Updated October 2026
<p>Selling in Stonewater? We price against 42 Lee County recorded sales, the builder's current inventory, the CDD line and your lot's lake position. Call Jesse direct at (239) 898-6072. Sell or buy with McGreevy and Comisar.</p>
Home › Cape Coral › Stonewater › Sell Your Home in Stonewater
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a home in Stonewater starts with a fact most listing pages skip: your competition is the builder. In the 12 months to September 25, 2026, Lee County recorded 42 qualified home sales in Stonewater at a $378,070 median, and an estimated 38 of them were D.R. Horton's own first sales of new homes. Only 4 were resales. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this seller guide for owners in Stonewater, the D.R. Horton community of 327 single-family lots around five lakes at the southwest corner of Tropicana Parkway and Nelson Road in Cape Coral, Florida 33993. For the whole community picture, from the district budget to the flood map, start with our Stonewater community guide; for the city around it, see our Cape Coral area guide.
If you are still choosing who should list your home, our guide to the best real estate agents in Cape Coral sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call Jesse direct at (239) 898-6072, request a free Stonewater home valuation, and we will send you the recorded sales we used, labeled by date and source. If you are buying your next home in the same community, our guide to buying a home in Stonewater covers the other side of the table.
To sell a Stonewater home in Cape Coral in 2026, price it against the builder's current plans and the few recorded resales, not against a portal estimate. Lee County recorded 42 sales in the 12 months to September 25, 2026 at a $378,070 median, an estimated 38 builder-direct. Then answer the district assessment, association and flood questions before a buyer asks.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026; Stonewater Community Development District documents and the builder's Stonewater page, read October 15, 2026).
We tracked every recorded Stonewater sale for the 12 months to September 25, 2026: 42 qualified home sales from $299,000 to $496,515. We lead with the county record because it is the public file of deeds, and in a community where the builder is still selling, many sales never reach the multiple listing service. Days on market, sale-to-list ratio, months of supply and active inventory come from the MLS: on the Southwest Florida MLS (Matrix), 30 Stonewater closings in the same 12 months had a median of 79.5 days on market and sold at a median 97.2 percent of final list price, and the 12 homes listed for sale on October 10, 2026 were 4.8 months of supply.
Stonewater is young. Its first qualified recorded home sale was on July 14, 2022, and from then to September 25, 2026 the county recorded 313 qualified home sales at a $407,520 median. The county roll dated October 4, 2026 carries 320 Stonewater lots: 288 coded single family and 32 still coded vacant residential, because the roll lags new construction. Seven lots on the county's parcel map are not yet in the roll file, so county parcel counts read 320 lots, not 327.
Four things move a Stonewater sale more than finishes do. The first is the builder: D.R. Horton's Stonewater page, read October 15, 2026, shows "Closing Out" and homes "From $328,990", and every buyer who walks into your home has seen it. The second is the plan, because the community is built from a short list of one-story plans, and buyers compare like with like. The third is the lot, because 195 of the 327 lots touch one of the five lake tracts by our measurement on the county's parcel map. The fourth is the recurring charge a buyer sees on the tax bill: the Stonewater Community Development District assessed $1,869.96 per lot for fiscal year 2026, and the association's dues are not published. Every one of those is a matter of record, and none is visible to an automated estimate.
Your listing competes with the builder's remaining homes, with the other Stonewater resales and listings, and with the other new-home communities buyers cross-shop in north Cape Coral. Thirteen of the 327 lots had no recorded sale in the county file through September 25, 2026, and D.R. Horton is still owner of record on lots in Stonewater. On October 10, 2026 the Southwest Florida MLS (Matrix) showed 12 active and 3 pending Stonewater listings. The gated builder community we set beside Stonewater in this guide is Coral Lakes, compared in full later on, and our Coral Lakes seller guide covers the same questions from that side.
We cover the recorded market by window, price band, street and calendar year; how a resale competes with a builder that is closing out; what the MLS adds and what it misses; the lake measurement; how Stonewater benchmarks against Coral Lakes, Sandoval and Entrada; how we price, market and negotiate a home here; what it costs to sell; what a buyer adds up before an offer; the community development district, taxes, the association, estoppel certificates and disclosures; flood, storms and insurance; schools, drive times and errands; amenities, lakes, utilities and zoning; the comparison with Coral Lakes; the tax questions that come up; and more than forty seller questions answered directly.
Eight facts decide most Stonewater listings in Cape Coral: the 12-month county record of 42 sales at a $378,070 median, the builder's closing-out inventory, the four resales, the district assessment and its bonds to 2051, the unpublished association dues, the lake measurement, the flood map and the paperwork a buyer asks for. Each is dated below.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix), pulled October 10, 2026; Stonewater Community Development District documents and the builder's page read October 15, 2026; FEMA layer re-checked October 15, 2026).
McGreevy and Comisar price Stonewater homes in Cape Coral on the records that move them: the county's recorded sales by street and plan, the builder's current plan list, the lake position on the parcel map and the district line on the tax bill. We are the #1 Team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, and both partners work every listing.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Stonewater Community Development District documents read October 15, 2026).
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
We are the #5 real estate team in Florida (RealTrends 2026), and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar to every Stonewater listing. McGreevy and Comisar lead Domain Realty Group, whose team has closed 4,000+ transactions. Our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and we serve Cape Coral from both.
A Stonewater listing agent has to know that the community sits inside a Chapter 190 community development district that owns the five lakes and the stormwater system, that a separate homeowners' association owns the recreation tract and the main road, that the builder has not turned that association over to owners on any record we could read, and that the district's assessment is rising while a lake bank repair is pending. A buyer's lender and title company raise those facts, and a buyer's agent will raise them in negotiation. We put them in front of buyers first, with the documents attached, so the questions become part of the listing instead of a reason to walk away.
Lee County's recorded sales count every state-qualified improved sale, listed or not, and in Stonewater that difference is large: the county recorded 42 sales in the 12 months, and the MLS shows 30 closings for the same window, because builder sales are not all marketed on the MLS. An automated estimate built on listed sales sees part of the market. We pull every recorded sale around your street, separate builder-direct from resale, set them beside the builder's current plans and the district's budget, and price from that. It is a pricing discipline an estimate cannot supply.
Jesse leads pricing, marketing and negotiation on our listings and Marc works the buyer side, so a Stonewater seller hears what north Cape Coral buyers are asking about new construction this month. You call Jesse direct at (239) 898-6072. Offers, counters, inspections and appraisal questions are handled by one of the two partners, and the person who priced your home is the person who answers the buyer's question about the district assessment.
We tracked every recorded sale in Stonewater for the 12 months to September 25, 2026: 42 sales, 38 of them estimated builder-direct. We measured which of the 327 lots touch one of the five lakes on the county's parcel map: 195 do. We read the Stonewater Community Development District's budgets for fiscal years 2024 to 2027 and its September 14, 2026 hearing notice. We matched 30 MLS closings to the community for days on market and list-price ratios. Everything on this page that is not one of those readings is attributed to its own dated source.
We will not quote a value from a portal estimate, print an association fee we cannot source, or tell a buyer an amenity exists because a brochure says so. Where a record is not public or we could not read it, we say so and name the document that holds it. The association's dues, its transfer or capital fees, its leasing rules and its lake rules are not in any document we could read; the estoppel certificate and the recorded declaration are the documents that state them, so we request them at the start of a listing.
Stonewater's market in Cape Coral is a builder market with a small resale market beginning inside it. Lee County recorded 42 home sales in the 12 months to September 25, 2026 at a $378,070 median, and an estimated 38 were D.R. Horton's first sales. The 4 resales sold at a $360,000 median, from $299,000 to $425,000.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis).
The county record is the instrument for counts and medians on this page. It is DOR-qualified, arm's-length sales recorded with the Clerk and carried in the Lee County Property Appraiser's sales file, matched to the community by the legal description that every Stonewater lot carries. The newest qualified sale in the county file is dated September 25, 2026, so every 12-month figure here runs from September 26, 2025 to September 25, 2026.
The 12-month window is the first with 10 or more sales, so it leads; the longer windows show how the record has moved as the builder sold through its lots.
| Window, ending September 25, 2026 | Recorded sales | Median | Range |
|---|---|---|---|
| 12 months | 42 | $378,070 | $299,000 to $496,515 |
| Estimated builder-direct, 12 months | 38 | $378,070 | $324,999 to $496,515 |
| Resales, 12 months | 4 | $360,000 | $299,000 to $425,000 |
| 24 months | 110 | $379,850 | |
| 36 months | 191 | $393,000 | |
| All history (from July 14, 2022) | 313 | $407,520 |
Source: Lee County recorded sales, DOR-qualified improved sales, county roll dated October 4, 2026, our analysis.
Twenty-six of the 42 recorded sales, 62 percent, landed between $300,000 and $400,000, and 15 between $400,000 and $500,000. One sale was below $300,000 and none reached $500,000.
| Price band, 12 months to September 25, 2026 | Recorded sales |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $300,000 | 1 |
| $300,000 to $400,000 | 26 |
| $400,000 to $500,000 | 15 |
| $500,000 and up | 0 |
| All | 42 |
The calendar-year record shows a builder selling through a community. The estimated resale column is the year's recorded sales less the estimated builder-direct sales, our arithmetic on the same file.
| Calendar year | Recorded sales | Median | Estimated builder-direct | Estimated resales |
|---|---|---|---|---|
| 2022 | 39 | $447,480 | 39 | 0 |
| 2023 | 111 | $424,999 | 110 | 1 |
| 2024 | 71 | $388,999 | 69 | 2 |
| 2025 | 63 | $374,999 | 53 | 10 |
| 2026, through September 25 | 29 | $384,999 | 27 | 2 |
Source: Lee County recorded sales, county roll dated October 4, 2026, our analysis. Summed, the five rows give 313 recorded sales, of which an estimated 298 were builder-direct and 15 were resales.
The 12-month median of $378,070 sits just below the 24-month median of $379,850 and below the 36-month median of $393,000. That drift tracks the builder's own pricing and plan mix more than any change in what one finished home is worth: the 2022 and 2023 medians of $447,480 and $424,999 were set almost entirely by first sales of new homes, and the plans the builder lists today are smaller than some of the homes it sold early on. A median that mixes plans, lots and sale types is not a price for your home, and we offer no forecast.
Fifteen estimated resales in the whole recorded history of the community is a thin resale record. It means your buyer's appraiser and your buyer's agent will lean on the builder's sales as comparables, because there are few resales to choose from. It also means each resale carries weight: the four resales of the last 12 months are the closest evidence of what a lived-in Stonewater home brings, and we describe each of them below.
The highest recorded sale of the 12 months, $496,515, closed in July 2026 on Spring Hill Lake Loop and was an estimated builder-direct sale. The lowest, $299,000, was a resale on Heather Lake Avenue in March 2026, a home built in 2022 with 2,000 square feet of county heated area, three bedrooms and two baths. The spread between them is a spread of plans, lots and sale types, not a range for your home.
A Stonewater seller is pricing into a market where the buyer's alternative is a new home from the builder, often on the same street. The listing that wins explains, in writing, what a finished resale offers against the builder's plan list, and it prices against the right comparables: same plan, similar lot, recent dates. That is the work the rest of this guide walks through.
A Stonewater resale in Cape Coral competes with D.R. Horton's closing-out inventory by being a finished, known home on a recorded lot, priced against the builder's current plan list and the recorded builder sales. The builder's page, read October 15, 2026, shows "Closing Out" and "From $328,990", and 13 of 327 lots had no recorded sale through September 25, 2026.
Data updated: October 2026 (builder's Stonewater page and standard features sheet, builder marketing, read October 15, 2026; Lee County recorded sales through September 25, 2026; county parcel map re-read October 15, 2026).
Builder prices below are builder marketing, attributed and dated. They are asking prices, not recorded prices, and we never set them in a sentence as if they were sales.
| Plan (builder's name) | Square feet | Bedrooms and baths | Builder's price wording |
|---|---|---|---|
| Clifton | 1,816 | 3 bedrooms, 2 baths | "Starting in the $329s" |
| Delray | 2,034 | 3 bedrooms, 2 baths | "$339s" |
| Shelby | 2,221 | 3 bedrooms, 2.5 baths | "$379s" |
Source: D.R. Horton, Stonewater community page, builder marketing, read October 15, 2026. All three plans are one story with two-car garages. The page's status line reads "Closing Out" and its headline price "From $328,990".
The county file shows 13 of the 327 lots with no recorded improved sale through September 25, 2026, and D.R. Horton is still owner of record on lots in Stonewater on the county's parcel map, re-read October 15, 2026. We do not print a count of builder-owned lots, because it moves weekly. What matters for a seller is that the builder is near the end of its own inventory: once it is gone, resales become the market, and until then your home is set beside a new one.
A resale is a finished house on a known lot with a recorded history. The buyer can see the exact lot, the exact lake position and the exact street, and can close on a date set in the contract rather than on a construction schedule. The buyer of a resale also inherits the work the first owner has done since closing, which the photographs and the walk-through show and the builder's plan sheet cannot. We write those points into the listing plainly, without claims we cannot document.
A builder can offer a new home with a fresh warranty, and builders advertise financing incentives. We do not print the builder's incentive or rate on this page because offers change weekly. The builder's standard features sheet (REV 12/3/2025, builder marketing) lists a 10-year Residential Warranty Corporation limited warranty plus a one-year builder warranty. A resale buyer may inherit what remains of yours; the transfer terms are in your warranty booklet, which we ask you to find before we list.
We price a resale against the builder's current plan of the same size and against the recorded builder sales of that plan, and then account for what the builder's list price does not include: the lot you have, the time a buyer saves and the condition you can show. We never borrow a price per square foot from another community, and we never treat a builder's asking price as a sale. The two recorded December 2025 resales of the 1,816 square foot plan on one street, at $390,000 and $330,000, show how far condition and lot can move a price within one plan.
In Stonewater, Cape Coral, the county record shows the builder sales that never reach the MLS. Lee County recorded 42 home sales in the 12 months to September 25, 2026, while the Southwest Florida MLS (Matrix) shows 30 closings for the same window. The county leads for counts and medians; the MLS supplies days on market, list-price ratios, listings and months of supply.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix), pulled October 10, 2026, closings September 26, 2025 to September 25, 2026, actives and pendings as of October 10, 2026).
The county record counts every qualified deed, whether or not the home was listed. The MLS counts what agents entered, matched to the community here by its Development and Sub Condo fields, both reading STONEWATER. Twelve more sales in the county than in the MLS is the sign of a builder-heavy community: most of the difference is first sales that went from builder to buyer without an MLS listing. Sixteen of the 30 MLS closings carry the MLS New Construction status flag, and all 30 are single-family homes.
| MLS field, Stonewater | Value | Window |
|---|---|---|
| Closings | 30 | September 26, 2025 to September 25, 2026 |
| Median sold price | $375,500 | same |
| Median days on market | 79.5 | same |
| Median sold price as a percent of final list price | 97.2 percent | same |
| Active listings | 12 | October 10, 2026 |
| Pending listings | 3 | October 10, 2026 |
| Months of supply | 4.8 | 12 active divided by (30 closings divided by 12) |
| Median sold price per square foot of MLS living area | $178 | 30 closings |
| Closings carrying the New Construction flag | 16 of 30 | same |
| Prior 12 months closings (September 26, 2024 to September 25, 2025) | 48 | one Sold Data Entry row excluded |
| Sale-to-original-list ratio | Information not available at time of publishing (checked 2026-10-21). | |
| Cumulative days on market | Information not available at time of publishing (checked 2026-10-21). |
Source: Southwest Florida MLS (Matrix), pulled October 10, 2026, our analysis. The price per square foot here is per square foot of MLS living area, an agent-entered figure, and it is not comparable with any county heated-area figure.
The MLS living areas on the 30 closings cluster on the builder's plans: 1,816 square feet on 5 closings, 2,034 on 8, 2,221 to 2,222 on 12, and one each at 2,000, 2,032, 2,756, 2,767 and 2,794. That is why we compare plan by plan. A 2,794 square foot home and a 1,816 square foot home on the same street are different products, and a median that blends them describes neither.
In the 12 months to September 25, 2026, 22 of the 42 recorded sales were on parcels the county roll dated October 4, 2026 still codes as vacant land, because the roll had not yet caught up with the house. That is the roll lagging new construction, not a land sale. It is also why many recent Stonewater sales carry no heated area or bedroom count in the county file yet, and why we read the MLS and the builder's plan list beside the deed.
Stonewater's 42 sales at $378,070 compare with 1,287 single-family sales at a $360,000 median across ZIP 33993 and 5,269 single-family sales at $380,000 across the six Cape Coral ZIP codes in the same 12 months (Lee County recorded sales, our analysis). On the MLS, ZIP 33993 showed 1,405 residential closings at a $360,000 median, 57 days on market and 98.3 percent of list, and the six Cape Coral ZIP codes 6,026 closings at $370,000, 52 days and 97.3 percent (Southwest Florida MLS, pulled October 10, 2026). Stonewater's 79.5 days sits above both, which is what a market with a builder still selling looks like.
Selling a Stonewater home while D.R. Horton is closing out takes a written plan built on the 42 recorded sales and the builder's current plan list. Start with a free home valuation from McGreevy and Comisar, or call Jesse direct at (239) 898-6072. If you are buying your next home in Cape Coral or anywhere in Southwest Florida, see how McGreevy and Comisar represent buyers or Call Marc at (239) 287-5873. To see Cape Coral homes for sale, browse Domain Realty Group's Cape Coral page.
A buyer will compare your Stonewater home in Cape Coral with recorded sales on your street and in your plan size, with the four recent resales and with the builder's current plans. In the 12 months to September 25, 2026, Spring Hill Lake Loop recorded 30 sales at a $382,350 median, and Mariners View Terrace recorded 7, all listed below.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis).
We list streets, months, prices and sale types only. We never print a house number, a parcel number or a name.
| Street | Recorded sales | Median or listed prices | Lots on the roll |
|---|---|---|---|
| Spring Hill Lake Loop | 30 | $382,350 median ($324,999 to $496,515) | 168 |
| Mariners View Terrace | 7 | listed below ($339,999 to $416,885) | 10 |
| Stonewater Lake Terrace | 3 | listed below | 51 plus the recreation tract |
| Parkshore Lake Avenue | 1 | $410,000 | 28 |
| Heather Lake Avenue | 1 | $299,000 | 39 |
| Coral Reef Place | 0 | 24 | |
| All streets | 42 | $378,070 median | 320 |
All seven were estimated builder-direct sales: $405,000 in October 2025; $341,750 in November 2025; $416,885 and $376,000 in January 2026; and $355,000, $376,440 and $339,999 in February 2026. Seven sales are too few for a median that means anything, so we list them.
Stonewater Lake Terrace recorded three sales: two resales in December 2025 at $390,000 and $330,000, and an estimated builder-direct sale at $426,975 in August 2026. Parkshore Lake Avenue recorded one, an estimated builder-direct sale at $410,000 in December 2025 of a home built in 2024 with 2,222 square feet of county heated area, three bedrooms and two baths. Heather Lake Avenue recorded one, the $299,000 resale of March 2026.
| Month | Price | Street | Built | County heated area | Bedrooms and baths |
|---|---|---|---|---|---|
| December 2025 | $390,000 | Stonewater Lake Terrace | 2023 | 1,816 square feet | 3 bedrooms, 2 baths |
| December 2025 | $330,000 | Stonewater Lake Terrace | 2023 | 1,816 square feet | 3 bedrooms, 2 baths |
| March 2026 | $299,000 | Heather Lake Avenue | 2022 | 2,000 square feet | 3 bedrooms, 2 baths |
| April 2026 | $425,000 | Spring Hill Lake Loop | 2023 | 2,794 square feet | 4 bedrooms, 3 baths |
Source: Lee County recorded sales, county roll dated October 4, 2026, our analysis. The median of the four is $360,000. Four sales are not a market, and the $60,000 spread between two homes of the same size, year and street is the clearest evidence on this page that condition and lot set the price, not the plan alone.
The county file does not record condition, upgrades, a screened lanai, a pool, the view across a lake or the state of the landscaping. The MLS records some of them as agents entered them. That is why a walk-through comes before a number: the record sets the range, and the house sets the point inside it.
We cannot say a lake lot sells for more in Stonewater, Cape Coral, and we print no lake premium. We measured that 195 of the 327 lots touch one of the five lake tracts. In the 12 months to September 25, 2026, 16 recorded sales on lake-touching lots had a $407,500 median and 26 on other lots $365,390, but the groups differ in plans and sale types.
Data updated: October 2026 (our measurement on the Lee County Property Appraiser's parcel map, pulled October 15, 2026, joined to Lee County recorded sales through September 25, 2026, county roll dated October 4, 2026).
We measured, on the Lee County Property Appraiser's parcel map, which Stonewater lots touch one of the five lake tracts (a lot polygon within 3 feet of a lake tract polygon, State Plane feet): 195 of the 327 lots do (L-3 81, L-2 40, L-4 30, L-1 23, L-5 21), 190 of them on the October 4, 2026 roll. The Property Appraiser's own lake land-use code sits on only 17 lots, so we did not use it.
| Group (our measurement) | 12 months: sales and median | Estimated builder-direct | Resales | 24 months | 36 months | All history |
|---|---|---|---|---|---|---|
| Lots touching a lake tract (190 roll parcels) | 16 at $407,500 ($330,000 to $496,515) | 14 at $417,500 | 2 at $360,000 | 69 at $390,000 | 126 at $400,500 | 181 at $424,000 |
| Lots not touching a lake tract (130 roll parcels) | 26 at $365,390 ($299,000 to $447,280) | 24 at $365,390 | 2 at $362,000 | 41 at $362,999 | 65 at $373,765 | 132 at $399,999 |
Source: Lee County recorded sales and parcel map, our measurement and analysis.
The two groups differ in build year, plan mix and sale mix, and nearly all of their sales were the builder's first sales, priced on the builder's lot schedule rather than by buyers bidding against each other. The two resales in each group sold at medians of $360,000 and $362,000, which is not evidence of anything on two sales. What we can say is narrower and useful: your lot's position is a fact we show to buyers, on the map, and we price your home against sales on comparable lots.
The five lake tracts total about 97 acres (L-1 19.68, L-2 32.80, L-3 34.21, L-4 9.00 and L-5 1.34 acres) and are owned by the Stonewater Community Development District, not by the lot owners. The water management district's staff report says the site held four lakes and was previously used for agriculture, and the district's engineer calls the larger lakes "mining lakes", so the larger lakes are former mining pits. Lake use rules, such as fishing, kayaks or docks, are not published on any record we read; the association and district documents hold them, and a buyer should ask for them before signing.
Stonewater benchmarks in Cape Coral against Coral Lakes, Sandoval and Entrada on the same county and MLS pulls. Its 42 recorded sales at $378,070 in the 12 months to September 25, 2026 sit above Coral Lakes ($247,990) and Entrada ($347,500), while its 79.5 MLS days on market run longer than all three neighbors.
Data updated: October 2026 (Lee County recorded sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026, matched by MLS Development name as entered by agents).
| Place | County sales, 12 months | County median | MLS closings | MLS median days on market | MLS median percent of list | MLS months of supply |
|---|---|---|---|---|---|---|
| Stonewater | 42 | $378,070 | 30 | 79.5 | 97.2 percent | 4.8 |
| Coral Lakes | 67 | $247,990 | 53 | 48 | 97.2 percent | 4.1 |
| Sandoval | 92 | $359,500 | 96 | 78 | 96.1 percent | 3.9 |
| Entrada | 26 | $347,500 | 23 | 48 | 97.5 percent | 8.3 |
| ZIP 33993, single family | 1,287 | $360,000 | 1,405 (all residential) | 57 | 98.3 percent | |
| Six Cape Coral ZIP codes, single family | 5,269 | $380,000 | 6,026 (all residential) | 52 | 97.3 percent |
Sources: Lee County recorded sales, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026. Coral Lakes MLS figures combine the Development values CORAL LAKES and SAWGRASS AT CORAL LAKES, as entered by agents, and Coral Lakes includes townhomes.
The county columns count deeds; the MLS columns describe listed homes. Stonewater's months of supply of 4.8 sits between Coral Lakes at 4.1 and Entrada at 8.3, and its days on market of 79.5 is the longest of the four. A seller should read that as a market that rewards accurate pricing from the first day: a home priced above the builder's comparable plan sits while the builder's homes sell.
The yardsticks that move a Stonewater price are months of supply, days on market and the ratio of sold price to final list price, each against the communities a buyer is also touring. Asking-versus-sold spread from the original list price is a fourth yardstick; for Stonewater it is Information not available at time of publishing (checked 2026-10-21).
North Cape Coral buyers looking at Stonewater commonly also look at the other builder communities nearby. Our guides to Coral Lakes, Sandoval and Entrada cover each in the same depth, and the Coral Lakes comparison later in this guide sets the two side by side for a seller.
Whether now is a good time to sell a Stonewater house in Cape Coral depends on your own date, your carrying costs and the builder's remaining homes, not on a forecast. The county record shows 42 sales in the 12 months to September 25, 2026 at $378,070, and the MLS showed 4.8 months of supply on October 10, 2026. We make no prediction.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix), pulled October 10, 2026; Stonewater Community Development District hearing notice read October 15, 2026; Leon County Property Appraiser's summary of Amendment 3 read October 7, 2026).
The Stonewater median moved from $447,480 in 2022 to $424,999 in 2023, $388,999 in 2024 and $374,999 in 2025, and stood at $384,999 for 2026 through September 25. Those medians are set by the builder's first sales and plan mix, so they describe the builder's pricing more than the value of one finished home, and we offer no forecast from them.
Across the six Cape Coral ZIP codes, recorded home sales rose 4.5 percent like for like, from 6,072 to 6,348, in the 12 months to September 25, 2026 against the prior 12 months, and the median moved from $360,000 to $365,000. Resales rose 15.8 percent and estimated builder first sales fell 17.6 percent (Lee County recorded sales, our analysis). Citywide, buyers are buying more resales and fewer new homes than a year earlier.
In Stonewater the builder is closing out. A seller who lists now competes with the builder's remaining homes and the builder's incentives; a seller who waits may face fewer new homes but also the same district assessment, which is proposed to rise. Neither path is right in general. The right one for you comes from your own timeline and your carrying costs, and we lay out both with the numbers.
The district's hearing notice for September 14, 2026 proposes $2,166.99 per lot for fiscal year 2027, up $297.03 or 15.9 percent from the adopted $1,869.96 for fiscal year 2026; the adopted figure was not yet posted on October 15, 2026. Buyers see that line in their payment calculators, so we present it with the budget and the reason for it.
Amendment 3 passed on November 3, 2026 with 61.99 percent yes on the Florida Division of Elections’ unofficial count (60 percent was needed; Florida Election Watch, Amendments). The state certifies the final count later in November. It raises the non-school homestead exemption to as much as $150,000 from January 1, 2027 and $250,000 from January 1, 2028, leaves only the first $25,000 exempt from school taxes, and cuts the non-homestead assessment cap from 10 percent to 5 percent. Buyers may ask about it; we answer with the summary.
Tell us the date you need to close, and we count back: the listing, the inspection period, the buyer's financing and appraisal, the association's estoppel certificate and the title work. Then we set a list price that fits the builder's current plan list and the recorded sales on your street. Call Jesse direct at (239) 898-6072 to talk it through.
We price a Stonewater home in Cape Coral from the county's recorded sales of the same plan on comparable lots, then adjust for what the record cannot see. The 42 sales in the 12 months to September 25, 2026 set the range, the builder's current plan list sets the alternative, and your lot, condition and timing set the point.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix), pulled October 10, 2026; builder's Stonewater page read October 15, 2026).
Stonewater is built from a short list of one-story plans, and the MLS living areas on the 30 closings cluster at 1,816, 2,034 and 2,221 to 2,222 square feet. We identify your plan from your closing papers and the builder's plan sheet, and we compare only with homes of the same plan or the closest size.
We pull every recorded sale of your plan in the community, builder-direct and resale, with dates. Builder sales tell us what new homes of your plan brought; resales tell us what a lived-in home brought. In Stonewater there are few resales, so we weight the four recent ones carefully and say why.
We place your lot on the county's parcel map: whether it touches a lake tract, which lake, which street, and whether it is a corner, cul-de-sac or pie lot. Our measurement found lots from 6,612 to 17,089 square feet, with a median of 7,536 and 56 lots of 9,000 square feet or more. A larger lot or a lake view is a fact we show to buyers; we do not invent a dollar figure for it.
Condition, upgrades, a pool, a screened lanai, window coverings, landscaping and the care a home has had are the variables no county record holds. We walk the home and set them against the comparables. The two December 2025 resales of the same plan on the same street, $60,000 apart, are the reminder.
A buyer's payment calculator adds the tax bill, the district assessment and the association's dues to the mortgage. We put the district's adopted fiscal year 2026 figure of $1,869.96 and the proposed fiscal year 2027 figure of $2,166.99 in the listing file so a buyer is not surprised by them after an offer.
With 12 active listings and 4.8 months of supply on October 10, 2026, and a builder still selling, the first two weeks on the market decide how a listing is seen. A price set above the builder's comparable plan without a reason a buyer can see invites a long wait; a price set to the record invites showings.
Two homes on Stonewater Lake Terrace, both built in 2023, both 1,816 square feet of county heated area with three bedrooms and two baths, recorded resales in December 2025 at $390,000 and $330,000. The plan, the year and the street are the same. The $60,000 difference is lot, condition and the terms of each sale, which the county record does not show. If your home is that plan, those two sales bracket the conversation, and the walk-through decides where you sit.
The builder's page, read October 15, 2026, puts the Clifton (1,816 square feet) "Starting in the $329s" and the Shelby (2,221 square feet) at "$379s". A buyer comparing your finished 2,221 square foot home with the Shelby will ask what your home offers that a new Shelby does not, and the answer has to be in the listing: the lot, the finished condition, the date the buyer can move in. That comparison is the core of a Stonewater pricing plan.
Selling a Stonewater home at the 12-month median of $378,070 carries about $4,911.20 in state and title lines in Lee County: deed stamps of $2,646.70, an owner's title premium of $1,965.50 on the state rule schedule and an estoppel certificate of up to $299. Commission, prorations and any payoff come on top, and the contract controls.
Data updated: October 2026 (sections 201.02, 28.24, 201.08, 199.133 and 720.30851, Florida Statutes, read October 7, 2026; Rule 69O-186.003, Florida Administrative Code; Lee County recorded sales through September 25, 2026).
In Lee County the seller customarily pays the deed stamps and the owner's title insurance policy and chooses the closing agent; the buyer customarily pays to record the deed and all costs of a new mortgage. These are customs, not law, and the contract controls. The figures below are estimates from the statutes and the state's title rate schedule, not a closing statement.
| Sale price (what it is) | Deed stamps | Owner's title premium | Estoppel certificate | Sum |
|---|---|---|---|---|
| $299,000 (lowest recorded sale, 12 months) | $2,093.00 | $1,570.00 | up to $299 | $3,962.00 |
| $360,000 (resale median, 12 months) | $2,520.00 | $1,875.00 | up to $299 | $4,694.00 |
| $378,070 (all-sales median, 12 months) | $2,646.70 | $1,965.50 | up to $299 | $4,911.20 |
| $425,000 (highest resale, 12 months) | $2,975.00 | $2,200.00 | up to $299 | $5,474.00 |
| $496,515 (highest recorded sale, 12 months) | $3,476.20 | $2,558.00 | up to $299 | $6,333.20 |
Arithmetic: deed stamps are $0.70 for each $100 of price or fraction of $100; the owner's title premium is $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, with any fraction of $100 of coverage counted as a full $100. At $378,070 that is 3,781 units of $100 times $0.70, and $575.00 plus 278.1 units of $1,000 times $5.00 ($1,390.50). The sums use the full $299 estoppel cap and come before commission, prorations, any reissue credit and any mortgage payoff. At the median, the state and title lines are about 1.3 percent of the price.
Florida taxes a deed at 70 cents for each $100, or fraction of $100, of the price (section 201.02). On a $378,070 sale that is 3,781 units of $100 at $0.70, or $2,646.70. In Lee County the seller customarily pays it, and the contract can say otherwise.
Florida's owner's title insurance premium is promulgated by state rule (Rule 69O-186.003): every title company charges the same premium for the same coverage, $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, with any fraction of $100 counted as a full $100. On $378,070 that is $1,965.50 before any credit the title company applies. Closing and settlement fees are separate and are not set by rule; we print no figure for them.
The association's estoppel certificate states what is owed on your lot. Florida caps its fee: the statute sets $250, plus $100 for delivery within 3 business days and $150 where the account is delinquent, adjusted for inflation every five years, and the adjusted caps in force since 2022 are $299, $119 and $179 (section 720.30851; a title underwriter's bulletin of September 8, 2022 reporting the state's adjustment). The Stonewater association's own amount is not published. The next adjustment is scheduled for July 1, 2027.
Florida property taxes are for the calendar year and are paid in arrears; bills go out about November 1 and become delinquent April 1, so a closing prorates the year between seller and buyer. The Stonewater district assessment is a line on the same county tax bill, collected with it. How the contract treats that line at closing follows its proration and assessment terms, and your closing agent applies them. We print no proration figure, because it depends on your closing date and the bill.
Recording a deed costs $10.00 for the first page and $8.50 for each further page (section 28.24), so a two-page deed records for $18.50, customarily a buyer cost in Lee County. A buyer financing 80 percent of a $378,070 price, a $302,456 loan, pays mortgage stamps of $1,058.75 (35 cents per $100 or fraction, section 201.08) and intangible tax of $604.91 (2 mills, section 199.133). Those are the buyer's costs, but they shape what a buyer can offer.
Commissions are not set by law and are fully negotiable; we print no rate, and yours is set in your listing agreement. Since August 17, 2024, a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring a home, stating the agent's compensation, and offers of compensation to a buyer's broker are no longer advertised on the MLS. A seller may still choose to offer one off the MLS, and seller concessions may still be listed. Florida presumes a licensee acts as a transaction broker unless a single agent or no brokerage relationship is set in writing (section 475.278).
A buyer adds up the mortgage, the county tax bill with the district assessment, the city charges, the association's dues, insurance and utilities before offering on a Stonewater home in Cape Coral. For a homesteaded home assessed at $378,070, we estimate $5,145.26 in property taxes plus $3,229.67 in city and proposed fiscal year 2027 district charges, before dues and insurance.
Data updated: October 2026 (City of Cape Coral release of October 6, 2026; School District of Lee County release of September 9, 2026; Lee County Property Appraiser 2026 millage book printed October 9, 2026, and exemption page; Stonewater Community Development District budgets and hearing notice read October 15, 2026; City of Cape Coral rate schedule effective October 1, 2026; Citizens Property Insurance Corporation 2026 approved rates).
| Layer | Annual figure | What it is |
|---|---|---|
| Property taxes, homesteaded, assessed at $378,070 | $5,145.26 | Illustration: non-school $3,284.23 plus school $1,861.03 at 2026 millage |
| Property taxes, no homestead, assessed at $378,070 | $5,793.92 | Illustration: $378,070 times 15.3250 mills |
| City charges on the tax bill, fiscal year 2027 | $1,062.68 | Fire service average $515.43, stormwater $163, solid waste $384.25 |
| District assessment, fiscal year 2026 adopted | $1,869.96 | Operations $619.07 plus debt service $1,250.89 |
| District assessment, fiscal year 2027 proposed | $2,166.99 | Proposed in the district's hearing notice; adopted figure not yet posted on October 15, 2026 |
| Association dues | not published | Ask for the budget and an estoppel certificate |
| City water, wastewater and irrigation at 5,000 gallons a month | $1,956.48 | Illustration on the October 1, 2026 rate schedule, not a bill |
| Homeowners insurance | no figure printed | Citizens' Lee County HO3 average of $3,039 after the 2026 change is a county book, not a quote |
On the homestead illustration, property taxes of $5,145.26 plus city charges of $1,062.68 plus the proposed fiscal year 2027 district assessment of $2,166.99 come to $8,374.93 a year, before association dues, insurance and utilities. With the illustrated city utilities of $1,956.48 it is $10,331.41. Without homestead, the tax line is $5,793.92. Every line is an estimate with its inputs shown; the buyer's own bill depends on the buyer's assessment and exemptions.
A change of ownership triggers reassessment, so your tax bill is not a guide to your buyer's, and every residential contract carries the property tax disclosure summary that says so (section 689.261). In Stonewater there is a second effect: Florida assesses real property as of January 1, and an improvement not substantially complete on January 1 receives no value that year (section 192.042). An owner whose home was finished after January 1 of its first year may have had a first bill on the land only. We read your bills with you so the listing explains the difference honestly.
We print no insurance premium for a Stonewater home: premiums depend on the insurer, the coverage, the roof and the wind mitigation features, and published averages carry different coverage amounts. Citizens Property Insurance Corporation's own Lee County book shows 5,586 HO3 policies with an average premium of $3,322 before and $3,039 after an approved change of minus 8.5 percent for 2026; that is a county book for one insurer, not a quote. Electricity is not on the city bill and is set by the buyer's provider and usage.
A Stonewater seller in Cape Coral explains the community development district as one line on the county tax bill, with the year and the document: $1,869.96 per lot for fiscal year 2026, adopted, of which $1,250.89 repays the Series 2021 bonds that run to November 1, 2051. The district proposes $2,166.99 for fiscal year 2027.
Data updated: October 2026 (Stonewater Community Development District About page, budgets for fiscal years 2024 to 2027, September 14, 2026 hearing notice, June 11, 2026 agenda and audit for the year ended September 30, 2025, read October 15, 2026; Florida Department of Commerce Official List of Special Districts read October 15, 2026).
The Stonewater Community Development District was established on December 14, 2020 by the City of Cape Coral, Ordinance No. 79-20, under Chapter 190, Florida Statutes. It covers about 185 acres, holds special powers for parks and recreation, security and waste collection, and is on the Florida Department of Commerce Official List of Special Districts. It owns the five lake tracts and the stormwater system, and the water management district's permit names it as the party responsible for "perpetual operation and maintenance".
| Fiscal year (October 1 to September 30) | Per lot | Operations | Debt service | Status |
|---|---|---|---|---|
| 2024 | $1,516.00 | $265.11 | $1,250.89 | Adopted |
| 2025 | $1,516.00 | $265.11 | $1,250.89 | Adopted |
| 2026 | $1,869.96 | $619.07 | $1,250.89 | Adopted |
| 2027 | $2,166.99 | $916.10 | $1,250.89 | Proposed in the hearing notice; adopted figure not yet posted on October 15, 2026 |
Source: Stonewater Community Development District budgets and hearing notice. Fiscal year 2025 to 2026 is up $353.96 a lot (23.3 percent); fiscal year 2026 to the proposed 2027 is up $297.03 (15.9 percent). The debt service part is unchanged: 327 lots times $1,250.89 is $409,041.03 a year.
The district issued $7,020,000 of Series 2021 Special Assessment Revenue Bonds on October 13, 2021, at fixed rates of 2.25 to 4 percent, with final maturity on November 1, 2051. The audit shows $6,565,000 outstanding on September 30, 2025, and the amortization shows $6,410,000 after the November 1, 2025 payment. The assessment stays with the lot, and the buyer pays it on the tax bill. We did not find a lot prepayment schedule in the documents we read, so we do not say one exists; the district manager holds the assessment documents.
The district's engineer told the board on September 11, 2025 that "lake bank erosion was identified primarily on the mining lakes, which do not meet the South Florida Water Management District (SFWMD) slope and vertical drop criteria. The new stormwater management system is in good shape." The fiscal year 2026 budget added a $109,000 "Lake Erosion Repair" note repayment line, the main reason the operations assessment rose. A Gulf Coast Business Bank term sheet dated May 4, 2026 describes a tax-exempt note of not more than $900,000, up to 5 years, at a fixed 5.43 percent, secured by the operations assessments and "not a formal commitment to lend"; proposals for the repair were due May 18, 2026, and the award and the note were on the June 11, 2026 agenda. Whether the note closed and who was awarded the work was not posted on October 15, 2026. That is pending.
Section 190.048 requires a bold disclosure directly above the buyer's signature on a contract for the initial sale of a parcel in a community development district; that is the builder's step on a first sale. On a resale the district assessment shows on the tax bill, and a Florida seller must still disclose known facts that materially affect value and are not readily observable. We put the district's budget, the hearing notice and your latest bill in the buyer's hands early, and your closing agent or attorney confirms which forms apply to your sale. This is not legal advice.
The district audit for the year ended September 30, 2025 says "certain Board members are affiliated with D.R Horton, Inc." and that the district's activity "is dependent upon the continued involvement of the Developer". The next landowners' meeting is November 19, 2026 at 4:00 PM, for seats 1, 2 and 5, at the builder's Fort Myers office. The district had 418 registered voters on April 15, 2026. Under section 190.006, seats move to election by qualified electors once the district is six years old and has 250 qualified electors; whether that applies in November 2026 is the district counsel's call, and we print the rule, not a prediction. The district manager is Wrathell, Hunt and Associates, LLC.
Buyers of a Stonewater home in Cape Coral ask what their own tax bill will be. The last certified total for a Cape Coral parcel is 15.3806 mills (2025); the 2026 total applied to the tax roll is 15.3250 mills. A buyer is reassessed at purchase, and homestead exempts the first $25,000 plus up to $26,411 more on non-school taxes.
Data updated: October 2026 (Lee County Property Appraiser 2025 millage book, 2026 millage book printed October 9, 2026, and General Exemption Info for tax year 2026; City of Cape Coral release of October 6, 2026; School District of Lee County release of September 9, 2026; Florida Department of Revenue Save Our Homes table).
| Authority (district 057, City of Cape Coral) | 2025 mills |
|---|---|
| Lee County General Revenue | 3.7623 |
| Public School, local board | 2.2480 |
| Public School, state law | 3.0710 |
| City of Cape Coral | 5.1471 |
| Lee County All Hazards | 0.0693 |
| Lee County Library | 0.4218 |
| South Florida Water Management District (three lines) | 0.0948, 0.0327 and 0.1026 |
| Hyacinth Control | 0.0192 |
| Mosquito Control | 0.2116 |
| West Coast Inland Navigation District | 0.0394 |
| City Parks voted debt service | 0.1608 |
| Total | 15.3806 |
Source: Lee County Property Appraiser, 2025 Taxing District Millage Book. Every Stonewater parcel carries taxing district 057, City of Cape Coral. The district assessment is not millage; it is a non-ad valorem line on the same bill.
For 2026 the City Council kept the city operating millage at 5.1471, and the School Board adopted a total of 5.271 mills, down from 5.319. The Property Appraiser's final 2026 book, printed October 9, 2026, applies 15.3250 mills to the tax roll for district 057 (5.271 school plus 10.0540 for every other line), against 15.3882 proposed in August.
For tax year 2026 the first $25,000 of assessed value is exempt from all property taxes, and an additional exemption of up to $26,411 applies to assessed value over $50,000 for non-school taxes only; applications are due by March 1. Save Our Homes limits a homestead's yearly assessment rise to 3 percent or the change in the Consumer Price Index, whichever is lower; the cap for 2026 is 2.7 percent. Non-homestead property has a 10 percent yearly cap that does not apply to school taxes, and a homestead owner may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead.
A homesteaded home assessed at $378,070, at the 2026 millage: non-school taxable value $378,070 less $25,000 less $26,411 is $326,659, times 10.0540 mills is $3,284.23; school taxable value $353,070 times 5.271 mills is $1,861.03; the ad valorem total is $5,145.26. Without homestead, $378,070 times 15.3250 mills is $5,793.92, so the 2026 homestead exemption is worth $648.66 a year on this example. It is an illustration, not a tax bill.
Paying the bill early earns a discount: 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February, with none in March (section 197.162). The discount applies to the whole bill, district line included, which a buyer working out a monthly figure may want to know.
The association questions that surface on a Stonewater sale in Cape Coral are the dues, any transfer or capital fee, buyer approval, leasing rules and turnover. Stonewater Homeowners' Association, Inc. is an active Florida not-for-profit corporation, but its dues and rules are not published in any first-party document we could read.
Data updated: October 2026 (Florida Division of Corporations record N20000013746 read October 15, 2026; Stonewater Community Development District minutes and audit read October 15, 2026; section 720.307, Florida Statutes).
The homeowners' association, STONEWATER HOMEOWNERS' ASSOCIATION, INC. (Sunbiz document N20000013746, filed December 14, 2020, active, annual reports 2021 to 2026), owns Tract A, the 2.20-acre recreation tract, the main road tract R-1 and four open-space tracts. The community development district owns the five lake tracts, four open-space tracts and two road tracts. The association's registered agent on Sunbiz is Tropical Isles Management Services, Inc., in Fort Myers, changed April 2, 2026. No association website was found.
The association's dues are not published by the association in any document we read; ask for the budget and an estoppel certificate. Any transfer fee, capital contribution or application fee would be in the recorded declaration or the association's fee schedule, and neither is published, so we print no figure. Fee fields that agents enter on listings are not association documents.
We found no buyer approval requirement on any public record, and the recorded declaration, where one would sit, is not published. Leasing rules, including any minimum term or approval, are likewise in the declaration. We ask the association in writing before we list, and we tell you what it says, so a buyer who plans to lease or a seller with a tenant in place knows the rules before a contract.
The builder has not turned the association over to owners on any record we could read; in the district's draft minutes of July 27, 2023 the board chair said the association turnover "will be quite a while". Under section 720.307, owners other than the developer elect a board majority three months after 90 percent of the parcels in all phases are conveyed, or at an earlier event in the governing documents, and elect at least one director at 50 percent. When owners take control, the developer must deliver the association's records and property within 90 days at most. A buyer will ask where it stands, so we ask the association and give the answer in writing.
An estoppel certificate on a Stonewater sale in Cape Coral is the association's written statement of what is owed on your lot, requested by the buyer's title company once there is a contract. Section 720.30851 sets the caps, adjusted to $299, plus $119 for 3-day delivery and $179 if the account is delinquent, and the certificate is due within 10 business days.
Data updated: October 2026 (section 720.30851, Florida Statutes, read October 7, 2026; title underwriter's bulletin of September 8, 2022 on the adjusted caps).
The association must deliver the certificate within 10 business days of the request. It is good for 30 days if delivered by hand or electronically and 35 days if mailed, and the fee is refunded if the closing does not happen. The statute sets the content, so a buyer and a title company can rely on it at closing.
The base caps in the statute are $250, plus $100 for delivery within 3 business days and $150 where the account is delinquent. The state adjusts them for inflation every five years, and the adjusted caps in force since the 2022 adjustment are $299, $119 and $179; the next adjustment is scheduled for July 1, 2027. The Stonewater association's own charge is not published, and the cap is the most it may charge.
In a community where dues are not published, the estoppel certificate is the first document that states them in writing. We ask for your copies of the association's statements at the start of a listing, and when a contract is signed we make sure the title company's request goes in at once, so the 10 business days do not crowd the closing date.
The estoppel certificate covers the association. The district assessment is on the county tax bill and is shown by the tax collector's records, not by the association's certificate. We give the buyer both, side by side, so the two charges are never confused.
A Stonewater seller in Cape Coral owes the flood disclosure under section 689.302 at or before contract, the association disclosure summary under section 720.401 before the buyer signs, and every known fact that materially affects value and is not readily observable. The property tax disclosure summary appears in every residential contract. This is information, not legal advice.
Data updated: October 2026 (sections 689.302, 720.401, 689.261, 190.048 and 553.79, Florida Statutes, read October 7 and 15, 2026; Johnson v. Davis, 480 So. 2d 625, Fla. 1985).
Under section 689.302 the seller of residential real property gives the buyer the flood disclosure at or before the time the sales contract is executed. It covers known flooding during your ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. Stonewater is mapped Zone X, which does not remove the disclosure; you answer from your own knowledge.
Section 720.401 requires the buyer to be given the association's disclosure summary before signing. A buyer who does not receive it may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and the right cannot be waived. On a resale the owner supplies it. We prepare it with the listing so it is ready before the first offer.
Section 689.261 requires the property tax disclosure summary, which warns a buyer that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment. In Stonewater we pair it with the district budget, because the district line is the part a buyer most often misreads.
A Florida seller must disclose known facts that materially affect the value of a home and are not readily observable (Johnson v. Davis, 1985), and an "as is" clause does not remove that duty. The district's lake bank erosion report is public; whether it affects any one lot is not published. Ask your closing attorney what applies to you, and tell us what you know so the listing is accurate.
Under section 553.79, an owner may close an open or expired permit with the original contractor, another licensed contractor or as owner-builder, and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed. The city's free payoff request service lists open building permits, code cases, utility balances and assessments on a parcel. We run it at the start of a listing so nothing surfaces at the title stage.
Stonewater homes were built from 2022. The Florida Attorney General says homes built or remodeled between 2001 and 2008 are at risk of containing Chinese drywall, and the federal Consumer Product Safety Commission's guidance looks for drywall installed between 2001 and 2009; Stonewater's build years fall outside both. The condominium milestone inspection and reserve study rules do not apply to single-family homes. Citizens' four-point inspection rule applies to homes over 20 years old.
A buyer will ask whether Stonewater in Cape Coral is in a flood zone, how the homes are built for storms and what insurance costs. Stonewater is mapped FEMA Zone X, area of minimal flood hazard, on panels effective November 17, 2022, and sits in Lee County Evacuation Zone C. We quote no premium for any home.
Data updated: October 2026 (FEMA National Flood Hazard Layer re-checked October 15, 2026; Lee County Evacuation Zones layer re-checked October 15, 2026; South Florida Water Management District permit 36-116295-P; builder's standard features sheet REV 12/3/2025, builder marketing; National Hurricane Center Tropical Cyclone Report, Hurricane Ian).
FEMA Zone X, area of minimal flood hazard, was found at all five sample lots and all five lake tracts, on Flood Insurance Rate Map panels 12071C0242G and 12071C0261G, effective November 17, 2022, and re-checked at the central lot on October 15, 2026. Zone X is a map class, not a promise, and the lender decides whether to require flood coverage from its own determination. A buyer can confirm a single address on FEMA's Flood Map Service Center.
Every sample point sits in Lee County Evacuation Zone C (surge zone 3). The county's Zone C sheet says "Zone C will be evacuated later than Zone A or Zone B" and "While the risk is less, Zone C is still vulnerable to potentially fatal levels of storm surge flooding." We quote the county's words and add nothing to them.
The water management district's permit for Stonewater sets a "Minimum building floor elevation: 13.00 feet NGVD 29", about 11.8 feet NAVD 88 by NOAA's conversion, and a minimum road crown of 11.50 feet NGVD 29. No lot's actual floor elevation is published; an elevation certificate for your home, if you hold one, is worth putting in the listing file.
Cape Coral holds a Community Rating System Class 5 rating. Under FEMA's current rating method the discount applies to the full-risk premium of every National Flood Insurance Program policy in a participating community, so Cape Coral's Class 5 is 25 percent on every policy, Zone X included. The city retained its 25 percent discount and avoided FEMA probation, as it announced on November 22, 2024.
The builder's standard features sheet (REV 12/3/2025, builder marketing) lists "Steel reinforced concrete block construction", "Code approved hurricane storm panels", "Dimensional roof shingles with 25-year manufacturer's warranty" and "Double-pane, low emittance (Low-E) vinyl windows". Those are storm panels, not impact windows. The city's residential design guideline states a basic wind speed of 160 mph.
The Florida Building Code edition follows the permit application date: the 7th Edition (2020) for applications from December 31, 2020 to December 30, 2023, which covers homes built in 2022 and 2023, and the 8th Edition (2023) from December 31, 2023. The permit for any one home shows which applied, and the city's permit portal holds it.
Hurricane Ian made landfall on Cayo Costa on September 28, 2022 at Category 4 strength, and the National Hurricane Center reports maximum inundation of 6 to 9 feet above ground in Pine Island, Cape Coral and other communities near the mouth of the Caloosahatchee River. No flood depth, wind speed or damage figure for Stonewater exists on any record; the community was under construction, with its first recorded sale on July 14, 2022.
We print no premium for a Stonewater home. Florida law requires insurers to offer discounts for wind mitigation features (section 627.0629), and a wind mitigation inspection is recorded on the state's Uniform Mitigation Verification Inspection Form, which insurers must accept from an authorized inspector (section 627.711). A seller who holds a current form should include it in the listing file. My Safe Florida Home grants require a home built before January 1, 2008, so Stonewater homes do not meet the program's build-year test.
Buyers ask which schools serve Stonewater in Cape Coral, how far the drives are and where the errands are. For 2026 to 2027 every Stonewater parcel is in elementary Proximity Zone A, middle Proximity Zone AA and high school West Zone sub-zone 2. Mariner High is about 2.1 route miles from the community's central lot.
Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026 to 2027, Board approved December 1, 2025; Lee County School Enrollment Zones layer; route miles from the lot nearest the community's center, OSRM routing run October 10, 2026; chains' and the city's own pages read October 15, 2026).
Method: every route mile below is measured from the lot nearest the center of all Stonewater lots, on public road data, run October 10, 2026, and is given as "about". We print no travel times.
The elementary zone lists Hector A. Cafferata Jr. K-8, Patriot, Skyline and Trafalgar; the middle zone lists Challenger Middle, Hector A. Cafferata Jr. K-8 and Mariner Middle; the high school sub-zone lists Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High and North Fort Myers High, plus schools of the contiguous sub-zones. Families rank schools in their zone and the district runs a lottery. We print no grades or ratings; the state publishes them, and a buyer can read them there.
| School | About, route miles |
|---|---|
| Mariner High | 2.1 |
| Mariner Middle | 2.3 |
| Hector A. Cafferata Jr. K-8 | 2.8 |
| Challenger Middle | 3.9 |
| Patriot Elementary | 4.0 |
| Skyline Elementary | 4.1 |
| Cape Coral High | 4.7 |
| Oasis Elementary North (city charter) | 4.7 |
| Trafalgar Elementary | 5.0 |
| North Fort Myers High | 6.9 |
| Ida S. Baker High | 7.0 |
| Island Coast High | 8.5 |
The City of Cape Coral runs its own municipal charter school system, Oasis Charter Schools, with four campuses.
| Destination | About, route miles |
|---|---|
| Cape Coral City Hall | 4.1 |
| Matlacha | 7.3 |
| Downtown Fort Myers (City Hall) | 11.2 |
| Sanibel Causeway at Punta Rassa | 19.2 |
| Fort Myers Beach, Lynn Hall Memorial Park | 20.0 |
| Punta Gorda | 23.7 |
| Southwest Florida International Airport | 24.1 |
| Sanibel Lighthouse Beach Park | 24.9 |
| Naples | 53.1 |
HCA Florida Cape Coral Emergency on SW Pine Island Road, open 24 hours and a campus of HCA Florida Fawcett Hospital, is about 1.8 route miles. On August 14, 2026 HCA Florida Healthcare and the City of Cape Coral announced plans for a full-service hospital on that site: about $300 million, three stories and about 200,000 square feet, with construction expected to begin in 2027 and opening expected in 2029. Lee Health Convenient Care on Pine Island Road is about 4.9 route miles, and Cape Coral Hospital about 5.3.
A Walmart Neighborhood Market on SW Pine Island Road is about 1.6 route miles; Sam's Club and the Publix at Santa Barbara Centre about 2.3; ALDI about 2.8; Target and Sprouts on NE Pine Island Road about 5.3. The Northwest Regional Library, opened in 2009 and described by the county as the newest and largest branch of the Lee County Library System, is about 0.33 mile in a straight line from the nearest Stonewater lot. The drive toward Fort Myers is not tolled; a return over the Midpoint Memorial or Cape Coral Bridge is $2.00 with a transponder.
Buyers ask what the Stonewater amenity center holds, whether they can use the lakes, which utilities serve the lot and how the land is zoned. The recreation tract holds a pool, a fitness room, a playground and an amenity building; tennis, pickleball and the gate are builder claims. City water, sewer and irrigation serve every parcel.
Data updated: October 2026 (Lee County Property Appraiser parcel map; builder's Stonewater page, builder marketing, read October 15, 2026; Stonewater Community Development District minutes; City of Cape Coral GIS layers read October 10 and 15, 2026; city agendas for case PDP23-000004).
Tract A, a 2.20-acre recreation tract owned by the association, holds the amenity building. Shown to exist are a community pool, a fitness room, a playground and the amenity building, from the builder's photographs and text and the district's minutes, which name "the Fitness Center". The builder lists tennis courts and pickleball courts and describes Stonewater as gated; we print those as the builder's claims, because no court count, gate staffing, hours or guest rules are published.
The five lakes are district stormwater lakes, not part of the city canal system. There is no golf course, marina, boat ramp or dock tract inside Stonewater, and every canal near the community is freshwater with no Gulf access. The city's nearest ramps are the BMX Boat Ramp (freshwater) about 3.4 route miles away and the Burnt Store Boat Ramp (saltwater, "Matlacha Pass and the Gulf of America") about 4.9; trailer parking at the city's improved ramps is $15 a day or a resident decal. Coral Oaks Golf Course, the city's 18-hole course, is about 5.5 route miles.
The city's wildlife layer records an active bald eagle nest (LE-99B, "New nest built after Hurricane Ian", inspected October 14, 2022) inside Tract O-3, a 6.8-acre association open-space tract; the earlier nest tree was lost in Hurricane Ian. The builder calls the area "a dedicated eagle preservation zone". We print no buffer distance and no lot count inside it; a buyer near that tract can ask the city about the rules that apply.
Every Stonewater parcel has city water, sewer and irrigation available. The city's GIS tags sewer as "STONEWATER CIAC", a contribution in aid of construction under a utility agreement, water partly in the North Central Loop assessment area and partly a carve-out, and irrigation in the North 2 assessment area, which is complete. Whether a utilities extension installment appears on any Stonewater tax bill was not found on any record we read. The city's free payoff request service answers it for a parcel, so we run it and read your tax bill before listing.
The zoning record is inconsistent: the Property Appraiser lists R1 (single-family) on 341 of 344 Stonewater parcel-map features, while the city's zoning map shows a 51-acre Neighborhood Commercial polygon over the north and east parts of the community. The Stonewater planned development ordinance governs; Stonewater was created as a Planned Development Project by City Ordinance 15-15 (2015), amended by Ordinance 38-17, and the ordinance text was not readable to us. A buyer's title company may ask; we collect the text from the City Clerk.
A separate commercial parcel of 15.57 acres at the southwest corner of Tropicana Parkway West and Nelson Road is not part of the 327-lot community. In city case PDP23-000004 the applicant of record, Stonewater II LLC, asked to modify "a condition requiring that a portion of the site be developed with nonresidential or compound uses"; the Hearing Examiner heard it on March 19, 2024 and the City Council held a public hearing on Ordinance 37-24 on May 15, 2024. We could not read the outcome, and we tell buyers that rather than guess.
Nearby city road items include design of a signal at Tropicana Parkway and Chiquita Boulevard (Resolution 26-26, February 18, 2026), a contract for a signal at Tropicana Parkway and Santa Barbara Boulevard (Resolution 184-25, July 16, 2025) and a Nelson Road sidewalk with a Nicholas Parkway turn lane (Resolution 35-25, February 5, 2025). The state finished resurfacing, turn lanes and signals on Pine Island Road between Chiquita and Santa Barbara Boulevards on June 30, 2025. Farther north, the Star Farms at Cape Coral district of about 1,280 acres was approved on July 22, 2026; our post on the Hudson Creek land deal covers the background, and our new construction guide for Cape Coral covers the builders.
We market a Stonewater home in Cape Coral as the finished alternative to the builder's remaining homes: photographs, video and aerial footage that show the exact lot and lake position, a listing file that answers the district, association and flood questions up front, and outreach beyond the MLS to buyers already touring new construction in north Cape Coral.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix), pulled October 10, 2026).
Premium marketing on every listing means cinematic video, drone, professional photography, a qualified buyer database built over two decades, and discretion plus off-market capability when a seller needs it. In Stonewater the aerial does a job the builder's renderings cannot: it shows the exact lot, which lake tract it touches, and how the home sits on the street.
We assemble the file before the first showing: the district's adopted budget and hearing notice, your latest tax bill showing the district line, the association's disclosure summary, the flood map panel, any elevation certificate and wind mitigation form, the builder's warranty booklet and your closing papers. A buyer comparing your home with a new one decides faster when the paperwork is already on the table.
"Stonewater" is also the name of places in other states and other entities, including a condominium association and a professional park that are not this community. We write "Stonewater in Cape Coral" in the listing, the title and the descriptions, with the street, so search engines and buyers land on your home and not on a different Stonewater.
The county recorded 42 sales against 30 MLS closings because many buyers bought from the builder without an MLS listing. Those buyers are touring sales centers, not just portals. We reach them through our buyer database, direct outreach to agents working north Cape Coral new construction and the networks the team has built over two decades, and you call Jesse direct at (239) 898-6072 to start.
We do not run down the builder's product, and we make no claim about it. We describe your home on its own terms: its plan, its lot, its finished condition, the date a buyer can move in and the documents that answer every question. The comparison writes itself when the facts are laid out.
Showings follow the association's access arrangements and any rules on signs, which are in the association's documents we request at the start of the listing. We confirm sign and access rules in writing before the first showing so nothing has to be taken down later.
We negotiate a Stonewater sale in Cape Coral partner to partner, with the record in hand: the recorded sales of your plan, the builder's current list, the district budget and the inspection findings. In a market where the buyer's alternative is a new home, negotiation is about terms, timing and documents as much as price.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix), pulled October 10, 2026; Stonewater Community Development District documents read October 15, 2026).
A home built from 2022 may still carry builder warranty coverage, and a buyer's inspector will compare it with a new home. We compare the cost of a repair with a credit at the price you expect, and we check whether a finding falls under the warranty before you pay for it.
An appraiser in a builder-heavy community leans on builder sales. We give the appraiser the recorded sales of your plan, the four resales and the lot facts, labeled by date and source, so the appraisal reflects the full record rather than the few sales an MLS search returns.
A buyer's agent may point to the proposed fiscal year 2027 district assessment of $2,166.99 or the pending lake bank note. We answer with the documents: the adopted fiscal year 2026 figure, the hearing notice, the engineer's statement and the dates. Facts on paper end the conversation faster than reassurance.
A buyer comparing your home with the builder's may value a closing date, a contribution to closing costs or items that stay with the home. We weigh every offer on its net to you, its financing strength and its timeline, not on its headline number alone.
Commissions are fully negotiable and not set by law. Whether you offer compensation to a buyer's broker, and how much, is your decision under the post-August 2024 practice, and we set out the trade-offs with you in writing before the listing goes live.
The lease, your tenant's notice dates and your buyer's financing and occupancy plans all matter, and the association's leasing rules sit in the recorded declaration. We read the lease and the association's documents together before we recommend a plan.
Stonewater and Coral Lakes are two Cape Coral communities with a builder still selling, and buyers cross-shop them. In the 12 months to September 25, 2026, Stonewater recorded 42 sales at $378,070 and Coral Lakes 67 at $247,990. Stonewater has a community development district and Coral Lakes has none.
Data updated: October 2026 (Lee County recorded sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; Florida Department of Commerce Official List of Special Districts and association and builder pages read October 15, 2026).
| Criterion | Stonewater | Coral Lakes |
|---|---|---|
| Recorded sales, 12 months | 42 | 67 |
| Median, 12 months | $378,070 | $247,990 |
| Estimated builder-direct, 12 months | 38 at $378,070 | 45 at $245,990 |
| Resales, 12 months | 4 at $360,000 | 22 at $307,500 |
| MLS median days on market | 79.5 | 48 |
| MLS months of supply, October 10, 2026 | 4.8 | 4.1 |
| Community development district | Yes, $1,869.96 per lot for fiscal year 2026 | None |
| Association dues | Not published | Not published |
| Size | About 185 acres, 327 lots | About 370 acres, 710 residential lots |
| Product | Single-family homes | Single-family homes and townhomes |
| ZIP code | 33993 | 33909 |
| Builder's current wording | "Closing Out", "From $328,990" (D.R. Horton, read October 15, 2026) | "Starting at the Mid $200's", "No CDD" (Centex, read October 15, 2026) |
Sources: Lee County recorded sales, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; builder pages are builder marketing. Coral Lakes sits about 4.4 miles northeast of Stonewater in a straight line between the two communities' parcel centroids.
The $130,080 gap between the two 12-month medians measures different products more than a different value for the same home: Coral Lakes includes townhomes, and its builder advertises from the mid $200s, while Stonewater's plans are single-family homes from the builder's $329s. A Stonewater seller should not expect a buyer to treat the two as the same home at different prices.
Coral Lakes has a deeper resale record: 22 resales at $307,500 in the 12 months against Stonewater's 4 at $360,000. Coral Lakes was built from 2006, with Sawgrass at Coral Lakes townhomes by Centex from 2022; Stonewater from 2022. A Stonewater resale is priced with fewer resale comparables, which is why the builder's plan list carries more weight here.
The Coral Lakes association lists a clubhouse, two pools, a fitness center, tennis, basketball, ballfields, a playground and gated entry, and its rules bar swimming and boating in the lakes and allow catch-and-release fishing from an owner's own backyard. Stonewater's shown amenities are a pool, a fitness room, a playground and the amenity building, with tennis, pickleball and the gate as the builder's claims, and its lake rules are not published.
Criteria decide which community fits a given buyer: the product type, the district line on the tax bill, the size of the resale record and the price point. We set the two side by side on those criteria, with the documents, and let the buyer choose. Our Coral Lakes community guide and Coral Lakes seller guide carry the other side.
The tax questions that come up when you sell a Stonewater home in Cape Coral are capital gains on a main home, homestead portability to your next Florida home, FIRPTA withholding for a foreign seller and like-kind exchanges for an investment property. Each has a federal or state source, and none is advice for your situation.
Data updated: October 2026 (Internal Revenue Service Topic 701, FIRPTA withholding page and Form 8824 instructions; Lee County Property Appraiser exemption information; Leon County Property Appraiser's summary of Amendment 3).
The federal rules for the gain on the sale of a main home are in IRS Topic 701, Sale of your home. We print no exclusion amount on this page; your tax adviser applies the rules to your ownership and use dates, and many Stonewater owners have owned for under five years, which matters to how the rules apply.
A homestead owner may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead. A Stonewater owner who bought in 2022 or later may have a smaller benefit to carry, because the capped value has had only a few years to separate from market value. The Property Appraiser handles the application at the new home.
For a foreign seller, the buyer generally withholds 15 percent of the amount realized under FIRPTA; 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000; and nothing where the buyer will live in it and the price is $300,000 or less. Most Stonewater prices fall in the 10 percent band when the buyer will live there. Your closing agent applies the rule.
A like-kind exchange under section 1031 covers real property held for investment or business, not a home used solely as a personal residence. The replacement is identified in writing within 45 days and acquired within 180 days. An owner leasing a Stonewater home should talk to a tax adviser before listing, not after.
Amendment 3 passed on November 3, 2026. It raises the non-school homestead exemption and cuts the non-homestead assessment cap from 10 percent to 5 percent, first showing on August 2027 notices and November 2027 bills. It does not replace Save Our Homes.
Most Stonewater sellers in Cape Coral list with an agent, because the buyer's alternative is the builder's sales center and a resale needs a plan, a file and a price that answers it. A cash offer trades price for speed, and selling by owner trades the agent's work for your own. The decision table sets the three side by side.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS (Matrix), pulled October 10, 2026).
| Criterion | List with McGreevy and Comisar | Sell to a cash buyer | Sell by owner |
|---|---|---|---|
| Price discovery | Priced on the recorded sales and the builder's plan list, exposed to the full market | Set by the buyer's offer | Set by you |
| Reach | MLS, our buyer database and outreach to new-construction buyers | One buyer | Your own marketing |
| Paperwork | District, association, flood and disclosure file prepared for you | Varies by buyer | Your responsibility |
| Negotiation | Partner-level, on price, terms and repairs | Usually take it or leave it | You, against the buyer's agent |
| Timeline | Set by the contract and the market | Often fast | Set by your marketing |
| Commission | Negotiable, set in your listing agreement | None to a listing agent | None to a listing agent; a buyer's agent may still ask |
A seller who needs certainty within days may accept a cash offer's discount. A seller with time and experience may sell by owner. A seller who wants the most the record supports, against a builder still selling, lists with a team that prices from the record and prepares the file. We will tell you honestly which fits, even if it is not us.
You can get a free Stonewater home valuation three ways: through our Stonewater home valuation page, through our general home valuation request, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales in Cape Coral, labeled by date and source.
We do not send an automated number. We send the recorded comparables of your plan from the county file, the builder's current plan list labeled as marketing, your lot's lake position from the parcel map, the district and tax layers a buyer will see, and a net sheet. There is no obligation.
Your street and plan, your closing statement from the purchase, your latest tax bill, any association statement or estoppel you hold, your warranty booklet, any flood determination, elevation certificate or wind mitigation form, whether the home is leased, and the upgrades you added since closing. That is enough to start. A walk-through lets us see condition and finish, which are the variables no record holds.
Call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a free Stonewater valuation. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. For the citywide picture, see our Cape Coral seller guide and our Cape Coral home valuation guide. To see Cape Coral homes for sale while you plan your next move, browse Cape Coral listings on DomainRealtyGroup.com.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below, which a Stonewater seller in Cape Coral can weigh, are quoted exactly as clients wrote them on our Google Business Profile, without edits.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse direct at (239) 898-6072.
These are the questions Stonewater owners in Cape Coral ask most, answered from Lee County's recorded sales, the district's own documents, the Southwest Florida MLS, Florida law and the City and County records. Where a figure is not published we say so and name the document that holds it. For anything specific to your home, Call Jesse direct at (239) 898-6072.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026; Stonewater Community Development District documents and the builder's page read October 15, 2026; Florida Statutes read October 7, 2026).
Recorded sales set the range, and your plan, lot, condition and timing set the number. Stonewater in Cape Coral recorded 42 sales in the 12 months to September 25, 2026 at a $378,070 median, from $299,000 to $496,515, and the 4 resales had a $360,000 median (Lee County recorded sales, our analysis). That median is not a price for your home. Our free Stonewater home valuation gives you a number built on recorded comparables of your plan.
Price it against the recorded sales of your plan and the builder's current plan list, assemble the district, association, tax and flood documents before listing, market the exact lot with aerial footage, and negotiate on terms as well as price. The builder's page, read October 15, 2026, shows "Closing Out", so every buyer has a new-home alternative in mind. Call Jesse direct at (239) 898-6072 to start with a written pricing plan.
Lee County recorded 42 sales from September 26, 2025 to September 25, 2026 at a median of $378,070, ranging from $299,000 to $496,515. One sale was between $200,000 and $300,000, 26 between $300,000 and $400,000 and 15 between $400,000 and $500,000. The window ladder is 110 sales at $379,850 over 24 months and 191 at $393,000 over 36 months (Lee County recorded sales, our analysis).
An estimated 4 of the 42 recorded sales in the 12 months to September 25, 2026 were resales, at a $360,000 median from $299,000 to $425,000, and an estimated 38 were builder-direct. Across the community's whole recorded history, an estimated 15 of 313 sales were resales. Builder-direct is our estimate from a home's first sale soon after it was built, not a deed type we read.
The two instruments count different things. Lee County recorded 42 qualified home sales in the 12 months to September 25, 2026, and the Southwest Florida MLS (Matrix) shows 30 closings for the same window, because builder sales are not all marketed on the MLS. Sixteen of the 30 MLS closings carry the New Construction flag. We use the county record for counts and medians and the MLS for days on market, list-price ratios, listings and months of supply.
On the Southwest Florida MLS (Matrix), 30 Stonewater closings in the 12 months to September 25, 2026 had a median of 79.5 days on market, against 57 days in ZIP 33993 and 52 across the six Cape Coral ZIP codes. The MLS covers listed homes only, and the county record has no days-on-market field. Cumulative days on market for Stonewater: Information not available at time of publishing (checked 2026-10-21).
The Southwest Florida MLS (Matrix) shows a median of 97.2 percent of final list price on 30 Stonewater closings in the 12 months to September 25, 2026, against 98.3 percent in ZIP 33993 and 97.3 percent across the six Cape Coral ZIP codes. That ratio uses the final list price, so earlier price cuts are not counted. Sale-to-original-list ratio for Stonewater: Information not available at time of publishing (checked 2026-10-21).
On October 10, 2026 the Southwest Florida MLS (Matrix) showed 12 active and 3 pending Stonewater listings, which is 4.8 months of supply (12 active divided by 30 closings over 12 months). The builder also markets homes on its own pages, and the count moves daily. We pull the live list on the day we set your price, plan by plan.
We make no prediction. The facts that matter are these: 42 recorded sales at $378,070 in the 12 months to September 25, 2026, 4.8 months of supply on October 10, 2026, a builder showing "Closing Out" and a district assessment proposed to rise to $2,166.99 for fiscal year 2027. Your own timeline and carrying costs decide whether to list now, and we lay out both paths with the numbers.
No record we read gives a build-out date, so we cannot say when the builder will finish. Thirteen of 327 lots had no recorded sale through September 25, 2026, and the builder remains owner of record on lots. Waiting may remove the new-home alternative, but it also means another year of carrying costs and the proposed district increase. We lay the numbers out for either choice and let you decide.
We cannot say it does, and we print no lake premium. We measured on the county's parcel map that 195 of the 327 lots touch one of the five lake tracts. In the 12 months to September 25, 2026, 16 recorded sales on lake-touching roll lots had a $407,500 median and 26 sales on other lots $365,390, but the groups differ in plans, build years and sale types (our measurement). We price from comparable recorded sales.
Plan size is one of the first things a buyer compares. The builder's current plans run 1,816 (Clifton), 2,034 (Delray) and 2,221 (Shelby) square feet; the MLS living areas on the 30 closings were 1,816 on 5, 2,034 on 8 and 2,221 to 2,222 on 12, with five others from 2,000 to 2,794. The four resales were 1,816, 1,816, 2,000 and 2,794 square feet at $390,000, $330,000, $299,000 and $425,000. We compare like with like.
State and title lines on a sale at the $378,070 median come to an estimated $4,911.20: deed stamps of $2,646.70 (3,781 units of $100 at $0.70), an owner's title premium of $1,965.50 on the state rule schedule (any fraction of $100 counted as a full $100), and an estoppel certificate of up to $299. That is before commission, prorations and any payoff. We print no commission rate; it is set in your listing agreement and is negotiable.
On the deed, the seller customarily pays in Lee County, at 70 cents for each $100 or fraction of the price (section 201.02), and the contract can say otherwise. On a new mortgage, the buyer pays 35 cents per $100 in mortgage stamps and a 2-mill intangible tax. On a $302,456 loan, 80 percent of $378,070, those are $1,058.75 and $604.91.
Yes, by custom. In Lee County the seller customarily pays the owner's title insurance policy and chooses the closing agent, and the contract controls. The premium is set by state rule: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, with any fraction of $100 counted as a full $100, which is $1,965.50 on a $378,070 sale before any credit.
They are not published by the association in any document we could read: we found no association website, and the recorded declaration was not reachable. The estoppel certificate states what is owed on your lot, and the association's budget states the dues, so we request both at the start of a listing. Fee fields entered by agents on listings are not association documents, and we print no figure from them.
The Stonewater Community Development District assessed $1,869.96 per lot for fiscal year 2026 (operations $619.07 and debt service $1,250.89), collected on the county tax bill, and the district's hearing notice proposes $2,166.99 for fiscal year 2027, which was not posted as adopted on October 15, 2026. The assessment stays with the lot, so the buyer pays it after closing; the year of closing is handled under the contract's terms.
We did not find a prepayment schedule for Stonewater lots in the documents we read, so we do not say one exists. The Series 2021 bonds of $7,020,000 run to November 1, 2051, with $6,410,000 outstanding after the November 1, 2025 payment, and debt service is $1,250.89 per lot a year. Ask the district manager, Wrathell, Hunt and Associates, LLC, for the assessment documents for your lot.
We make no prediction. The proposed $2,166.99 is up $297.03, or 15.9 percent, from the adopted $1,869.96, and the debt service part is unchanged; the operations part rose. Buyers see the line in their payment calculators, so we present it with the budget, the reason for the change and the bonds' end date of November 1, 2051, rather than leave a buyer to find it.
A Florida seller must disclose known facts that materially affect the value of a home and are not readily observable (Johnson v. Davis, 1985), and an "as is" clause does not remove that duty. The district's engineer reported erosion primarily on the former mining lakes on September 11, 2025, and that report is public. Whether it affects any one lot is not published. This is not legal advice; ask your closing attorney what applies to you.
The cap is $299, plus $119 for delivery within 3 business days and $179 if the account is delinquent, the adjusted caps in force since 2022 under section 720.30851. The fee is refunded if the closing does not happen. The Stonewater association's own charge is not published, and the cap is the most it may charge. In Lee County the seller customarily pays it.
The association must deliver it within 10 business days of the request. It is good for 30 days if delivered by hand or electronically and 35 days if mailed. We make sure the title company's request goes in as soon as a contract is signed, so the certificate does not crowd your closing date.
We cannot say. We found no approval requirement on any public record, and the recorded declaration, where one would sit, is not published. Whether the association must approve a buyer or holds a right of first refusal is a question for its documents. We ask the association in writing before we list, and we tell you what it says.
Yes, with planning. Leasing rules, including any minimum term or approval, are in the recorded declaration, which is not published. The lease itself, your tenant's notice dates and your buyer's financing and occupancy plans all matter. We read the lease and the association documents together before we recommend whether to sell with the tenant in place or after the lease ends.
Yes. Under section 689.302 you give the buyer the flood disclosure at or before the time the sales contract is executed, covering known flooding during your ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. Stonewater is mapped Zone X, which does not remove the disclosure. Answer from your own knowledge, and have your closing agent confirm the form.
Stonewater is mapped FEMA Zone X, area of minimal flood hazard, on Flood Insurance Rate Map panels 12071C0242G and 12071C0261G, effective November 17, 2022, re-checked October 15, 2026. Zone X is outside the Special Flood Hazard Area, and the lender decides whether to require flood coverage. Cape Coral's Class 5 rating gives 25 percent off every National Flood Insurance Program policy in the city.
Lee County Evacuation Zone C (surge zone 3), re-checked at the community's central lot on October 15, 2026. The county's Zone C sheet says it "will be evacuated later than Zone A or Zone B" and that "While the risk is less, Zone C is still vulnerable to potentially fatal levels of storm surge flooding." Buyers can confirm an address on the county's evacuation zone lookup.
It is the summary section 720.401 requires a buyer to receive before signing a contract in a homeowners' association community. On a resale the owner supplies it. A buyer who does not receive it may void the contract in writing within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived. We prepare it with the listing.
We cannot say from the record we read. Every Stonewater parcel has city water, sewer and irrigation, and the city's GIS tags sewer as "STONEWATER CIAC" and irrigation as the completed North 2 assessment area. Whether a utilities extension installment appears on a Stonewater tax bill was not found. The city's free payoff request service answers it for a parcel, and we run it before listing.
For a homesteaded home assessed at $378,070, we estimate $5,145.26 in property taxes at 2026 millage (non-school $3,284.23 plus school $1,861.03), and $5,793.92 without homestead. City charges of $1,062.68 and the district assessment are added on the same bill. These are estimates, not a tax bill, and the buyer's own assessment and exemptions decide the figure.
Two reasons. A change of ownership triggers reassessment, so your bill is not a guide to your buyer's (section 689.261). And Florida assesses property as of January 1, so a home not substantially complete on January 1 of its first year was taxed on its land only that year (section 192.042). A buyer reading your early bills may underestimate the full bill, and we explain the difference in the listing file.
Ask who prices from the county's recorded sales rather than a portal estimate, who has read the district's budget and hearing notice, who will market the exact lot, and who answers your phone. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and the #5 real estate team in Florida (RealTrends 2026). Read about McGreevy and Comisar and judge us on that record.
Commissions are not set by law and are fully negotiable. Since August 17, 2024 a buyer working with an agent in a REALTOR-affiliated MLS signs a written agreement before touring that states the agent's compensation, and offers of compensation to a buyer's broker are no longer advertised on the MLS. A seller may still offer one off the MLS. We set out the choices with you in writing.
The terms are in your warranty booklet. D.R. Horton's standard features sheet (REV 12/3/2025, builder marketing) lists a 10-year Residential Warranty Corporation limited warranty plus a one-year builder warranty, and a 25-year manufacturer's warranty on the dimensional roof shingles. We have not read the booklet, so we do not say how each warranty transfers on a resale. Find your booklet and closing papers, and we will check the transfer terms.
It can help. A home built from 2022 may still carry warranty coverage, and a pre-listing inspection lets you use it for any finding before a buyer's inspector reports it. A current wind mitigation form is also worth having, because insurers must accept it from an authorized inspector and it can matter to the buyer's premium. We help you decide which inspections are worth the cost for your home.
Yes, but an "as is" clause does not remove a Florida seller's duty to disclose known facts that materially affect value and are not readily observable (Johnson v. Davis, 1985). As is is a pricing and negotiation choice: we compare the cost of a repair with the credit a buyer will ask for at the price you expect, and with any warranty coverage you still hold.
The federal rules for the gain on the sale of a main home are in IRS Topic 701, Sale of your home. We print no exclusion amount here, because it depends on your ownership and use dates, and many Stonewater owners have owned for under five years. Talk to your tax adviser before you list.
Under FIRPTA the buyer generally withholds 15 percent of the amount realized; 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000; and nothing where the buyer will live in it and the price is $300,000 or less. Your closing agent applies the rule, and a tax adviser can tell you about a withholding certificate.
Yes. We handle showings, photography, vendor access, inspections, association paperwork and the closing by email and e-signature wherever the title company allows, and we send you every document with the numbers in writing. The estoppel certificate and the district budget are requested early so nothing waits on you. Call Jesse direct at (239) 898-6072 and tell us your timeline.
There is no marina, boat ramp or dock tract inside Stonewater, the five lakes are district stormwater lakes outside the city canal system, and the lake use rules are not published. Whether a boat or trailer may be kept at a home is a question for the association's recorded declaration, which we request. The city's nearest ramps are the BMX Boat Ramp about 3.4 route miles away and the Burnt Store Boat Ramp about 4.9.
The zoning record is inconsistent: the Property Appraiser lists R1 (single-family) on 341 of 344 parcel-map features, while the city's zoning map shows a 51-acre Neighborhood Commercial polygon over the north and east parts of the community. The Stonewater planned development ordinance governs, and its text was not readable to us. A buyer's title company may ask, so we collect the ordinance text from the City Clerk.
The Stonewater Community Development District's next landowners' meeting is November 19, 2026 at 4:00 PM, for seats 1, 2 and 5, held at the builder's Fort Myers office. The district had 418 registered voters on April 15, 2026, and section 190.006 moves seats to election by qualified electors after the sixth year and 250 electors. Whether that applies in November is the district counsel's call; we print the rule, not a prediction.
A Stonewater specialist matters because value in this Cape Coral community turns on details a generalist misses: a builder still selling on your street, a short list of plans, a district line rising on the tax bill, unpublished association dues and a resale record of only 15 estimated sales since 2022. Buyers pay for certainty, and a specialist supplies it.
If you are thinking, "I need someone to sell my house in Stonewater, Cape Coral," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Cape Coral, Fort Myers, Lee County, Estero, Bonita Springs, Naples and the rest of Southwest Florida. Whether you are selling on Spring Hill Lake Loop, Stonewater Lake Terrace, Heather Lake Avenue, Parkshore Lake Avenue, Coral Reef Place or Mariners View Terrace, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Stonewater is a D.R. Horton community of 327 single-family lots and 17 common tracts on about 185 acres at the southwest corner of Tropicana Parkway and Nelson Road in northwest Cape Coral, built from 2022 around five lakes. Our Stonewater community guide covers the whole picture, from the district to the schools, and it is the same record we use to describe your street to buyers.
The Lee County Property Appraiser holds the recorded sales, the roll and the parcel map; the Clerk of the Circuit Court holds the recorded instruments; the Stonewater Community Development District posts its budgets, agendas and minutes; the Florida Division of Corporations lists the association; and the City of Cape Coral holds the zoning, permits and payoff records. Knowing where every record lives is how we answer a buyer's question in a day instead of a week.
Some of your buyers will be comparing Stonewater with other Cape Coral communities. Our Cape Coral seller guide and Cape Coral area guide cover the city side, and our guides to Sandoval, Entrada and Coral Lakes cover three communities buyers cross-shop.
Before any of that, a free Stonewater home valuation tells you what you are working with. If you are also buying, whether moving within Stonewater or relocating, see our guide to buying a home in Stonewater and how we represent buyers in Southwest Florida, or Call Marc at (239) 287-5873.
If you are searching for a Stonewater listing agent, or thinking, "I need to sell my house in Stonewater," McGreevy and Comisar are the team to call. We price from the recorded sales of your plan in Cape Coral, set them beside the builder's current list, put the district and association paperwork in front of buyers first, and negotiate every offer ourselves.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified improved sales, the 12 months to September 25, 2026, county roll dated October 4, 2026, our analysis; Southwest Florida MLS (Matrix), pulled October 10, 2026).
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Stonewater record, last 12 months: 42 recorded sales at a $378,070 median, from September 26, 2025 to September 25, 2026, an estimated 38 builder-direct and 4 resales (Lee County recorded sales; county roll dated October 4, 2026). Few lived-in Stonewater homes have come up for sale so far, so the next owner who sells should call us first.
Start with our free Stonewater home valuation, or see the wider home valuation page. We follow up with a number built on recorded sales of comparable homes, adjusted for plan, build year and lake position. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
As soon as the file is ready: your plan, your closing papers, your tax bill, any association statement, the district budget and the photographs. We can start the file the day you call and request the association's documents at once.
They set the comparison buyers walk in with, and we make no prediction of the effect. We price against the builder's current plans and the recorded resales together, and we show buyers what your finished home offers that a new one does not.
Usually less than sellers expect in a home built from 2022. We walk the home, check what your warranty still covers, and recommend only what a buyer will pay for at the price we expect.
The recorded comparables of your plan with dates and sources, the builder's plan list labeled as marketing, your lot's lake position from the parcel map, the tax and district lines a buyer will see and a net sheet at your expected price.
Nothing. A valuation and a pricing conversation carry no obligation, and confidential conversations are welcome. Call Jesse direct at (239) 898-6072.
Every document behind the rules and figures in this Stonewater seller guide is public and linked to the issuing authority's own copy, so you read the current version rather than a reprint. These are the ones a Stonewater seller in Cape Coral actually uses: the district's budgets, the state's disclosure and estoppel statutes, the tax, title and flood references.
| Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
| Fiscal year 2026 adopted budget | Stonewater Community Development District | The $1,869.96 per lot assessment | Open the fiscal year 2026 budget |
| September 14, 2026 hearing notice packet | Stonewater Community Development District | The proposed $2,166.99 for fiscal year 2027 | Open the hearing packet |
| Fiscal year 2027 proposed budget | Stonewater Community Development District | The district's proposed budget file | Open the proposed budget |
| June 11, 2026 agenda packet | Stonewater Community Development District | The lake bank note term sheet and repair award item | Open the June 11 packet |
| Section 720.30851, estoppel certificates | Florida Senate | Content, timing and fee rules for the estoppel | Open section 720.30851 |
| Section 720.401, association disclosure summary | Florida Senate | The pre-contract disclosure and the buyer's 3-day right | Open section 720.401 |
| Section 689.302, flood disclosure | Florida Senate | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Senate | The tax warning every residential contract carries | Open section 689.261 |
| Section 201.02, documentary stamp tax on deeds | Florida Senate | The $0.70 per $100 rate | Open section 201.02 |
| Title insurance rates, rule 69O-186.003 | Florida Administrative Code | The promulgated owner's policy premium | Open the rule |
| 2026 millage book | Lee County Property Appraiser | The 2026 lines for district 057 | Open the millage book |
| CapeIMS payoff request service | City of Cape Coral | Assessments, balances, code cases and open permits on a parcel | Open the payoff service |
| Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Evacuation Zone C sheet | Lee County Emergency Management | The county's description of Zone C | Open the Zone C sheet |
| Uniform Mitigation Verification Inspection Form | Florida Division of Emergency Management | The wind mitigation form insurers must accept | Open the form |
| Stonewater standard features sheet (builder document) | D.R. Horton | Construction and warranty terms as the builder lists them | Open the features sheet |
| Topic 701, sale of your home | Internal Revenue Service | The federal home-sale gain rules | Open Topic 701 |
| FIRPTA withholding | Internal Revenue Service | Withholding on a foreign seller | Open the FIRPTA page |
Every figure in this Stonewater seller guide traces to one of the primary sources below: Lee County and its Property Appraiser, the Stonewater Community Development District, the City of Cape Coral, Florida statutes and agencies, federal agencies, school and health authorities, builders' own pages labeled as marketing, and our own published guides. Each line carries the date it was read.
Recorded-sale figures are our analysis of the Lee County Property Appraiser's roll dated October 4, 2026 and its public sales file, qualified sales recorded through September 25, 2026. Builder prices are builder marketing and are not recorded prices. No listing portal or valuation aggregator was used for any figure.
Market data and county records
Stonewater Community Development District and Florida records
Builder marketing (labeled as marketing, not a source for counts or recorded prices)
Florida Statutes, rules and case law
Federal tax and industry practice
City of Cape Coral records and map layers
Flood, evacuation, building code and insurance
Schools, health care, library, parks and travel
Comparison community and our own guides
McGreevy and Comisar are the Southwest Florida listing team Stonewater sellers in Cape Coral call when a home has to be priced on the record and sold beside a builder without surprises. Jesse McGreevy and Marc Comisar personally handle every listing, with over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar.
For this seller guide we tracked all 42 recorded Stonewater sales over the 12 months to September 25, 2026, measured the lake position of all 327 lots on the county's parcel map and read the district's budgets for fiscal years 2024 to 2027, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Stonewater or anywhere in Southwest Florida? See how we represent buyers or Call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse direct at (239) 898-6072, or start with the Stonewater seller valuation request. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This seller guide is general information about selling a home in Stonewater in Cape Coral, not an appraisal and not legal, tax or insurance advice. Lee County recorded sales analyzed October 2026 (county roll dated October 4, 2026). Market data from Southwest Florida MLS, pulled October 10, 2026. Brokered by Domain Realty.