the paperwork is the same: the resale documents, the estoppel, the tax and flood disclosures and a contract clause under Section 718.503. Most owners find the pricing and the association steps are the hard part, and we handle both.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Get a free home valuation or Call Jesse direct at (239) 898-6072, and read our Rapallo One valuation guide first if you want to see the method.
It compares your floor plan and size against the Rapallo One closings from the last 12 months, adjusts for condition and any lease, and shows the county's recorded history. Start with the free home valuation or Call Jesse direct at (239) 898-6072.
They set the buyer's comparison. A buyer will see the Enclave and Villas Two in the same search, so we show the buyer what Rapallo One offers at its price, from the 24 recent closings.
Rapallo One owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Rapallo One sale and public record before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Rapallo One guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008. 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. In the last 12 months we tracked every recorded Rapallo One closing before writing this page.
For the neighborhood itself, read our Rapallo One neighborhood guide and the Rapallo at Coconut Point community guide.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Selling your Rapallo One home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Rapallo One? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact on this Rapallo One guide traces to a primary record below: Florida state records and statutes, Lee County and Village of Estero records, FEMA and federal sources, the National Association of REALTORS for the practice rules, the developer's own archived pages and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or agent site is cited. Items without a link are records we hold and read, and are named so a reader can ask for them.
Rapallo One's key documents are published by the State of Florida, FEMA, Lee County and the federal government, and the table links each to its issuing authority. The recorded declaration of condominium is available through the Lee County Clerk's official records, and the budget, rules and estoppel come from the Rapallo One Association or its manager on request.
Document | Issued by | Date | Link |
|---|---|---|---|
Public condominium extract (Lee County) | Florida Division of Condominiums | read September 30, 2026 | |
Rapallo One Association corporate record | Florida Division of Corporations | filed September 23, 2004 | |
Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | |
Village of Estero Flood Zones Removed index maps | Village of Estero | current file | |
Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | |
Hurricane Milton Tropical Cyclone Report | National Hurricane Center | 2024 | |
Hurricane Ian Summary | National Weather Service Miami | 2022 | |
Lee County Hurricanes Helene and Milton After-Action Report | Lee County | 2025 | |
Condominium resale disclosure statute, Section 718.503 | Florida Legislature | 2026 Florida Statutes | |
Condominium assessment and estoppel statute, Section 718.116 | Florida Legislature | 2026 Florida Statutes |
McGreevy and Comisar, Domain Realty Group. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.