Updated October 2026
<p>Selling a Tarpon Point condo or home in Cape Coral? We price it on Lee County recorded sales of your own product line and plan, with the association, estoppel and flood answers a buyer asks for. Call Jesse McGreevy at (239) 898-6072.</p>
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a home in Tarpon Point starts with a fact a single community median hides: the 12-month record here is a condominium record, and it says nothing about the estate homes. In the 12 months to September 25, 2026, Lee County recorded 19 qualified sales in Tarpon Point at a $720,000 median, every one a condominium resale: 13 in the Tarpon Landings towers at an $875,000 median, 4 in the Lake Homes at Tarpon Gardens and 2 in the Park Homes. No Tarpon Estates home recorded a sale in that window. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote this seller guide for owners in Tarpon Point, the gated marina community on Glover Bight in southwest Cape Coral, Florida 33914. For the whole community picture, from the marina permit to the flood map, start with our Tarpon Point 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 Tarpon Point home valuation, and we will send you the recorded sales we used, labeled by date and source.
To sell a Tarpon Point home in 2026, price it against its own product line and plan size, not the community median, because Lee County recorded 19 sales in the 12 months to September 25, 2026 at a $720,000 median that blends tower and coach-home condominiums. Then answer the association, estoppel, flood, marina and reserve-study questions before buyers ask them.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS (Matrix), closings in the 12 months to September 25, 2026, sales entered after the fact excluded, pulled October 10, 2026; Florida Division of Corporations records and Tarpon Landings association documents read October 10, 2026).
We tracked every recorded Tarpon Point sale in the Lee County record for the 12 months to September 25, 2026, 19 in all, and read each against the county roll and the Southwest Florida MLS. We lead with the county record because it is the public file of deeds, and we say plainly what it cannot show. Days on market, sale-to-list ratio, months of supply and active inventory come from the multiple listing service. On the Southwest Florida MLS (Matrix), for the same 12 months, Tarpon Point's 18 marketed closings had a median of 46.5 days on market and sold at a median 92.1 percent of final list price, and the 13 listings active on October 10, 2026 were 8.7 months of supply.
Tarpon Point is 402 parcels on the county roll dated October 4, 2026: 330 condominium units, 35 single-family homes, 9 vacant estate homesites and the common, marina and hotel tracts. The 330 condominium units sit in two product lines. Tarpon Landings is 210 units in three towers on Silver King Blvd, built in 2006 and 2007. Tarpon Gardens is two coach-home condominiums on Tarpon Gardens Cir, built in 2004: 64 Lake Homes units and 56 Park Homes units. The single-family homes and homesites are Tarpon Estates, on Tarpon Estates Blvd and Tarpon Estates Ct. Nineteen condominium sales against 330 condominium units is turnover of about 5.8 percent in 12 months (19 divided by 330), enough trading to price a tower unit from real comparables and thin enough that a coach-home plan can go months without one.
Five things move a Tarpon Point sale more than finishes do. The first is the product line, because a Tarpon Landings tower unit, a Tarpon Gardens coach home and a Tarpon Estates home trade in different price ranges and on different evidence: $875,000 was the 12-month tower median, $575,000 the 24-month Tarpon Gardens median and $1,675,000 the 60-month estate-home median. The second is the plan size in county heated area, because every one of the 13 tower sales in the 12 months was a three-bedroom, three-bath unit of 2,801 to 3,071 square feet, while the 12 top-floor units run 4,275 to 5,438 square feet. The third is the association layer: a master association sits over three condominium associations and an estates association, and none of them publishes its dues. The fourth is the paperwork a buyer, lender and title company will ask for: the estoppel certificate, the condominium resale documents, the 2025 structural integrity reserve study for a tower unit and the flood disclosure. The fifth is the flood zone, which is zone X at the towers and coach homes and zone AE at the estate lots on FEMA's map. Every one of those is a matter of record, and none of them is visible to an automated estimate.
Your listing competes first with the other Tarpon Point listings. On October 10, 2026 the Southwest Florida MLS (Matrix) showed 13 active Tarpon Point listings priced $499,000 to $2,000,000 (median $949,000) and 2 pending: 10 active in Tarpon Landings, 2 in Tarpon Gardens and 1 in Tarpon Estates. It competes next with the other waterfront communities buyers cross-shop in southwest Cape Coral, above all Cape Harbour, about half a mile across the water, which we set beside Tarpon Point in full later on. And it competes with the wider Cape Coral market, where Lee County recorded 5,804 sales of single-family homes and condominiums in the six Cape Coral ZIP codes in the 12 months to September 25, 2026, at a $365,000 median.
We cover the recorded market by product line, window, price band and year; what the MLS adds; how the three product lines price; how Tarpon Point benchmarks against its neighbors; how we price and market a home here; what it costs to sell; what a buyer adds up before an offer; taxes and city charges; the association documents, estoppel route and disclosures that surface at a sale; the Tarpon Landings reserve study and milestone clock; flood, storms and insurance; the marina, the Westin, schools and drive times; the comparison with Cape Harbour; what estate-home and homesite sellers need; the tax questions that come up; and more than thirty seller questions answered directly.
Eight facts decide most Tarpon Point listings: the 12-month county record of 19 condominium sales at a $720,000 median, the split by product line, the thin estate-home record, the unpublished dues, the estoppel route, the absence of a district assessment, the flood map and the tower reserve study. Each is drawn from a county, state or association record and dated.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS pulled October 10, 2026; FEMA National Flood Hazard Layer read October 10, 2026; Lee County Property Appraiser 2026 millage book printed October 9, 2026).
McGreevy and Comisar price Tarpon Point homes on the records that move them: Lee County's recorded sales by product line and plan size, the Southwest Florida MLS pace, the association documents that are public, the estoppel route for your association and the flood map for your building or lot. We are the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Florida Division of Corporations records and Tarpon Landings association documents read October 10, 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 Tarpon Point listing. McGreevy and Comisar lead Domain Realty Group, whose team has closed 4,000+ transactions. Our headquarters is in Bonita Springs, our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and we serve Cape Coral from both.
A Tarpon Point listing agent has to know that the community is one plat with four kinds of ownership: a master association, three condominium associations under Chapter 718, an estates homeowners association under Chapter 720 and a resort operator that owns the clubhouse, gatehouse, marina and hotel land. A buyer's title company will ask for the right estoppel from the right association, a tower buyer's lawyer will ask for the 2025 structural integrity reserve study, and a boat owner will ask whether a slip comes with the unit, which it does not by anything we read. Those are the questions buyers, lenders and title companies raise here, and we answer them in the listing file before the first showing.
Lee County's recorded sales count every qualified sale with a recorded deed, listed or not, and they carry the street, the year built, the county heated area and the bedroom and bath counts. We pull every recorded sale in your product line, sort them by plan size and set them beside the association layers a buyer will see. That is a pricing discipline an automated estimate cannot supply, because an estimate does not know that a 2,178 square foot Lake Homes first-floor unit and a 3,080 square foot second-floor unit in the same building trade on different evidence, or that the 12 top-floor tower units are a separate market.
Jesse leads pricing, marketing and negotiation on our listings and Marc works the buyer side, so a Tarpon Point seller hears what Cape Coral waterfront buyers are asking this month. You call Jesse direct at (239) 898-6072. Offers, counters, inspections and appraisal questions are handled by one of the two partners, and the person who priced your home is the person who answers the buyer's question about the estoppel or the reserve study.
We tracked every recorded Tarpon Point sale for the 12 months to September 25, 2026, 19 in all, and every window back to the first recorded sale on January 13, 2004. We read the county roll dated October 4, 2026 by product line, plan size and year built. We read the Southwest Florida MLS for the same 12 months and the listings active on October 10, 2026, the Florida Division of Corporations record for each Tarpon Point association, the FEMA flood layer at street-level points, the State marina permit and the Tarpon Landings association's own published documents. 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 is theirs because a brochure shows it. Where a record is not public or we could not read it, we say so and name the document that holds it. The master association fee exists and its amount is unpublished, and no Tarpon Point association publishes its dues; the estoppel certificate and the budget are the documents that state them, so we order them early.
Tarpon Point recorded 19 qualified sales in the 12 months to September 25, 2026, at a $720,000 median and a range of $412,310 to $1,220,000, and every one was a condominium resale. That is four more sales than the prior 12 months, when 15 sales included two estate homes, so the two medians are not like for like.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; qualified sales, windows named beside each figure).
The headline is a condominium figure. Of the 19 recorded sales, 13 were in Tarpon Landings, 4 in the Lake Homes and 2 in the Park Homes, and no Tarpon Estates home recorded a sale. Nothing in this section describes an estate home with the $720,000 median.
| Product line | Recorded sales | Median | Range | Per square foot of county heated area |
|---|---|---|---|---|
| Tarpon Landings (towers) | 13 | $875,000 | $670,000 to $1,220,000 | $308.37 (12 months, n = 13) |
| Lake Homes at Tarpon Gardens | 4 | $612,500 | $525,000 to $670,000 | $268.37 (36 months, n = 12) |
| Park Homes at Tarpon Gardens | 2 | Not shown (two sales) | $412,310 and $590,000 | $243.33 (60 months, n = 11) |
| Tarpon Gardens, both condominiums | 6 | $575,000 | $412,310 to $670,000 | $239.87 (24 months, n = 12) |
| Tarpon Estates homes | 0 | No recorded sale | None | $447.04 (all history, n = 25) |
| All Tarpon Point | 19 | $720,000 | $412,310 to $1,220,000 | $257.05 (12 months, n = 19) |
Source: Lee County recorded sales, the 12 months to September 25, 2026, Lee County Property Appraiser public roll and recorded sales, our analysis. Price per square foot is per square foot of county heated area, never an MLS living-area figure, and the window beside each per-square-foot figure is the first window with 10 or more sales for that product. All 19 sales were resales; none was a builder-direct first sale.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $400,000 | 0 |
| $400,000 to $500,000 | 1 |
| $500,000 to $750,000 | 10 |
| $750,000 to $1,000,000 | 5 |
| $1,000,000 and up | 3 |
| Total | 19 |
Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis.
Ten of the 19 sales closed between $500,000 and $750,000, and 15 of the 19 between $500,000 and $1,000,000. No sale closed under $400,000. The three sales at $1,000,000 or more were all Tarpon Landings units, and in Tarpon Landings itself the 13 sales split five from $500,000 to $750,000, five from $750,000 to $1,000,000 and three at $1,000,000 and up.
| Window | Recorded sales, all Tarpon Point | Median |
|---|---|---|
| 12 months (September 26, 2025 to September 25, 2026) | 19 | $720,000 |
| 24 months | 34 | $870,000 |
| 36 months | 51 | $875,000 |
| 60 months | 88 | $950,000 (range $412,310 to $2,050,000) |
| All recorded history since January 13, 2004 | 782 | $550,000 (range $170,000 to $3,297,400) |
Source: Lee County recorded sales to September 25, 2026, our analysis. Each window ends on September 25, 2026 and contains the shorter windows, so the rows are never added together. The wider windows include estate-home sales, and the mix of product lines changes the median from row to row.
The Tarpon Landings ladder reads the same way: 13 sales at $875,000 in 12 months, 20 at $955,000 in 24 months, 29 at $1,100,000 in 36 months, 57 at $1,125,000 in 60 months and 443 at $700,000 across all history since the first tower sale on September 11, 2006.
| Year | Tarpon Landings sales | Tarpon Landings median | Tarpon Gardens sales | Tarpon Gardens median | All Tarpon Point sales | All Tarpon Point median |
|---|---|---|---|---|---|---|
| 2019 | 26 | $645,000 | 7 | $372,000 | 34 | $598,750 |
| 2020 | 26 | $655,000 | 11 | $400,000 | 41 | $615,000 |
| 2021 | 51 | $745,000 | 11 | $451,500 | 63 | $685,000 |
| 2022 | 14 | $1,312,500 | 5 | $585,000 | 20 | $1,212,500 |
| 2023 | 7 | $1,650,000 | 3 | $685,000 | 10 | $1,575,000 |
| 2024 | 9 | $1,250,000 | 6 | $634,500 | 16 | $1,075,000 |
| 2025 | 8 | $1,030,000 | 7 | $530,000 | 17 | $895,000 |
| 2026, January 1 to September 25 (partial year) | 10 | $911,000 | 5 | $590,000 | 15 | $742,500 |
Source: Lee County recorded sales, calendar years 2019 to September 25, 2026, our analysis. Each row is its own window. A median on fewer than 10 sales moves with one sale, so read the count beside it.
The record shows a thick year in 2021, with 51 Tarpon Landings sales, and far fewer sales in each year after. The tower medians peaked in 2023 on seven sales and have stepped down since, to $911,000 on 10 sales in 2026 to date. We state the record and draw no cause from it, and we do not forecast from it.
| Window | Recorded sales | Median | Mix |
|---|---|---|---|
| 12 months to September 25, 2026 | 19 | $720,000 | 19 condominiums |
| 12 months to September 25, 2025 | 15 | $1,100,000 | 13 condominiums at $900,000 and 2 single-family homes ($1,300,000 and $2,050,000) |
Source: Lee County recorded sales, our analysis.
The count rose from 15 to 19, an increase of about 26.7 percent (4 divided by 15). The medians are not like for like: the prior window held two Tarpon Estates homes and the current one holds none. The condominium-only row is the closer match, 13 sales at $900,000 against 19 at $720,000, but the mix of towers and coach homes inside the condominium sales also shifted, so it is not a clean comparison either. We print the records and make no claim that prices rose or fell by any percentage.
Nineteen condominium sales in 12 months against 330 condominium units is about 5.8 percent turnover. For a tower seller it means a fresh set of comparables most quarters: 13 tower sales in 12 months, all on plans of 2,801 to 3,071 square feet. For a coach-home seller it means a thinner set, which is why the Tarpon Gardens median needs a 24-month window to reach 10 sales. For an estate seller it means the comparables come from a 60-month window and from the lot and the house themselves, because no estate home recorded a resale in the 12 months.
Price to your own product line and plan, not to the community median. A tower unit has a 12-month record of 13 sales; a coach home has six sales in 12 months and 12 in 24; an estate home has four sales in 60 months. The more of the record a buyer can see behind your price, the shorter the conversation about it.
The Southwest Florida MLS shows the pace the county record cannot: in the 12 months to September 25, 2026, Tarpon Point's 18 marketed closings took a median 46.5 days on market and sold at a median 92.1 percent of final list price, and 13 listings were active on October 10, 2026, which is 8.7 months of supply.
Data updated: October 2026 (Southwest Florida MLS (Matrix), closings in the 12 months to September 25, 2026, sales entered after the fact (SDE) excluded from every median and ratio, pulled October 10, 2026; Lee County recorded sales through September 25, 2026).
The MLS counts 22 closings in the same 12 months under the development name TARPON POINT MARINA, four of them sales entered after the fact that were never marketed on the system, so 18 were marketed. The county counts 19 qualified sales with a recorded deed. The two counts measure different events: the MLS includes sales entered after the fact, and the county screens out sales it does not treat as qualified and records each sale when the deed is recorded. We print each count in its own sentence with its own date and never merge or average them, and we lead with the county record because it is the public record of deeds.
| Product (MLS label) | Closings (SDE) | Marketed sales (n) | Median days on market | Median sale-to-list | Active, October 10, 2026 | Pending | Months of supply |
|---|---|---|---|---|---|---|---|
| All Tarpon Point | 22 (4) | 18 | 46.5 | 92.1% | 13 | 2 | 8.7 |
| Tarpon Landings | 16 (3) | 13 | 48 | 92.0% | 10 | 2 | 9.2 |
| Tarpon Gardens | 6 (1) | 5 (thin sample) | 26 | 95.1% | 2 | 0 | 4.8 |
| Tarpon Estates | 0 | 0 | No closing in the window | No closing in the window | 1 | 0 | Not computable |
Source: Southwest Florida MLS (Matrix), closings in the 12 months to September 25, 2026, sales entered after the fact excluded, pulled October 10, 2026, our analysis. Sale-to-list is the sold price over the final list price. None of the 18 marketed sales sold above its final list price.
Active list prices ran from $499,000 to $2,000,000, with a $949,000 median. The 10 active Tarpon Landings listings ran from $700,000 to $1,800,000 (median $1,037,000), the 2 Tarpon Gardens listings were $499,000 and $570,000, and the one Tarpon Estates listing was $2,000,000, a 2023-built home of 4,125 square feet of MLS living area.
Months of supply is the active listings on the pull date divided by the monthly pace of marketed closings. For all Tarpon Point that is 13 active listings divided by (18 marketed closings divided by 12 months): 13 divided by 1.5 is 8.67, or 8.7 months. Tarpon Landings is 10 divided by (13 divided by 12), or 9.2 months, and Tarpon Gardens is 2 divided by (5 divided by 12), or 4.8 months, on only five sales.
The prior 12 months (September 26, 2024 to September 25, 2025) show 14 MLS closings, none entered after the fact, a median of 126 days on market and a 92.0 percent median sale-to-list ratio. Tarpon Landings had 7 closings at 150 days and 89.8 percent; Tarpon Gardens had 5 closings at 29 days and 94.6 percent; Tarpon Estates had 2, the same two 2025 county sales, at a median of 218 days. The sale-to-list ratio held within a tenth of a point while the median time on market moved from 126 days to 46.5 days. We do not read a trend into two windows of 14 and 18 sales.
Every Tarpon Point MLS row carries the development name TARPON POINT MARINA, and the sub-condominium field reads TARPON LANDINGS, TARPON GARDENS or TARPON ESTATES. No row reads Lake Homes or Park Homes, so a buyer searching the MLS cannot separate the two coach-home condominiums by label, and the listing remarks have to do it. The MLS building design field codes the towers "High Rise (8+)" and the coach homes "Low Rise (1-3)", and the MLS has no "coach home" value. Getting those fields and the association name right is part of how we list a Tarpon Point home.
Three measures a seller would want are not available for Tarpon Point in the records we used.
The first two are fields the MLS export we used does not carry, and the third needs a closing that has not happened. We will say what the next MLS pull shows when you ask.
Tarpon Point's three product lines price on different evidence: Tarpon Landings tower units recorded 13 sales at an $875,000 median in the 12 months to September 25, 2026, Tarpon Gardens coach homes 12 sales at $575,000 over 24 months, and Tarpon Estates homes four sales at $1,675,000 over 60 months. A seller prices inside one line, not across them.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; windows named beside each figure).
Tarpon Landings is 210 condominium units in three buildings of 70 at 6081 (built 2006), 6061 (2007) and 6021 (2007) Silver King Blvd, under one association. The county roll shows 198 units of 2,801 to 3,071 square feet of county heated area, all with three bedrooms and three baths, in seven sizes, and 12 top-floor units, four per building, of 4,275 to 5,438 square feet. Each building is a 12-story structure over a two-level garage, according to the association's 2025 structural integrity reserve study.
Every one of the 13 sales in the 12 months to September 25, 2026 was a three-bedroom, three-bath unit of 2,801 to 3,071 square feet. The lowest was $670,000, the highest $1,220,000, the median $875,000, and the median per square foot of county heated area $308.37. No single tower recorded 10 or more of the 13 sales, so we print no median by building. A buyer comparing towers compares plan size and floor, not a building average.
The 12 top-floor units of 4,275 to 5,438 square feet recorded no sale among the 13 in the 12 months, so their comparables come from older windows and from the units themselves. A top-floor owner should expect a price built from the longer Tarpon Landings record, which reaches $3,297,400 at its highest recorded sale, and from the active listings, which reached $1,800,000 in the towers on October 10, 2026. We price those units on their own record and say how many sales support the number.
Lake Homes is 64 coach-home condominium units in 16 buildings on the odd numbers of Tarpon Gardens Cir, built in 2004: 32 first-floor units of 2,178 square feet of county heated area (two bedrooms, two baths) and 32 second-floor units of 3,080 square feet (three bedrooms, three baths). The 12 months recorded 4 sales at a $612,500 median, $525,000 to $670,000. The first window with 10 or more sales is 36 months: 12 sales at a $655,000 median, $510,000 to $895,000, at $268.37 per square foot of county heated area.
Park Homes is 56 coach-home condominium units in 14 buildings on the even numbers of Tarpon Gardens Cir, built in 2004, in four plans of 14 units each: 1,990 square feet (two or three bedrooms), 2,548 square feet and 2,597 square feet. The 12 months recorded two sales, $412,310 and $590,000, too few for a median. The first window with 10 or more sales is 60 months: 11 sales at a $590,000 median, $412,310 to $679,000, at $243.33 per square foot of county heated area.
If you own in Tarpon Point and are thinking about listing, start with a free Tarpon Point home valuation built on your product line's recorded sales, or Call Jesse direct at (239) 898-6072. If you are also buying your next home, whether in Tarpon Point or elsewhere in Southwest Florida, Call Marc at (239) 287-5873, read our guide to buying a home in Tarpon Point or see how we represent buyers in Southwest Florida. With 13 Tarpon Point listings active on October 10, 2026, the next owner who sells will be priced against the sales above and the listings beside them. For a statewide walk-through of every closing cost, see our guide to seller closing costs in Florida.
| Sale date | Price | Product line (by plan size) | Street | Year built | County heated area |
|---|---|---|---|---|---|
| November 7, 2025 | $525,000 | Lake Homes | Tarpon Gardens Cir | 2004 | 2,178 sq ft |
| March 5, 2026 | $412,310 | Park Homes | Tarpon Gardens Cir | 2004 | 1,990 sq ft |
| March 26, 2026 | $670,000 | Lake Homes | Tarpon Gardens Cir | 2004 | 3,080 sq ft |
| March 26, 2026 | $590,000 | Park Homes | Tarpon Gardens Cir | 2004 | 2,597 sq ft |
| June 29, 2026 | $665,000 | Lake Homes | Tarpon Gardens Cir | 2004 | 3,080 sq ft |
| July 10, 2026 | $560,000 | Lake Homes | Tarpon Gardens Cir | 2004 | 2,178 sq ft |
Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis. Street names only are shown. The product line is assigned from the county plan size, because the plan sizes of the two condominiums do not overlap.
Tarpon Estates is 47 platted single-family lots on 44 parcels on Tarpon Estates Blvd and Tarpon Estates Ct, with 35 homes and 9 vacant homesites on the roll dated October 4, 2026. Single-lot homes run 2,708 to 6,126 square feet of county heated area with three to five bedrooms, and one two-lot combination reaches 11,116 square feet. By year built, 5 homes date from 2004 to 2009, 19 from 2010 to 2019 and 11 from 2020 to 2025.
No Tarpon Estates home recorded a resale in the 12 months to September 25, 2026. The 24-month window holds two sales, $1,300,000 and $2,050,000, both in 2025; the 36-month window three at a $1,750,000 median; the 60-month window four at a $1,675,000 median. Across all history since October 29, 2004 the county shows 26 sales at a $1,687,500 median, $675,000 to $2,800,000, and $447.04 per square foot of county heated area (n = 25). An estimated 4 of the 26 were builder-direct (median $2,098,232) and 22 were resales (median $1,612,500); builder-direct is the tool's estimate. Our Tarpon Estates guide covers the estate homes and homesites street by street.
Vacant estate lots trade separately from homes. Lee County recorded one homesite sale in the 12 months to September 25, 2026, at $370,000 on April 7, 2026. The 24-month window holds 3 sales at a $499,900 median ($370,000 to $550,875), the 36-month window 5 at $467,500 and the 60-month window 9 at $480,000 ($299,999 to $710,000). Across all history since May 19, 2003 there were 68 homesite sales at a $600,000 median, an estimated 39 of them builder-direct.
On one Lee County record and one 12-month window to September 25, 2026, Tarpon Point recorded 19 sales at a $720,000 median, Cape Harbour 31 at $487,500 and Sandoval 92 at $359,500, against 5,804 sales at $365,000 across the six Cape Coral ZIP codes. The products differ, so the medians describe different mixes of homes, not a ranking.
Data updated: October 2026 (Lee County recorded sales, 12 months to September 25, 2026; county roll dated October 4, 2026).
| Place | Recorded sales, 12 months to September 25, 2026 | Median sale price | Median per square foot of county heated area | Guide |
|---|---|---|---|---|
| Tarpon Point | 19 (all condominium resales) | $720,000 | $257.05 (n = 19) | Tarpon Point |
| Tarpon Landings alone | 13 | $875,000 | $308.37 (n = 13) | this guide |
| Cape Harbour | 31 | $487,500 | $321.32 (n = 31) | Cape Harbour |
| Sandoval | 92 | $359,500 | not compared here | Sandoval |
| ZIP 33914, all homes and condominiums | 1,328 | $485,000 | not compared here | the whole southwest Cape, not Tarpon Point |
| Cape Coral, six ZIP codes, single-family homes and condominiums | 5,804 | $365,000 | not compared here | Cape Coral |
Source: Lee County recorded sales, the 12 months to September 25, 2026, our analysis; every row was run through the same tool on the same window.
Read the mix before the median. Tarpon Point's 19 sales were all condominium resales. Cape Harbour's 31 sales cover towers, a mid-rise, coach homes, villas and houses, with an estimated 2 builder-direct. Sandoval is a gated community of mostly detached homes with no boat access. The citywide figure blends 5,269 single-family sales at $380,000 and 535 condominium sales at $210,000, and ZIP 33914, with 1,181 single-family sales at $515,000 and 147 condominium sales at $265,000, spans the whole southwest Cape. Price per square foot is the appraiser's county heated area, shown only for places run on the same basis.
Cape Coral is a canal city, and its own canal-front sale figures are the yardstick most buyers have heard. They do not describe Tarpon Point. The City's canal layer records no city canal within 60 meters of any of nine sample points we checked across the community; Tarpon Point's lakes, cove and marina basin are not city canals. The appraiser's frontage classes on the 44 estate parcels (canal 17, lake 13, river 4, single-family with no water class 3, plain vacant 7) are labels, not a water route. A seller who prices a Tarpon Point home off the city's canal-front medians is pricing a different product.
Days on market and sale-to-list come from the MLS, and the MLS section above gives them for Tarpon Point and each product line. For the citywide selling process and pricing, our guides to selling a home in Cape Coral and what a Cape Coral home is worth cover the six ZIP codes. For a comparison between cities, our guide to Bonita Springs and Cape Coral helps buyers choosing between the two.
Whether now is a good time to sell in Tarpon Point is a pricing question more than a calendar one. The county count rose from 15 to 19 sales between the two 12-month windows to September 25, 2026, the MLS median time on market fell from 126 to 46.5 days, and 13 listings stood active on October 10, 2026, 8.7 months of supply.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Southwest Florida MLS, closings in the 12 months to September 25, 2026 and the prior 12 months, sales entered after the fact excluded, pulled October 10, 2026).
The county count rose from 15 to 19 sales. The tower calendar-year medians fell in sequence from $1,650,000 in 2023 (7 sales) to $1,250,000 in 2024 (9), $1,030,000 in 2025 (8) and $911,000 in 2026 to September 25 (10). Each of those years holds fewer than 10 tower sales except 2026 to date, so each median moves with the floors and plans that closed. It is a record of what closed, not a price index.
The MLS median time on market fell from 126 days to 46.5 days between the two windows, and the median sale-to-list ratio held at 92.0 and 92.1 percent. None of the 18 marketed sales in the latest window sold above its final list price. That combination says buyers bought at a discount to the final asking price in both years, and that sales came faster in the latest year.
On October 10, 2026, Tarpon Landings had 9.2 months of supply on 10 active listings, Tarpon Gardens 4.8 months on 2 active listings and five sales, and Tarpon Estates one active listing with no closing to measure against. A tower seller is competing with nine other tower listings; a coach-home seller with one other; an estate-home seller with one other listing and no recent recorded resale.
A tower unit listed beside nine others is priced against them as much as against the 13 recorded sales. A buyer who can tour three towers in an afternoon compares plan size, floor, view and the list price, and the 92.1 percent median sale-to-list ratio says the final list price usually sets the ceiling of the negotiation. Timing matters less than where the price sits among the listings on the day you list.
Set the price where the record and the active listings put it, have the estoppel certificate, the condominium resale documents and, for a tower unit, the reserve study ready before the first showing, and work backward from the date you need to close. We do not predict prices, and we tell you what each choice is likely to net.
We price a Tarpon Point home from the Lee County recorded sales of its own product line and plan size, adjust for floor, view, condition and water or flood position, then set the result beside the active listings and the MLS pace. For a tower unit that means 13 recorded sales in 12 months at a $308.37 median per square foot of county heated area.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS pulled October 10, 2026).
We start by placing your home in its product line and association: Tarpon Landings, the Lake Homes or the Park Homes at Tarpon Gardens, or Tarpon Estates. Each has its own recorded sales, its own association documents and its own flood story. A coach home is never priced against a tower unit, and an estate home never against either.
Next we pull the recorded sales of your plan size in county heated area. Every Tarpon Landings sale in the 12 months was a three-bedroom, three-bath plan of 2,801 to 3,071 square feet, so those are a standard tower unit's closest comparables. The Lake Homes first-floor plan of 2,178 square feet and second-floor plan of 3,080 square feet are separate markets inside the same buildings, and the four Park Homes plans of 1,990, 2,548 and 2,597 square feet are separate again.
Then we adjust for what the roll records and the buyer sees: the floor and view of a tower unit; the lake or park setting of a coach home; and for an estate home, the appraiser's frontage class, the flood zone at the lot, the seawall and dock flags on the roll and the pool. The roll flags a seawall on 32 of the 35 estate homes, a boat dock on 10 and a pool on 32, which are appraiser fields, not an inspection.
The county record does not see finishes, condition, impact windows, a renovated kitchen or a tired one. We walk the home, compare it against the finishes of the sales we used and say plainly where an adjustment is judgment rather than record. The MLS has condition notes only in free text, and neither record gives a measured return on a renovation here.
A buyer adds the dues, the master association fee, the tax estimate and the insurance to the price. Because no Tarpon Point association publishes its dues, we ask for your association's current budget and an estoppel quote before we price, so the buyer's monthly math is ready when the first buyer asks.
Last, we set the result beside the active listings: on October 10, 2026, 10 tower listings from $700,000 to $1,800,000, 2 coach-home listings at $499,000 and $570,000 and 1 estate listing at $2,000,000. With a 92.1 percent median sale-to-list ratio, the list price sets the top of the negotiation, so we price to be chosen in the first weeks rather than chased down.
The four Lake Homes sales in the 12 months show why plan size comes before price per square foot.
The larger second-floor plan sold for more in total and less per square foot. A seller of a first-floor unit who priced off the second-floor sales per square foot would underprice; a second-floor seller who priced off the first-floor sales per square foot would overprice. Comparing like plan with like plan avoids both.
The two Park Homes sales in the 12 months were $412,310 on March 5, 2026 for a 1,990 square foot plan, which is $207.19 per square foot of county heated area ($412,310 divided by 1,990), and $590,000 on March 26, 2026 for a 2,597 square foot plan, which is $227.19 ($590,000 divided by 2,597). Two sales are not a market, which is why the Park Homes median comes from the 60-month window of 11 sales at $590,000, and why we show a Park Homes seller the individual sales rather than a single number.
A Tarpon Point resale competes with other resales, not with a builder: the community is built out, none of the 19 sales in the 12 months to September 25, 2026 was a builder-direct sale, and the county roll shows 9 vacant estate homesites. Buyers cross-shop the other southwest Cape Coral waterfront communities and the wider city.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; City of Cape Coral agendas read October 10, 2026).
All 19 recorded sales in the 12 months were resales, and the tower and coach-home condominiums were completed in 2004 to 2007. The estate homes run from 2004 to 2025 by year built, and the roll shows two 2025 homes without heated area recorded yet. Two operator-held tracts carry no building on the roll, tract A and tract F; the roll codes them and states no plan, and no rezoning, site plan or redevelopment of the Westin, Marina Village, the towers, the coach homes or the marina appears in the City agendas read from September 2025 to mid-October 2026.
A buyer who wants a new house inside the gate needs one of the 9 vacant homesites and a builder, with the estates association's design review and the City's flood rules. City staff described private design review guidelines for Tarpon Estates that require minimum living areas, garage design standards and a swimming pool for each house. That path takes time, and an existing estate home avoids it, which is a point we make to buyers when we list one.
Buyers who want a tower or a coach home on the water in southwest Cape Coral look at Cape Harbour as well as Tarpon Point, and a buyer for whom the water matters less looks across the city. We set out the Cape Harbour comparison later in this guide. For buyers who also weigh a gated community without boat access, our Sandoval guide sets out a very different record in the same form.
The record shows a resort hotel, a State-permitted 266-slip marina and Marina Village restaurants inside the gate, towers and coach homes in FEMA zone X at the points we checked, a published tower reserve study and no community development district. Those are facts a buyer can verify, and we put the documents behind each one in the listing file.
Selling a Tarpon Point home in Lee County means two statutory lines the seller customarily pays, the deed documentary stamps at 70 cents per $100 and the owner's title policy, plus the estoppel certificate, commission and your own payoffs. At the $720,000 12-month median the two statutory lines come to $8,715 before title credits; the contract controls who pays what.
Data updated: October 2026 (Florida Statutes s. 201.02 and the title insurance rate rule 69O-186.003 as carried in our cost file; Florida estoppel caps in force since the 2022 adjustment; Lee County recorded sales through September 25, 2026).
| Price point | Why this price | Deed documentary stamps (70 cents per $100) | Owner's title premium, promulgated schedule (estimate before credits) | Two lines together |
|---|---|---|---|---|
| $575,000 | Tarpon Gardens 24-month median | $4,025.00 (5,750 x $0.70) | $2,950 ($575 + $5.00 x 475) | $6,975.00 |
| $720,000 | All Tarpon Point 12-month median | $5,040.00 (7,200 x $0.70) | $3,675 ($575 + $5.00 x 620) | $8,715.00 |
| $875,000 | Tarpon Landings 12-month median | $6,125.00 (8,750 x $0.70) | $4,450 ($575 + $5.00 x 775) | $10,575.00 |
| $1,675,000 | Tarpon Estates 60-month median | $11,725.00 (16,750 x $0.70) | $6,762.50 ($575 + $4,500 + $2.50 x 675) | $18,487.50 |
Source: our arithmetic on the State rates. Deed stamps are 70 cents for each $100 of the price (s. 201.02). The owner's title premium follows the state's promulgated schedule: $5.75 per $1,000 up to $100,000 ($575), $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000. Your title company quotes the actual premium, and credits can lower it.
Florida taxes a deed at 70 cents for each $100, or fraction of $100, of the price. At the $720,000 Tarpon Point median that is 7,200 times $0.70, or $5,040.00; at the $875,000 Tarpon Landings median, 8,750 times $0.70, or $6,125.00. In Lee County the seller customarily pays it, and the contract controls.
The owner's title insurance premium is set by state rule, so it does not vary between title companies; the services around it do. In Lee County the seller customarily selects the closing agent and pays for the owner's policy, the reverse of the custom in Collier County. The custom is not law, and the contract controls.
Every Tarpon Point sale needs at least one estoppel certificate, the association's statement of what the owner owes, and a condominium unit can need two: one from the condominium association and one from the master association. Florida caps the fee at $299 for a standard certificate, with $119 added for delivery within 3 business days and $179 where the account is delinquent, in the schedule in force since the 2022 adjustment; the certificate is due within 10 business days of the request. The estoppel section below explains which association issues which certificate.
In Lee County the buyer customarily pays to record the deed and all costs of a new mortgage. Recording a deed costs $10.00 for the first page and $8.50 for each further page, so a two-page deed records for $18.50 (s. 28.24). A new mortgage carries documentary stamp tax of 35 cents per $100 and a one-time intangible tax of 2 mills; those are the buyer's financing costs and not yours.
Florida property taxes are paid in arrears, so at closing the seller credits the buyer for the share of the current year's tax that accrued while the seller owned the home. The proration follows your contract and the estimated or actual bill. The tax section below shows the scale at the Tarpon Point median.
Commission is negotiable and set in your listing agreement; no law sets it. Since August 17, 2024, a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring a home, and offers of compensation to a buyer's broker are not advertised on the multiple listing service. A seller may still choose to offer one off the service, and seller concessions may still be listed. We walk through those choices with you in writing before you list.
We print no commission rate, no total closing cost, no lien-search or settlement fee and no net figure, because commission is negotiable and the other fees depend on your contract, your lender payoff and your title company. We build your net sheet at each offer instead, with every line labeled.
A Tarpon Point buyer adds up the price, property tax at the City of Cape Coral rate, the city charges on the tax bill, the master association fee, the condominium or estates dues and insurance. The master fee and every association's dues are unpublished, and there is no community development district, so the seller's estoppel and budget answer the buyer's biggest unknowns.
Data updated: October 2026 (Lee County Property Appraiser 2026 millage book printed October 9, 2026; City of Cape Coral fiscal year 2027 charges; Tarpon Landings association documents dated December 2022 to April 2025; county roll dated October 4, 2026).
| Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
| Master association (Tarpon Point Property Owners' Association, Inc.) | Unpublished; in the master association's budget or an estoppel certificate | Annual | Per the Tarpon Landings FAQ, access to the main fitness center, pools, tennis courts and clubhouse; the recorded declaration controls | Tarpon Landings association FAQ, version 11, December 12, 2022 (existence of the fee only) |
| Tarpon Landings maintenance | Unpublished; in the association's budget or an estoppel certificate | Monthly, due on the 1st, late after the 10th | Condominium operation; pest control included | Tarpon Landings Application and Guide, January 2025; FAQ, December 2022 |
| Lake Homes assessment | Unpublished | Unpublished | Unpublished | Florida Division of Corporations (existence only) |
| Park Homes assessment | Unpublished | Unpublished | Unpublished | Florida Division of Corporations (existence only) |
| Tarpon Estates homeowners dues | Unpublished | Unpublished | Unpublished | Florida Division of Corporations (existence only) |
| Special assessments | None published; an estoppel certificate shows any that exist | As levied | Unpublished | Estoppel certificate |
| Property tax | 15.3250 mills applied for 2026 (2025 certified total 15.3806 mills) | Annual | County, school, City and special authorities | Lee County Property Appraiser; City of Cape Coral |
| City charges on the tax bill | Set per parcel; check the tax bill | Annual | Fire service, stormwater and solid waste | City of Cape Coral |
| Community development district | None | Not applicable | Not applicable | Lee County Property Appraiser, 2026 preliminary millage book |
| Marina slip | Unpublished; the operator sets rates | Unpublished | A slip is leased from the operator and is not part of a home purchase | Florida DEP; operator's marina page |
| Insurance | Unpublished; no premium printed | Annual | Unit, homeowners, wind and flood | Insurance section of this guide |
The Tarpon Landings association's own documents state a handful of dollar amounts. Maintenance fees are due on the first of the month and late after the 10th, and the January 2025 guide lists a $69.00 late fee, interest at 1.5 percent a month and an $85 returned-payment fee. The purchase or lease application fee is $150 in the January 2025 guide. A move in or out costs $100 non-refundable plus a $500 refundable deposit under the policy dated April 4, 2025. Pest control is included in the monthly dues, according to the FAQ of December 2022. The association's public pages do not state the monthly maintenance amount.
A buyer who cannot see the dues either asks or discounts for the unknown. Association dues for all four associations, the master association fee and any capital contribution at closing are unpublished. Information not available at time of publishing (checked 2026-10-07). The seller holds the answer: your last statement, the current budget and an estoppel quote. We put those in the listing file so the buyer's lender and the buyer can finish the payment math in one pass.
Slips at Tarpon Point Marina are leased from the operator, annually and transiently, and a State lease condition keeps at least 90 percent of the slips open to the public, first come, first served. No record we read gives owners ownership of or priority for a slip, and slip rates are not published. A buyer who wants a slip budgets it as a separate lease, and a seller who holds a slip lease asks the marina office whether it can be assigned.
Insurance is part of what a buyer adds, and we print no premium because we obtained no quote. A condominium buyer carries a unit policy beside the association's master policy, and an estate buyer carries homeowners, wind and flood cover. The flood and insurance section below sets out what is public.
Tarpon Point buyers pay property tax at the City of Cape Coral rate in tax district 057, with no community development district line, at a 2026 total of 15.3250 mills applied to the tax roll. At the $720,000 median, homesteaded, that is $10,385.34 in ad valorem tax, and a buyer's assessment resets after the sale.
Data updated: October 2026 (Lee County Property Appraiser 2026 millage book printed October 9, 2026; City of Cape Coral fiscal year 2027 charges).
Tax district 057, the City of Cape Coral district, carries the citywide Cape Coral lines and no community development district or special taxing district line in the Lee County Property Appraiser's 2026 preliminary millage book, printed August 11, 2026. Fire service is the City of Cape Coral. The millage book does not list non ad valorem special assessments, so a buyer reads the actual tax bill for any parcel.
The preliminary millage book listed 15.3806 mills for the previous year and 15.3882 proposed for tax district 057. The final book, printed October 9, 2026, applies 15.3250 mills to the 2026 tax roll, against the 2025 certified total of 15.3806.
The 12-month county median for Tarpon Point is $720,000. The illustration below applies the 2026 millage on the tax roll to a homesteaded property assessed at that median. It is an illustration, not a tax bill.
Assessed value is not the sale price, so this is an illustration.
The City of Cape Coral's fiscal year 2027 charges for a typical single-family home are a fire service average of $515.43, stormwater of $163 and solid waste of $384.25. Those are citywide figures. Condominium billing differs and is set per parcel, so the tax bill is the only reliable source for a Tarpon Point unit.
A new owner's assessed value resets after a sale, so the bill you paid under homestead and Save Our Homes is not the bill the buyer will see. That is the single most common surprise in a Florida resale, and we show the buyer's estimate in the listing file so it is not a surprise at the closing table.
Whether any Tarpon Point parcel was ever in a City utilities extension assessment area was not found in the records we read, so we print nothing about a utilities extension assessment for Tarpon Point. The City's free payoff request shows assessments, utility balances, open code cases and open building permits for a parcel, and the title agent's search finds the same before closing.
Selling in Tarpon Point brings up the documents of up to two associations: the master association and either a condominium association or the estates association. Tarpon Landings publishes its leasing, pet, parking, moving and shutter rules; the Tarpon Gardens and Tarpon Estates rules sit in recorded declarations, and the declaration controls in every case.
Data updated: October 2026 (Florida Division of Corporations records read October 10, 2026; Lee County Property Appraiser parcel layer read October 10, 2026; Tarpon Landings association documents dated December 2022 to April 2025).
| Body | State filing | Regime | What it owns or governs | Documents published |
|---|---|---|---|---|
| Tarpon Point Property Owners' Association, Inc. | N02000005990; filed August 7, 2002; active; annual report February 5, 2026 | Master association | 8 of the 25 tracts: lakes, wetland and buffer, C-1 and C-2 | None that we found |
| Tarpon Landings Condominium Association, Inc. | N03000007768; filed September 9, 2003; active; annual report August 10, 2026 | Condominium | 210 units in three towers; 5.52-acre common element | Rules, forms, FAQ, shutter specification, move policy, reserve study |
| Lake Homes at Tarpon Gardens Condominium Association, Inc. | N02000006002; filed August 7, 2002; active | Condominium | 64 units; 10.28-acre common element | None that we found |
| Park Homes at Tarpon Gardens Condominium Association, Inc. | N02000006003; filed August 7, 2002; active | Condominium | 56 units; 6.00-acre common element | None that we found |
| Tarpon Point Estate Homeowners' Association, Inc. | N02000005996; filed August 7, 2002; active; annual report April 17, 2026 | Homeowners association | 47 lots; Tarpon Estates Blvd right-of-way tract, 4.74 acres | None that we found |
| Freeman & Hasselwander Resort Properties, L.L.C. | L11000130341; filed November 15, 2011; active | Resort operator, not an association | 16 tracts including the clubhouse, entry, marina, hotel and Marina Village | Operator website (marketing, not governing documents) |
Source: Florida Division of Corporations; Lee County Property Appraiser parcel layer, read October 10, 2026. The estates association's filed name uses "Estate" in the singular, so a state-register search for "Tarpon Estates" does not find it.
On the county roll the resort operator, not an association, is owner of record of the clubhouse tract (6.67 acres, with a 9,283 square foot building from 2003), the entry tract, the marina tract (7.34 acres) and the hotel and Marina Village tract (8.01 acres). The Tarpon Landings FAQ describes a master association fee that gives access to the main fitness center, pools, tennis courts and clubhouse. What an owner's rights to those facilities are, and how they pass to a buyer, sits in the recorded declarations or an amenity agreement that were not available to us. We describe the amenities exactly as the operator and the association publish them, and we ask for your recorded documents at the start of the listing.
The Tarpon Landings association's January 2025 guide for new owners and residents lists a $150 application fee for a purchase or a lease. Whether the declaration gives the Board a right to approve a sale is in the recorded declaration, which was not available to us. We read the approval language in your copy before the first showing so the timeline in the contract leaves room for it.
The Tarpon Landings leasing policy, approved April 19, 2011 and printed in the January 2025 guide, sets a minimum lease of 30 days and a maximum of one year, Board approval before occupancy (up to 30 days to process, with 30 days' notice), the whole unit only, no subleasing and no transient tenants. A leasing owner gives up pool and clubhouse use during the lease. Leasing rules for the Lake Homes, Park Homes and Tarpon Estates are not published, and their recorded declarations govern.
Tarpon Landings allows up to two pets per unit, registered with a photo; new renters may not keep pets, and pets are not allowed in the pool areas. Boats, trailers, jet skis and ATVs may not stay on driveways or streets unless enclosed in the garage. A move runs weekdays from 9:00 to 4:30, with no weekend or holiday moves, at $100 non-refundable plus a $500 refundable deposit. A buyer's closing date and moving plan have to fit those rules, so we put them in front of the buyer before the contract.
Hurricane shutters at Tarpon Landings need written approval from the Board or the Architectural Review Committee, must be engineered to the Florida Building Code and installed by a Florida-licensed contractor with a permit, at the owner's cost, under a specification dated May 7, 2024. If your unit has approved shutters, the approval letter belongs in the listing file.
Rules on leasing, pets, vehicles, short-term rental and architectural review for the Lake Homes, Park Homes and Tarpon Estates are unpublished. Information not available at time of publishing (checked 2026-10-07). A Tarpon Landings rule does not carry over to Tarpon Gardens or Tarpon Estates, because each has its own association and declaration. Your copy of the declaration, and the association's manager, answer the buyer's questions.
The documents that bind an owner are the recorded declarations and their amendments, and their texts were not available to us. The county roll gives the citations: the Lake Homes declaration at Official Records Book 4154, Page 3910, with phases at Book 4218, Page 1607; the Park Homes declaration at Book 4154, Page 3726, with later phases at Book 4182, Page 2225, Book 4236, Page 4618 and Book 4221, Page 394; and the Tarpon Landings instruments numbered 2006-343856, 2007-77029 and 2007-247240. The Florida Department of Business and Professional Regulation registers the three condominiums as "Approved, Recorded".
An estoppel certificate is the association's signed statement of what a Tarpon Point owner owes on the day of the sale, and the buyer's title company will not close without it. Florida caps the fee at $299, $119 and $179 in the schedule in force since the 2022 adjustment, and the certificate is due within 10 business days of the request.
Data updated: October 2026 (Florida Statutes s. 718.116 and s. 720.30851, read October 10, 2026; Florida Division of Corporations records).
A Tarpon Landings seller requests a certificate from Tarpon Landings Condominium Association, Inc., a Lake Homes or Park Homes seller from that condominium's own association, and a Tarpon Estates seller from Tarpon Point Estate Homeowners' Association, Inc. Because the Tarpon Landings FAQ describes an annual fee to the master association, the title company will also ask whether the master association, Tarpon Point Property Owners' Association, Inc., issues its own certificate. The state register lists Tarpon Landings and the Lake Homes association in care of Resort Management of Naples. Match the document number before you rely on any association record, because similarly named entities exist on the state register.
Section 718.116 covers condominium certificates and section 720.30851 homeowners association certificates. The statute sets $250, plus $100 for delivery within 3 business days and $150 where the account is delinquent, and adjusts those caps for inflation every five years; the caps in force since the 2022 adjustment are $299, $119 and $179, and the next adjustment is scheduled for July 1, 2027. A certificate is good for 30 days if delivered by hand or electronically, 35 days if mailed, and the fee is refunded if the closing does not happen.
The certificate states what the owner owes the association on the day of the sale, including the status of the dues and any assessment, levied or pending. Because no Tarpon Point association publishes its dues, the certificate is the first document in the file that states them, which is why buyers, lenders and title companies wait on it.
A certificate that arrives on day 10 can push a closing. We request a quote or a draft as soon as the home is under contract, and we ask the seller for the latest statement before that so the numbers in the listing file match what the certificate will show.
A Tarpon Point seller gives the flood disclosure at or before the contract, a condominium seller gives the condominium resale documents with the buyer's 7-day cancellation right, an estates seller gives the homeowners association disclosure summary with its 3-day right, and every seller discloses known material facts a buyer cannot readily see.
Data updated: October 2026 (Florida Statutes s. 689.302, s. 718.503 and s. 720.401 read for this run; 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 the seller's ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. The statute text holds no right for the buyer to cancel. Every Tarpon Point seller gives it, whatever the flood zone.
Under section 718.503, a condominium resale buyer is entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, the summary of the milestone inspection report and the most recent structural integrity reserve study where they exist. The buyer may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them. For a Tarpon Landings unit that includes the 2025 reserve study. We assemble the package before the listing goes live so the buyer's 7 days start with complete documents.
Under section 720.401, a Tarpon Estates buyer must be given the disclosure summary before signing; without it, the buyer may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and the right cannot be waived. It is a short form, and leaving it out is the most avoidable way to lose a contract.
A Florida seller must disclose known facts that materially affect the value of a home and are not readily observable (Johnson v. Davis, 480 So. 2d 625, Fla. 1985), and an "as is" clause does not remove that duty. Talk to your attorney about what your own history requires you to disclose.
Under section 553.79, an owner may close an open or expired permit with the original contractor, another licensed contractor or as owner-builder; a local agency may close a permit six years after it was issued if no apparent safety hazard exists; and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed. Permit history for an address can be searched on the City's EnerGov Citizen Self Service portal, and the City's payoff request lists open permits on a parcel. We read your permit history before listing.
The Florida Attorney General names homes built or remodeled between 2001 and 2008 as at risk of containing Chinese drywall; the U.S. Consumer Product Safety Commission's identification guidance looks for drywall installed between 2001 and 2009 together with signs such as blackened copper wiring or air-conditioning coils. By the roll's year built, the coach homes (2004) and the towers (2006 and 2007) fall in those years. We make no claim about any building, and an inspector answers the question for one home.
A Tarpon Landings buyer will ask about the association's structural integrity reserve study, dated May 20, 2025, which lists 54 reserve components with a total current cost of $15,190,200, and about the milestone inspection clock, which on the roll's years built runs to 2036 and 2037, or 2031 and 2032 if the City requires the 25-year option.
Data updated: October 2026 (SOCOTEC Structural Integrity Reserve Study for Tarpon Landing Condominium Association, dated May 20, 2025; Florida Statutes s. 718.112 and s. 553.899 read for this run).
Florida requires a structural integrity reserve study for each condominium building of three or more habitable stories at least every 10 years, and associations that existed on or before July 1, 2022 and were controlled by unit owners had to complete the first one by December 31, 2025. The Tarpon Landings association published its study, prepared by SOCOTEC Consulting after a site visit on May 7, 2025 and dated May 20, 2025. It describes each building as a 12-story multi-family structure over a two-level garage on deep auger-cast pile foundations, with cast-in-place reinforced concrete columns and beams and post-tensioned decks, and records that the main flat roofs were replaced in 2024.
We print no funding percentage or per-unit contribution from the study, because the report states two different 2026 contributions. A buyer reads the full study, and a seller who has it ready shortens that conversation. Whether the study appears on the state's public reserve study lists was not readable by our tools, and we do not say it was filed there.
Under section 553.899, a condominium building of three or more habitable stories is inspected by December 31 of the year it reaches 30 years of age, or at 25 years where a local agency requires it, and every 10 years after; phase one is due within 180 days of the notice, and the association pays.
| Tarpon Landings building | Year built (county roll) | First milestone inspection, 30-year clock | If the City requires 25 years |
|---|---|---|---|
| 6081 Silver King Blvd | 2006 | by December 31, 2036 | by December 31, 2031 |
| 6061 Silver King Blvd | 2007 | by December 31, 2037 | by December 31, 2032 |
| 6021 Silver King Blvd | 2007 | by December 31, 2037 | by December 31, 2032 |
The dates rest on the roll's year built, not on a certificate of occupancy, so they are our inference. Whether the City of Cape Coral has adopted the 25-year option we did not find. Information not available at time of publishing (checked 2026-10-07).
For budgets adopted on or after December 31, 2024, members of an association with buildings subject to the study may not vote to waive or reduce reserves for the components it covers. No Tarpon Landings special assessment is published, and the estoppel certificate is where a pending one would show. We ask for the latest budget and board minutes with you before listing so the reserve conversation starts from the documents.
The Lake Homes and Park Homes are two-story buildings with first- and second-floor units, and the county roll records them as one and two stories. The reserve study and milestone rules apply to buildings of three or more habitable stories, and the story count under the Florida Building Code for the coach homes was not available to us, so we make no reserve study or milestone statement for them. A coach-home buyer can ask each association what it has adopted.
At Tarpon Point, FEMA's flood map shows the towers and coach homes in zone X and the Tarpon Estates lots in zone AE with an 8-foot base flood elevation, and every sample point sits in Lee County evacuation zone A. Cape Coral's Community Rating System Class 5 gives a 25 percent flood insurance discount on every NFIP policy, X zone included.
Data updated: October 2026 (FEMA National Flood Hazard Layer, panels 12071C0392G and 12071C0411G effective November 17, 2022, read October 10, 2026; Lee County evacuation zone service read October 10, 2026; City of Cape Coral flood protection and FEMA pages; Citizens Property Insurance Corporation 2026 approved rate changes by county).
| Product line | Sample point | FEMA zone | Base flood elevation (NAVD88) | FIRM panel |
|---|---|---|---|---|
| Tarpon Landings tower | Silver King Blvd, building 6081 | X, area of minimal flood hazard | none | 12071C0392G |
| Tarpon Landings tower | Silver King Blvd, building 6021 | X, area of minimal flood hazard | none | 12071C0392G |
| Lake Homes at Tarpon Gardens | Tarpon Gardens Cir | X, 0.2 percent annual chance flood hazard in a coastal zone | none | 12071C0411G |
| Park Homes at Tarpon Gardens | Tarpon Gardens Cir | X, area of minimal flood hazard | none | 12071C0411G |
| Tarpon Estates canal lot | Tarpon Estates Blvd | AE, coastal floodplain | 8 ft | 12071C0392G |
| Tarpon Estates lake lot | Tarpon Estates Ct | AE, coastal floodplain | 8 ft | 12071C0392G |
| Marina tract | Black Marlin Ln | AE, coastal floodplain | 10 ft | 12071C0411G |
Source: FEMA National Flood Hazard Layer at one street-level point in each part of the community, read October 10, 2026. Each row is a sample point, not a flood determination for every building in that product line.
A second method puts a point at the center of each parcel and asks the same FEMA layer which zone it falls in. By that tally all 330 condominium unit parcels fall in zone X. Of the 35 Tarpon Estates homes, 32 fall in AE with a base flood elevation of 8 feet, two in AE at 9 feet and one in VE at 10 feet, a river-side home. A parcel center is not a flood determination for a building; FEMA's Map Service Center returns the official panel for one address. FEMA's layer holds no Letter of Map Revision or Amendment inside the community, and the preliminary layer showed no pending revision at the estate-lot point on October 10, 2026.
Cape Coral holds a Community Rating System Class 5 rating, reached in 2010, which is a 25 percent flood insurance discount that FEMA's current rating method applies to every NFIP policy in the city, X zone included. It reaches a policy on a zone X tower or coach home as well as one on an estate home in AE. We print no flood premium for Tarpon Point because none is published for the community.
The City applies the substantial improvement rule: an improvement or repair whose cost equals or exceeds 50 percent of the building's market value before the work starts brings the building under the flood rules for new construction, and so does damage of any origin whose repair would cost that much. The City also requires the lowest floor of a new or substantially improved building at the base flood elevation plus 1 foot. On an AE 8 estate lot that is 9 feet NAVD88 (8 plus 1), 10 feet on an AE 9 lot and 11 feet on a VE or AE 10 lot. That is the minimum for new or substantially improved construction, not the elevation of any existing home, which sits on its own elevation certificate.
Every sample point in Tarpon Point, towers to marina, is in Lee County evacuation zone A and storm-surge zone 1. Lee County says zones are no longer referenced by storm category, and zone A may be ordered to evacuate before a storm's effects arrive. The City's Coastal High Hazard Area covers the canal-lot and west-end estate points and the marina point, and not the towers, coach homes, clubhouse or the lake-lot point. Both facts go in front of a buyer together.
Hurricane Ian made landfall on September 28, 2022, and the National Hurricane Center reports maximum inundation of 6 to 9 feet above ground level in Pine Island, Cape Coral and other communities at the mouth of the Caloosahatchee; no measurement at Tarpon Point itself exists. The marina's docks were damaged, and the State verified a repair exemption on February 20, 2023. Helene in 2024 brought 3 to 5 feet of inundation from south of Englewood to Bonita Beach and Milton 4 to 6 feet south of Boca Grande through Bonita Beach, with no Tarpon Point effect recorded. We make no claim about any individual home, and your own history is what your disclosure covers.
| Citizens policy form, Lee County | Policies | Average premium before | Average premium after | Approved change |
|---|---|---|---|---|
| Condominium unit owners, multiperil (HO6) | 801 | $1,459 | $1,356 | minus 7.0 percent |
| Homeowners, multiperil (HO3) | 5,586 | $3,322 | $3,039 | minus 8.5 percent |
Source: Citizens Property Insurance Corporation, 2026 approved rate changes by county. These are Lee County book averages, not Tarpon Point figures and not quotes; their only use here is to show the direction of Citizens' approved 2026 changes in the county, which were decreases.
A condominium has two layers of cover: the association's master policy for the building and common areas and the owner's unit policy, usually the form called HO6. None of the three Tarpon Point condominium associations publishes its master policy terms; the Tarpon Landings FAQ says its carrier requires contractors working in the buildings to carry liability and workers' compensation cover. Citizens requires a four-point inspection for homes over 20 years old, and a wind mitigation inspection is recorded on the state's form OIR-B1-1802. A seller who has a current wind mitigation report gives the buyer's insurer something to quote from on day one.
Tarpon Point Marina is a commercial marina on Glover Bight run by the resort operator under a State submerged-lands lease; the State permit of October 16, 2024 authorizes 266 slips, and at least 90 percent must stay open to the public. A slip does not come with a Tarpon Point home by anything we read, and no bridge stands between the marina and the mouth of the Caloosahatchee.
Data updated: October 2026 (Florida DEP permit 153417-024 EI of October 16, 2024 and technical staff report of May 14, 2024; NOAA United States Coast Pilot 5, chapter 4; operator marina pages read October 10, 2026).
Florida's Department of Environmental Protection permit 153417-024 EI, issued October 16, 2024, authorizes expansion "of the previously authorized 225-slip commercial marina to a 266-slip commercial marina". The operator and the Business Observer report 265 slips after a 46-slip expansion announced complete in August 2026. The permittee and lessee is Freeman & Hasselwander Resort Properties, LLC, doing business as Tarpon Point Marina.
A State lease condition keeps at least 90 percent of the slips open to the public, first come, first served, and the operator leases slips annually and transiently. No record we read gives owners slip priority or ownership, and slip rates are not published. The Tarpon Landings association lists a community boat dock among its own amenities, and its declaration holds the terms. A seller who markets "boat access" says exactly this and no more.
The State authorizes private vessels 20 to 100 feet long with a 1 to 5 foot draft, and there is no dry storage and no boat ramp at the marina; the operator's 2026 releases say vessels up to 85 feet. The operator lists a fuel dock, pump-out, a ship store and free two-hour side-tie for restaurant visitors, and its rules allow no live-aboards and a 5 mph no-wake speed.
NOAA's Coast Pilot 5 lists no bridge between Glover Bight and the mouth of the Caloosahatchee; the Cape Coral Bridge, a fixed span with 55 feet of clearance at center, is upstream. A boat bound for the open Gulf by the San Carlos Bay main channel passes under Sanibel Causeway Bridge A, a fixed span with a clearance of 70 feet. The operator describes the marina as "just three miles from the Gulf of Mexico"; that is the operator's description, and we print no computed distance or boat-run time.
Tarpon Point buyers ask what comes with the address. The operator lists an Olympic-sized lap pool, a resort-style pool, a fitness center of more than 3,500 square feet, two tennis courts and bocce; The Westin Cape Coral Resort at Marina Village and its restaurants stand inside the gate; there is no golf course. Owner rights to these sit in recorded documents.
Data updated: October 2026 (operator amenity, dining, shops and Westin pages read October 10, 2026; Tarpon Landings association site; City of Cape Coral parks pages).
The operator lists an Olympic-sized lap pool, a resort-style pool, a heated inground spa, a fitness center of more than 3,500 square feet with steam rooms and a sauna, two tennis courts, a jogging path, the nearby nature reserve and bocce. That is the operator's marketing, and what an owner may use, and on what terms, is in the recorded declarations or an amenity agreement that were not available to us.
The Tarpon Landings association lists its own amenities: a resort pool and spa, a clubhouse, an exercise room, a sauna, a barbecue and picnic area, a bike and jog path, bike storage and a community boat dock. Its FAQ gives clubhouse and exercise room hours of 5:00 a.m. to 10:30 p.m. and pool and hot tub hours of sunrise to sundown.
The hotel first opened in 2009 as The Resort at Marina Village and became The Westin Cape Coral Resort at Marina Village in December 2012. The operator lists it at 19 stories, with Marker 92 Waterfront Bar and Bistro and The Nauti Mermaid Dockside Bar and Grill, Esterra Spa and Salon and about 25,000 square feet of event space. The operator's Marina Village dining list adds High Tide Social House, Pinchers Crab Shack, Next Door and Gather. Whether an owner may use the hotel's own pools, spa or gym is not documented, so we do not say they may.
There is no golf course in Tarpon Point. Rotary Park Environmental Center, a City park at 5505 Rose Garden Rd outside the gate, preserves 97 acres with trails, a butterfly house, a dog park and the Glover Bight Boardwalk, about 1.4 road miles from the Westin point. Cape Coral Yacht Club Community Park's beach, open sunrise to sunset while the park is rebuilt in phases, is about 5.6 road miles away.
Tarpon Point buyers ask how far things are. Lee County assigns schools by choice zone, and at every point we sampled the 2026 to 2027 zones are elementary Proximity Zone F, middle Proximity Zone BB and high school West Zone sub-zone 3. Lee Health Cape Coral Hospital is about 10.2 miles away and Southwest Florida International Airport about 19.9 miles.
Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026 to 2027 and enrollment zone service; OSRM public router, free-flow, from the Westin address point, run October 10, 2026; Lee County toll costs).
The School District of Lee County assigns by choice zones: a home address fixes a zone, the family ranks the schools in it, and a lottery places students with sibling and proximity preferences. There is no single zoned school for Tarpon Point. Zone F elementary schools are Cape, Gulf and Pelican Elementary; zone BB middle schools are Gulf Middle and Trafalgar Middle; the West Zone sub-zone 3 high school choice set includes Cape Coral High, Ida S. Baker High, Island Coast High, Mariner High and North Fort Myers High. The City also runs the Oasis Charter Schools. We print no grade or rating for any school.
| Destination | Road miles from the Westin point | Minutes, free-flow |
|---|---|---|
| Rotary Park Environmental Center | 1.4 | about 5 |
| Lee Convenient Care South Cape Coral | 3.8 | about 10 |
| Cape Coral Parkway at Cape Coral Pkwy E | 4.2 | about 11 |
| Cape Coral City Hall | 9.1 | about 19 |
| HCA Florida Cape Coral Emergency | 9.4 | about 19 |
| Lee Health Cape Coral Hospital | 10.2 | about 21 |
| Gulf Coast Medical Center, Fort Myers | 11.5 | about 24 |
| Fort Myers Beach, by the Cape Coral Bridge | 15.2 | about 30 |
| Downtown Fort Myers, by the Midpoint Memorial Bridge | 15.7 | about 30 |
| Southwest Florida International Airport (RSW) | 19.9 | about 38 |
| Sanibel City Hall, by the Sanibel Causeway | 21.1 | about 43 |
| Downtown Punta Gorda | 32.5 | about 54 |
| Downtown Naples | 39.4 | about 69 |
Source: OSRM public router, free-flow with no traffic, from the Westin address point at 5951 Silver King Blvd, run October 10, 2026. Plan more time at peak hours and in season. The entry tract is 0.4 to 0.8 mile and 1 to 3 minutes closer for every destination.
The Cape Coral Bridge and the Midpoint Memorial Bridge charge $2.00 with a transponder and $5.00 pay-by-plate, only on trips from Fort Myers into Cape Coral; the Sanibel Causeway charges $6.00 with a transponder and $9.00 pay-by-plate; and the LeeWay unlimited plan is $330 a year. The Cape Coral Bridge replacement is a Lee County project whose design the County Board advanced on September 19, 2023, with construction set to begin in 2026; we print no cost or completion date.
We market a Tarpon Point home on what the record and the setting show: professional photography, video and drone footage of the building, the marina and the water; a listing file with the association documents, the reserve study, the flood zone and the estoppel quote; the MLS fields set correctly; and a buyer list that reaches beyond the MLS, with discretion when a sale needs to stay quiet.
Data updated: October 2026 (Southwest Florida MLS field labels from the October 10, 2026 pull; Tarpon Landings association documents read October 10, 2026).
Tarpon Point buyers buy the setting as much as the unit: the view from a tower floor, the lake or park outside a coach home, the water behind an estate lot, the marina and the Westin. Our listings carry cinematic video, drone footage and professional photography, and we caption what the camera shows with what the record says, such as the plan size, the floor and the flood zone.
The file holds the condominium resale documents or the homeowners association disclosure summary, the current budget, the estoppel quote, the 2025 reserve study for a tower unit, the flood disclosure, any elevation certificate and wind mitigation report, the shutter approval and the permit history. A buyer who can read all of it in the first week writes a cleaner offer.
Every Tarpon Point MLS row carries the development name TARPON POINT MARINA, and no row reads Lake Homes or Park Homes. We state the association, the plan size and the floor in the remarks so a buyer searching for a Lake Homes second-floor unit, a Park Homes plan or a top-floor tower unit finds the right home, and we never label a coach home with a building design value it does not carry.
The Tarpon Landings association describes Tarpon Point as a gated community. Gate procedures for showings are not published in the documents we read, so we confirm the access process with the association's manager before the first showing and give agents written instructions. For a tower unit that also means the move and guest policies in the January 2025 guide.
Many Tarpon Point buyers start far from Cape Coral. We market to our qualified-buyer database and through the Domain Realty Group team as well as the MLS, and we offer off-market capability when a seller wants the sale kept quiet. For buyers who want to browse, Cape Coral homes for sale at Domain Realty Group shows what is on the market across the city.
We negotiate a Tarpon Point sale from the documents up: the recorded sales behind your price, the association and reserve-study answers ready before the inspection, an appraisal package built on the county record, and a net sheet at every offer. Jesse or Marc handles every counter; the 92.1 percent median sale-to-list ratio says the final list price usually sets the ceiling.
Data updated: October 2026 (Southwest Florida MLS, closings in the 12 months to September 25, 2026, sales entered after the fact excluded, pulled October 10, 2026; Lee County recorded sales through September 25, 2026).
A tower buyer's inspector looks at the unit; the building is the association's, and the reserve study is the buyer's window into it. A coach-home or estate buyer's inspector looks at the roof, the windows, the air conditioning and, for an estate home, the seawall, dock and pool. We ask for the buyer's inspection report, separate the items that are the association's from the items that are yours, and price repairs against credits.
A lender's appraiser needs comparables of the same product line and plan. We hand the appraiser the recorded sales we priced from, by plan size and date, so a tower unit is not appraised off a coach home or a 2,178 square foot first-floor unit off a 3,080 square foot one.
The estoppel certificate is due within 10 business days of the request, a condominium buyer has 7 days to cancel after receiving the resale documents, and a Tarpon Landings purchase carries a $150 application. We write those clocks into the contract dates so none of them pushes the closing.
A cash offer with a short closing, a financed offer with a strong lender letter and a higher price with a long inspection period are three different risks. We set each one on a net sheet with its dates and contingencies, so you choose between real numbers.
At Tarpon Landings a lease runs 30 days to one year with Board approval, and a leased unit can be sold subject to the lease. We read the lease and the association's policy with you, plan showings around the tenant and tell buyers which terms carry over.
Tarpon Point and Cape Harbour sit about half a mile apart across the water, and a waterfront buyer may well look at both. On one Lee County record for the 12 months to September 25, 2026, Tarpon Point recorded 19 condominium sales at a $720,000 median and Cape Harbour 31 sales across a wider mix at $487,500. A seller should describe the difference in product, not rank the two.
Data updated: October 2026 (Lee County recorded sales, 12 months to September 25, 2026; county roll dated October 4, 2026; Florida DEP permit 153417-024 EI; OSRM drive times run October 10, 2026).
| Factor | Tarpon Point | Cape Harbour |
|---|---|---|
| Distance apart | about half a mile across the water in a straight line; 5.3 road miles, about 12 minutes by car | same |
| Recorded sales, 12 months to September 25, 2026 | 19 at a $720,000 median, all condominium resales | 31 at a $487,500 median, an estimated 2 builder-direct |
| Range | $412,310 to $1,220,000 | $330,000 to $3,150,000 |
| Per square foot of county heated area | $257.05 (n = 19) | $321.32 (n = 31) |
| County parcels | 402 | 476 |
| Marina | State-permitted for 266 slips, one operator, at least 90 percent of slips open to the public | operated by Safe Harbor; no slip count printed |
| Hotel inside the community | the Westin | none in the records we read |
| Golf | none | none |
Source: Lee County recorded sales and roll, our analysis, run through one tool on one window; Florida DEP; operator pages. Read each community's own guide for its full record: our Cape Harbour guide and our Tarpon Point guide.
Tarpon Point's $720,000 median is a condominium figure for 19 resales, and its 13 Tarpon Landings sales were all three-bedroom plans of 2,801 to 3,071 square feet of county heated area. Cape Harbour's $487,500 median covers towers, a mid-rise, coach homes, villas and houses. On price per square foot of county heated area, Cape Harbour ran $321.32 and Tarpon Point $257.05 in the same window. The figures use one instrument, so they sit in one table, and we draw no conclusion about value from them.
Tarpon Point's marina holds a State permit for 266 slips under a lease that keeps at least 90 percent open to the public, and no bridge stands between Glover Bight and the mouth of the Caloosahatchee. Cape Harbour's marina is operated by Safe Harbor, and the City reports that the removal of the Chiquita Lock near Cape Harbour finished June 17, 2025. We make no claim about which marina is closer to the Gulf.
Choose by what a buyer needs to own and the documents to request, not by a ranking. A buyer who wants a tower or coach-home condominium on a resort marina with a hotel and restaurants inside the gate, or an estate lot, reads Tarpon Point's record. A buyer who wants a harbor village mix of towers, a mid-rise, villas and houses reads Cape Harbour's. For a Cape Harbour owner's side of the same conversation, see our guide to selling a home in Cape Harbour.
A Tarpon Estates seller works from a thin record: no estate home recorded a resale in the 12 months to September 25, 2026, and the four in the last 60 months had a $1,675,000 median. Homesite sellers have one recorded lot sale in 12 months, at $370,000. Both price from the lot, the house, the flood zone and the design rules.
Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; City of Cape Coral Hearing Examiner agenda of May 19, 2026 and Council agendas of July 22 and August 5, 2026; FEMA National Flood Hazard Layer read October 10, 2026).
The 35 estate homes run 2,708 to 6,126 square feet of county heated area on single lots, 3 to 5 bedrooms, built from 2004 to 2025, with a seawall on 32, a boat dock on 10 and a pool on 32 by the roll's flags. With four sales in 60 months, the price of an estate home is built from the lot, the frontage class, the flood zone, the size and year of the house and the one active listing, a 2023-built home at $2,000,000 on October 10, 2026. We tell you how many sales support the number.
The roll shows 9 vacant estate homesites. Lee County recorded one homesite sale in the 12 months, at $370,000 on April 7, 2026; 3 in 24 months at a $499,900 median; and 9 in 60 months at $480,000, from $299,999 to $710,000. A lot buyer prices the design guidelines and the flood rules into the offer, so a lot seller who has both ready is easier to buy from.
City staff described private design review guidelines for Tarpon Estates that require minimum living areas, garage design standards and a swimming pool for each house; we attribute that to City staff, because we did not read the guidelines. The City zones the estate lots R1, Single-Family Residential, and a new house on an AE 8 lot needs its lowest floor at 9 feet NAVD88 or higher under the City's freeboard rule.
Ordinance 43-26 would exempt Lots 5 and 8 of Village C, two remaining undeveloped lots on Tarpon Estates Court, from the 100-foot lot-width rule. City Planning staff and the Hearing Examiner recommended approval on May 19, 2026, and Council heard the ordinance on August 5, 2026. The City's Business Impact Estimate says it adds no new regulations, costs or fees and does not change density or setbacks. We could not read the Council's outcome, so we do not say it was adopted.
The tax questions that come up when you sell in Tarpon Point are federal capital gains on a main home, the reset of the buyer's assessment, FIRPTA withholding when the seller is a foreign person, and like-kind exchanges for investment units. Each has a primary source, and your tax adviser applies it to your facts.
Data updated: October 2026 (Internal Revenue Service Topic 701, FIRPTA withholding and Form 8824 instructions, as read for this run).
The federal rules on excluding gain from the sale of a main home are set out in IRS Topic 701, and whether you qualify depends on your ownership and use. We print no exclusion amount here; your tax adviser applies the rule to your dates.
Your homestead exemption and Save Our Homes cap end with your ownership, and the buyer's assessment resets after the sale. That changes the buyer's tax estimate, not your proceeds, and it is why we show the buyer's estimate in the listing file.
When the seller is a foreign person, the buyer generally withholds 15 percent of the amount realized under FIRPTA; 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000; and nothing where the buyer will live in it and the price is $300,000 or less. The closing agent handles the withholding, and planning for it starts at the listing.
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 who leased a Tarpon Landings unit under the association's policy talks to a tax adviser before listing.
Most Tarpon Point owners list, because value here depends on facts a buyer has to be shown: the product line, plan, floor, the reserve study, the flood zone and the association documents. A cash sale trades price for speed and certainty, and a sale by owner leaves the seller to assemble the disclosures and documents alone.
Data updated: October 2026 (Southwest Florida MLS pulled October 10, 2026; Florida Statutes s. 689.302, s. 718.503 and s. 720.401).
| Route | What it is good at | What it costs or risks | Documents still owed |
|---|---|---|---|
| List with an agent | Exposure to every MLS buyer; pricing from the record; negotiation | Negotiable commission | Flood disclosure; condominium package or HOA summary; estoppel |
| Sell to a cash buyer | Speed and certainty; no financing contingency | A price below what the market might bring | The same disclosures and estoppel |
| Sell by owner | No listing commission | No MLS exposure unless arranged; the seller prepares every document and negotiates alone | The same disclosures and estoppel |
Source: our summary of the routes; the statutes named apply to every route.
Choose a listing if your home's value depends on facts a buyer has to be shown, which in Tarpon Point is most homes. Choose a cash sale if certainty and a fixed date matter more than the last dollar. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney prepare the flood disclosure and the association documents. If you are unsure, a free valuation shows you what each route would likely net.
You can get a free Tarpon Point home valuation three ways: through our Tarpon Point 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 of your product line, labeled by date and source.
We do not send an automated number. We send the recorded comparables from the county file for your product line and plan, the MLS listings you compete with, the association and tax layers a buyer will see, your flood zone, the estoppel route for your home and a net sheet. There is no obligation.
Your product line and association, your plan size and floor or your lot, your closing statement from the purchase, your latest association statement and budget, any special assessment notice, any flood determination or elevation certificate, a wind mitigation report if you have one, shutter approvals, the age of your roof, air conditioning and windows, whether the home is leased and whether you hold a marina slip lease. 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 Tarpon Point valuation. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, see our guide to buying a home in Tarpon Point, our Cape Coral buyer guide and our Cape Coral seller page for the citywide picture.
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 Tarpon Point seller can weigh, are quoted exactly as clients wrote them on the site named beneath each one, and we do not edit, combine or summarize client words.
★★★★★ "Marc was an absolute joy to work with. From our first contact with him until our closing date, he kept us well informed about everything that was going on with our listing. His initial marketing and listing presentation was impressive and he delivered on everything that he promised us. He sold our house in record time, even in a tough market with lots of short sales and foreclosures in the area. We would absolutely highly recommend Marc and will certainly be repeat customers!!" Verified Zillow review
★★★★★ "Marc is prepared to assist you in any area of real estate,buying,selling,renting..ect. He and his team make the process stress free and if you prepare your home for the market and are realistic on the value of your property,then you better be prepared to move because Marc will sell your home. Thanks again Marc for selling our home, finding us a community to build a home, and also finding us a place to rent until our home is built(on the same street we lived on). Like I said the first time we talked ..YOU ARE THE MAN." Verified Zillow review
★★★★★ "Great experience! Marc went the extra mile to ensure you were happy. He kept in touch and was always available for any questions that can come up." Verified Zillow 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 Tarpon Point owners ask most, answered from Lee County's recorded sales, the Southwest Florida MLS, the associations' own documents, Florida law and the City, County and State 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 through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS pulled October 10, 2026; Florida Division of Corporations records, Tarpon Landings association documents and Florida Statutes read October 10, 2026).
It depends on the product line, the plan size and, for an estate home, the lot and flood zone. The anchors in the county record for the 12 months to September 25, 2026 are 19 sales at a $720,000 median across Tarpon Point and 13 at an $875,000 median in Tarpon Landings ($308.37 per square foot of county heated area); Tarpon Gardens needs a 24-month window, 12 sales at $575,000. Request a free Tarpon Point home valuation for your unit or home.
Start with a written pricing plan built on the recorded sales of your product line and plan, then gather the documents a buyer will ask for: the condominium resale package or the homeowners association disclosure summary, the current budget, an estoppel quote, the flood disclosure and, for a tower unit, the 2025 reserve study. List with the association, plan and floor stated correctly, negotiate from a net sheet, and order the estoppel certificate as soon as you are under contract.
Lee County recorded 19 qualified sales in the 12 months to September 25, 2026, at a $720,000 median and a range of $412,310 to $1,220,000, every one a condominium resale. Ten closed between $500,000 and $750,000, five between $750,000 and $1,000,000 and three at $1,000,000 or more. No Tarpon Estates home recorded a sale in the window.
In the 12 months to September 25, 2026, Lee County recorded 13 Tarpon Landings sales at an $875,000 median, $670,000 to $1,220,000, at $308.37 per square foot of county heated area, none builder-direct. Every one was a three-bedroom, three-bath unit of 2,801 to 3,071 square feet. Wider windows show 20 sales at $955,000 in 24 months and 29 at $1,100,000 in 36 months.
Tarpon Gardens recorded 6 sales in the 12 months to September 25, 2026, from $412,310 to $670,000, and 12 sales at a $575,000 median ($412,310 to $895,000) over 24 months, at $239.87 per square foot of county heated area. The Lake Homes had 4 sales at a $612,500 median and the Park Homes 2, at $412,310 and $590,000.
No Tarpon Estates home recorded a sale in the 12 months to September 25, 2026. Two sold in 24 months, $1,300,000 and $2,050,000, both in 2025; three in 36 months at a $1,750,000 median; and four in 60 months at a $1,675,000 median. Across all history since 2004 the county shows 26 sales at a $1,687,500 median, $675,000 to $2,800,000.
Because the community median blends product lines. The 19 sales in the 12 months to September 25, 2026 include 13 tower sales at an $875,000 median and 6 coach-home sales from $412,310 to $670,000, so the combined median of $720,000 falls between them. It describes neither product well, which is why we price inside one product line.
The record answers for what closed, not for what comes next. The Tarpon Landings calendar-year medians fell from $1,650,000 in 2023 (7 sales) to $911,000 in 2026 to September 25 (10 sales), each year on few sales. The county count rose from 15 to 19 between the two 12-month windows, but the prior window held two estate homes, so the medians are not like for like. We do not forecast prices.
The Southwest Florida MLS median was 46.5 days on market across 18 marketed sales in the 12 months to September 25, 2026, with sales entered after the fact excluded. Tarpon Landings took a median 48 days (13 sales) and Tarpon Gardens 26 days (5 sales, a thin sample). A year earlier the median was 126 days across 14 sales. Days on market ends at contract; closing takes longer.
The Southwest Florida MLS median sale-to-list ratio was 92.1 percent for the 12 months to September 25, 2026, measured as sold price over final list price across 18 marketed sales, and none of the 18 sold above list. Tarpon Landings was 92.0 percent (13 sales) and Tarpon Gardens 95.1 percent (5 sales). The prior 12 months were 92.0 percent across 14 sales.
On October 10, 2026 the Southwest Florida MLS showed 13 active Tarpon Point listings and 2 pending, with list prices from $499,000 to $2,000,000 and a $949,000 median: 10 in Tarpon Landings, 2 in Tarpon Gardens and 1 in Tarpon Estates. That is 8.7 months of supply against 18 marketed closings a year. Inventory changes daily, so we confirm it again before we price.
We answer with the record, not advice. The MLS median time on market fell from 126 to 46.5 days between the two 12-month windows, the sale-to-list ratio held at about 92 percent, and supply stood at 8.7 months on October 10, 2026, 9.2 in Tarpon Landings and 4.8 in Tarpon Gardens. Your timing depends on your goals, and the price relative to the active listings matters more than the month.
The two statutory lines a Lee County seller customarily pays at the $720,000 median are $5,040.00 in deed documentary stamps and about $3,675 for the owner's title policy, $8,715 together before credits. Add the estoppel certificate (caps of $299, $119 and $179), negotiable commission, your mortgage payoff and prorations. We print no total, and we build your net sheet at each offer.
In Lee County the seller customarily pays the deed documentary stamps, at 70 cents per $100 of the price under section 201.02, and the contract controls. At the $875,000 Tarpon Landings median that is 8,750 times $0.70, or $6,125.00.
Yes, by custom. In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, and the contract controls. The premium is set by state rule: $575 on the first $100,000 plus $5.00 per $1,000 to $1,000,000 and $2.50 per $1,000 above that, so about $3,675 at $720,000 before credits.
No Tarpon Point association publishes its dues, and the master association fee exists but its amount is unpublished. Information not available at time of publishing (checked 2026-10-07). The Tarpon Landings association publishes a $69.00 late fee, a $150 application fee and a $100 move fee plus a $500 refundable deposit. Your statement, the budget and the estoppel certificate state your own dues.
Florida caps the estoppel fee at $299 for a standard certificate, with $119 added for delivery within 3 business days and $179 where the account is delinquent, in the schedule in force since the 2022 adjustment. A condominium sale can need a certificate from the condominium association and one from the master association, so ask each association which applies.
The certificate is due within 10 business days of the request and is good for 30 days if delivered by hand or electronically, 35 days if mailed; the fee is refunded if the closing does not happen. We request it as soon as the home is under contract.
The Tarpon Landings January 2025 guide lists a $150 application fee for a purchase or lease, and the leasing policy requires Board approval before a tenant occupies. Whether the declaration gives the Board a right to approve a sale is in the recorded declaration, which was not available to us. For the Lake Homes, Park Homes and Tarpon Estates the rules are not published, and the declaration controls.
Yes. A leased unit can be sold subject to the lease, and at Tarpon Landings a lease runs from 30 days to one year with Board approval, whole unit only, with no subleasing. We read your lease and the association's policy, plan showings around the tenant and tell buyers which terms carry over.
Yes. Under section 689.302 every residential seller gives the buyer a flood disclosure at or before the contract, covering known flooding during the seller's ownership, flood insurance claims and flood assistance. It applies whether the home is in zone X or zone AE. Talk to your attorney about what your own history requires you to disclose.
Under section 718.503, the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, the milestone inspection summary and the most recent structural integrity reserve study where they exist. The buyer may void the contract within 7 days, not counting weekends and legal holidays, after signing and receiving them.
A Tarpon Estates seller gives the buyer the homeowners association disclosure summary under section 720.401 before the contract is signed. Without it, the buyer may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and the right cannot be waived.
Part of it. FEMA maps the towers and coach homes in zone X at the points we checked, and all 330 condominium unit parcels fall in zone X on a parcel-center tally. The estate lots map in zone AE with an 8-foot base flood elevation, and the marina tract in AE at 10 feet. Check one address on FEMA's Map Service Center.
The City treats an improvement or repair costing 50 percent or more of a building's pre-work market value as a substantial improvement, which brings the building under the flood rules for new construction. It matters most for an estate home in zone AE, where a buyer planning a major renovation will ask about it, and for a seller whose home has had large repairs.
No. Tax district 057, the City of Cape Coral district, carries no community development district or special taxing district line in the Lee County Property Appraiser's 2026 preliminary millage book. A buyer still reads the tax bill for any non ad valorem charge on a parcel.
Not by anything we read. Slips at Tarpon Point Marina are leased from the operator, annually and transiently, and a State lease condition keeps at least 90 percent open to the public. No record gives owners ownership of or priority for a slip. If you hold a slip lease, ask the marina office whether it can be assigned.
A buyer receives the most recent structural integrity reserve study with the condominium documents. The Tarpon Landings study, dated May 20, 2025, lists 54 reserve components with a total current cost of $15,190,200. On the roll's years built, first milestone inspections fall due by December 31, 2036 and 2037, or 2031 and 2032 under the 25-year option, which we did not find the City has adopted.
At the $720,000 median, homesteaded, the 2026 ad valorem tax is $10,385.34, or $11,034.00 without a homestead exemption, at the 15.3250 mills applied to the 2026 tax roll. That is an illustration, not a bill, and the buyer's assessment resets after the sale.
Florida property taxes are paid in arrears, so the seller credits the buyer at closing for the share of the year's tax that accrued during the seller's ownership. The proration follows your contract and the estimated or actual bill.
Commission is negotiable and set in the listing agreement; no law sets it. Since August 17, 2024 a buyer working with an MLS participant signs a written agreement before touring, and offers of compensation to a buyer's broker are not advertised on the MLS. A seller may still offer one off the service, and seller concessions may still be listed.
Choose on the record: ask each agent for the recorded sales they would price from, how they separate the product lines, which estoppel and condominium documents they will gather and how they will market the setting. Our guide to the best real estate agents in Cape Coral, linked at the top of this page, sets out the criteria we think a seller should use.
For an estate home or a coach home, a pre-listing inspection shows you the roof, windows, air conditioning, seawall and pool items before a buyer's inspector does, so you choose between repair and credit on your own timing. For a tower unit the building is the association's, and the reserve study plays that role; an inspection of the unit itself still helps.
Yes, you can offer a home as is, and buyers will price the unknowns. An "as is" clause does not remove the Florida duty to disclose known facts that materially affect value and are not readily observable (Johnson v. Davis), and the flood disclosure and association documents are owed either way.
It depends on your ownership, use and basis. The federal rules on excluding gain on a main home are in IRS Topic 701, and an investment unit is taxed differently. We print no exclusion amount; your tax adviser applies the rule to your dates.
The buyer generally withholds 15 percent of the amount realized under FIRPTA, 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000, and nothing where the buyer will live in it and the price is $300,000 or less. The closing agent handles the withholding, and planning for it starts at the listing.
Yes, and the record is thin. The roll shows 9 vacant homesites, and Lee County recorded 1 homesite sale in the 12 months to September 25, 2026, at $370,000, and 9 in 60 months at a $480,000 median. The City describes private design guidelines calling for minimum living areas, garage standards and a pool for each house, and a buyer will price them in.
On the same Lee County record and window, the 12 months to September 25, 2026, Cape Harbour recorded 31 sales at a $487,500 median, $330,000 to $3,150,000, and Tarpon Point 19 sales at $720,000. Per square foot of county heated area the medians were $321.32 and $257.05. The mixes differ, so the figures describe different products, not a ranking.
No record we reviewed measures it, and we do not claim an effect. The county and MLS data record product line, plan size, price and days on market, not distance to the hotel or the marina. Buyers ask about both, and we describe them exactly as the operator and the association publish them.
Request a free Tarpon Point valuation and tell us your product line, plan and timing, or Call Jesse direct at (239) 898-6072. We follow up with a written pricing plan built on recorded Tarpon Point sales, collect your documents and build your net sheet before you decide.
A Tarpon Point specialist matters because value here turns on details a generalist misses: three product lines with three records, a master association over four others, an operator that owns the clubhouse and marina land, a tower reserve study, two flood zones and a marina whose slips do not convey. Buyers pay for certainty, and a specialist supplies it.
If you are thinking, "I need someone to sell my house in Tarpon Point, 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 a Tarpon Landings tower unit, a Lake Homes or Park Homes coach home, a Tarpon Estates home or a homesite, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Tarpon Point is a gated waterfront community on Glover Bight near the mouth of the Caloosahatchee River, entered by Silver King Blvd off Rose Garden Rd, with a State-permitted marina, The Westin Cape Coral Resort at Marina Village and Marina Village restaurants inside the gate. Our Tarpon Point community guide covers the whole picture, from its history to its schools, and it is the same record we use to describe your home to buyers.
The Lee County Property Appraiser holds the recorded sales and parcel records, the Clerk of the Circuit Court holds the recorded declarations, the Tarpon Landings association publishes its own documents, the Florida Division of Corporations lists the associations, the Department of Environmental Protection holds the marina permit and FEMA holds the flood map. Our own offices are at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 and 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Knowing where every record lives is how we answer a buyer's question in a day instead of a week.
Some of your buyers will be comparing Tarpon Point with other Cape Coral communities. Our Cape Coral seller page and Cape Coral area guide cover the city side, and our guides to Cape Harbour and Sandoval cover two other Cape Coral communities in the same form.
Before any of that, a free Tarpon Point home valuation tells you what you are working with. If you are also buying, whether moving within Tarpon Point or relocating, see our guide to buying a home in Tarpon Point and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
If you are searching for a Tarpon Point listing agent, or thinking, "I need to sell my house in Tarpon Point," McGreevy and Comisar are the team to call. We price from the recorded sales of your own product line and plan, assemble the association and reserve-study documents on day one and negotiate every offer ourselves.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.
Tarpon Point record, last 12 months: 19 recorded sales at a $720,000 median, all condominium resales, from September 26, 2025 to September 25, 2026 (Lee County recorded sales; county roll dated October 4, 2026). Call Jesse direct at (239) 898-6072, or ask for your free Tarpon Point valuation.
Every document behind the rules and figures in this guide is public and linked to the issuing authority's own copy. These are the ones a Tarpon Point seller actually uses: the association's published documents, the State's disclosure and estoppel statutes, the marina permit, and the County, City and federal tax and flood records.
| Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
| 2026 Structural Integrity Reserve Study, dated May 20, 2025 | Tarpon Landings association (SOCOTEC Consulting) | The reserve study a tower buyer receives | Open the reserve study |
| Application and Guide for New Owners and Residents, January 2025 | Tarpon Landings association | The application fee, leasing, pet and parking rules | Open the guide |
| Move-In and Move-Out Policy, April 4, 2025 | Tarpon Landings association | The move fee, deposit and hours | Open the move policy |
| Owner FAQ, version 11, December 12, 2022 | Tarpon Landings association | The master association fee and amenity hours | Open the FAQ |
| Hurricane Shutter Specification, May 7, 2024 | Tarpon Landings association | The shutter approval and standards | Open the specification |
| Marina permit 153417-024 EI, October 16, 2024 | Florida Department of Environmental Protection | The 266-slip authorization | Open the permit |
| Marina technical staff report, May 14, 2024 | Florida Department of Environmental Protection | The lease history and public-slip condition | Open the report |
| Section 718.503, condominium resale disclosure | Florida Senate | The documents a condominium seller provides and the 7-day right | Open section 718.503 |
| Section 720.401, association disclosure summary | Florida Senate | The pre-contract summary and the 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 718.116, condominium estoppel certificates | Florida Senate | Content, timing and fee rules for a condominium estoppel | Open section 718.116 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Senate | Content, timing and fee rules for the estates estoppel | Open section 720.30851 |
| Section 201.02, documentary stamp tax on deeds | Florida Senate | The 70 cents per $100 rate | Open section 201.02 |
| Title insurance rates, rule 69O-186.003 | Florida Administrative Code | The promulgated owner's policy premium | Open the rule |
| 2026 Taxing District Millage Book, preliminary | Lee County Property Appraiser | The 2026 lines for tax district 057 | Open the millage book |
| Ordinance 43-26 Business Impact Estimate | City of Cape Coral | The estate-lot width exemption | Open the estimate |
| Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Topic 701, sale of your home | Internal Revenue Service | The federal home-sale gain rules | Open Topic 701 |
Every figure in this Tarpon Point seller guide traces to one of the primary sources below, read on October 10, 2026 unless a line says otherwise: Lee County and its Property Appraiser, the City of Cape Coral, the State of Florida, federal agencies, the Tarpon Landings association's own documents, the operator's own pages labeled as such, newspapers of record and the Southwest Florida MLS.
Recorded-sale figures are our analysis of the Lee County Property Appraiser's roll dated October 4, 2026 and its public sales file, qualified sales recorded through September 25, 2026. MLS figures are our analysis of the Southwest Florida MLS (Matrix), pulled October 10, 2026. No listing portal, brokerage or valuation aggregator was used for any figure.
McGreevy and Comisar are the Southwest Florida listing team Tarpon Point sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing, with over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar.
For this seller guide we tracked all 19 recorded Tarpon Point sales over the 12 months to September 25, 2026 and read the Lee County Property Appraiser's roll, the Southwest Florida MLS, the associations' state records and published documents and the State marina permit, 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 Tarpon Point 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 Tarpon Point seller valuation request. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.