The golf
27 holes the homeowners own
The association bought the course in 2017. It is open to the public, and residents choose whether to buy a pass.
Cape Coral, Florida
Cape Royal Homes for Sale
Cape Royal is a gated golf community of single-family homes off Pine Island Road, ZIP code 33991. It has a Cape Coral address but sits in unincorporated Lee County, and its homeowners own the 27-hole golf course, with golf membership optional.
Southwest Florida › Cape Coral › Cape Royal
Cape Royal: a gated community with a homeowner-owned golf course
Play the 27 holes when you want, without a required golf membership. Cape Royal is outside Cape Coral city limits.
Cape Royal at a glance
Homes
Single-family
Golf
27 holes membership optional
HOA
About $1,865 a year
Why Residents Choose Cape Royal
Cape Royal living, from the first tee to the clubhouse
A homeowner-owned golf course, a clubhouse restaurant and courts, and single-family homes on the fairways and lakes, with golf membership optional.
The clubhouse
A restaurant, courts and a pro shop
A restaurant and bar at the clubhouse, with tennis, pickleball and bocce within the community.
The homes
Single-family homes on fairways and lakes
Most homes have private pools, and many have golf, lake or preserve views. Homes in recent sales and listings were built from 1987 through 2024.
What the association covers
The association runs the gate, the roads and the common grounds, and owns the golf course. Golf itself is paid separately.
The gate
controlled entry at night
Roads and lights
private roads, walls and street lights
Common grounds
landscaping, irrigation and the lakes
Golf course
owned by the association, run by a golf operator
Management
a volunteer board and committees
Insurance
association coverage, not insurance for your home
Golf membership is optional. See what it costs to own here.
Browse the Market
Homes for Sale in Cape Royal
See the newest active Cape Royal listings from the MLS. Use the button below the homes to see them all and filter by price, home type, or beds. New to the area? Our Southwest Florida home buying guide walks you through each step.
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What’s nearby
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Drive-time reach
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What Cape Royal homes sold for in the past 12 months
What changed
More Cape Royal homes sold over the past 12 months than the year before, at a lower median. Twenty-five homes sold at a median of $620,000, against 16 at $710,000 the year before. On October 1, nine homes were for sale and two were under contract.
Single-family homes
$620,000Median sold price, past 12 months
13% lower than the year before ($710,000)
- Homes sold
- 2516 the year before
- For sale now
- 9
- Previously listed
- 2 of 9Earlier listing ended in the past 12 months
- Under contract
- 22 a month earlier
- Months of supply
- 4.3 months
- Median days on market
- 40 days
- Share of final asking price
- 96.7%
- Price per square foot
- $275$301 the year before
- Sold price range
- $374,500 to $1,950,000
- Asking prices now
- $625,000 to $1,125,000
Home types follow the MLS building categories, with filing errors corrected where the listing shows a different home type.
Sold on the first try, or relisted first
Homes that sold in the past 12 months, split by whether an earlier listing had failed in the year before. Days for relisted homes add up every listing; days for first-try sales count only the listing that sold.
| Home type | Sold on the first try | Relisted before selling | Relisted homes, median amount below their last listed price |
|---|---|---|---|
| Single-family homes | 18 salesmedian $618,250, 40 days | 7 salesmedian $625,000, 303 days in all | $150,000about 19% less |
Prices by home type
Rolling 12-month median sold price
Over the 12 months ending September 2026, the single-family median was $620,000, down from $710,000.
Single-family homes$710,000 in Sep 2025 · $620,000 in Sep 2026
Each point shows the median sale price for the 12 months ending that month, so neighboring points share most of their sales. The curved lines connect those values.
See the numbers
| 12 months ending | Single-family homes: sales | Median | Price per sq ft |
|---|---|---|---|
| Sep 2025 | 16 | $710,000 | $301 |
| Oct 2025 | 15 | $675,000 | $300 |
| Nov 2025 | 18 | $710,000 | $301 |
| Dec 2025 | 18 | $710,000 | $301 |
| Jan 2026 | 20 | $665,000 | $293 |
| Feb 2026 | 19 | $665,000 | $285 |
| Mar 2026 | 19 | $625,000 | $278 |
| Apr 2026 | 18 | $619,250 | $274 |
| May 2026 | 19 | $618,500 | $274 |
| Jun 2026 | 20 | $619,250 | $274 |
| Jul 2026 | 22 | $619,250 | $274 |
| Aug 2026 | 24 | $622,500 | $275 |
| Sep 2026 | 25 | $620,000 | $275 |
Cape Royal home prices
Twenty-five homes sold in the 12 months ending September 2026, against 16 the year before, at a median of $620,000, down from $710,000. The median slipped to about $619,000 by April 2026 and has held near there since, and the median sold price per square foot fell from $301 to $275.
Home sales in Cape Royal in September 2026
Two homes sold in September, for $374,500 and $700,000.
How to compare Cape Royal home prices
Compare a home with recent sales that have a similar view, size and age, and check the roof and the septic system. Over the past 12 months the median sold price per square foot was $275.
Competition for sellers
How much competition a Cape Royal seller faces
On October 1, nine homes were for sale, about 4.3 months of sales at the past year’s pace, and two were under contract, the same as a month earlier. Homes took a median of 40 days from listing to accepted contract on the listing that sold, and closed at a median 96.7% of their final asking price, the price after any cuts.
What happened after relisting
What Cape Royal homes sold for after relisting
Seven homes sold in the past year after an earlier listing expired, was withdrawn, or was terminated. They sold a median of $150,000 below their last listed price, about 19% less, and spent a median of 303 days on the market across all their listings. Homes that sold on the first try took a median of about 40 days.
Homes sold each month
Homes sold each month
Single-family homesShowing the latest months. Swipe sideways or use the arrows to see all 24 months.
Each bar is one month of closed sales. Monthly counts in a community this size move around a lot, so the 12-month figures in the cards are the steadier read.
See monthly sales by home type
| Month | Single-family homes | All homes |
|---|---|---|
| Oct 2024 | 1 | 1 |
| Nov 2024 | 0 | 0 |
| Dec 2024 | 1 | 1 |
| Jan 2025 | 1 | 1 |
| Feb 2025 | 1 | 1 |
| Mar 2025 | 3 | 3 |
| Apr 2025 | 6 | 6 |
| May 2025 | 2 | 2 |
| Jun 2025 | 0 | 0 |
| Jul 2025 | 0 | 0 |
| Aug 2025 | 0 | 0 |
| Sep 2025 | 1 | 1 |
| Oct 2025 | 0 | 0 |
| Nov 2025 | 3 | 3 |
| Dec 2025 | 1 | 1 |
| Jan 2026 | 3 | 3 |
| Feb 2026 | 0 | 0 |
| Mar 2026 | 3 | 3 |
| Apr 2026 | 5 | 5 |
| May 2026 | 3 | 3 |
| Jun 2026 | 1 | 1 |
| Jul 2026 | 2 | 2 |
| Aug 2026 | 2 | 2 |
| Sep 2026 | 2 | 2 |
How we count these numbers
- Median sold price
- The middle sale price of the homes that closed in the past 12 months. Half sold for more and half for less.
- Change from the year before
- The same figure for the 12 months before that, for the same home type. We show it when both years have at least five sales.
- Fewer than five sales
- On the home-type cards, median sold price appears only with five or more sales. With fewer, the card shows the range of what sold instead. Other card figures based on fewer than five sales show the number of sales beside them.
- Homes sold
- Homes that closed in the past 12 months.
- For sale now
- Active listings in the MLS on October 1, 2026.
- Under contract
- Homes with a contract signed in the past 120 days that had not closed by October 1, 2026.
- Months of supply
- How many months the homes for sale would last at the past 12 months’ pace of sales.
- Median days on market
- Days from the MLS listing date to the accepted contract, for the listing that sold, middle value. A relisted home starts this count over, so it can look newer than it is.
- Share of final asking price
- What sellers received as a share of the last asking price before the sale, middle value.
- Price per square foot
- The sale price divided by the living area, middle value. It lets you compare homes of different sizes.
- Previously listed
- Homes for sale with an earlier listing that expired, was withdrawn, or was terminated in the past 12 months, without a sale in between. Why homes get relisted.
- Sold on the first try
- A home with no expired, withdrawn, or terminated listing in the 12 months before it was listed.
- Relisted before selling
- A home with at least one expired, withdrawn, or terminated listing in the 12 months before the listing that sold. A sale to a new owner in between starts the clock over.
- Last listed price
- For a relisted home, the asking price on the expired, withdrawn, or terminated listing just before the listing that sold, as of the day that earlier listing ended.
- Days in all
- For a relisted home, the full days on market of each listing added together: the listing that sold plus every expired, withdrawn, or terminated listing that ended in the 12 months before it.
- Share of first asking price
- The sale price divided by the price the home first carried on the listing that sold.
- Home types
- From the MLS Building Design field, with filing errors corrected where the listing shows a different home type. A home type gets its own card only when the community has a real number of them.
Every figure comes from Florida Gulf Coast MLS records. The full method is on our Southwest Florida market methodology page.
Figures from Florida Gulf Coast MLS records available as of October 10, 2026. See the full Cape Coral housing market update →
Pricing Proof
Recently Sold in Cape Royal
Recent Cape Royal closings show the prices buyers actually agreed to pay. Compare the same neighborhood, home type, size, view, and condition before treating a sale as a useful comparable.
Home Value
What Is Your Cape Royal Home Worth?
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Cost of ownership
Cape Royal HOA fees and the full cost of owning a home
Cape Royal homeowners pay a yearly association assessment and a separate charge toward the golf course they own. Golf membership is optional, and because Cape Royal is outside Cape Coral city limits, Cape Coral’s city charges do not apply.
Association charges, latest reportedAbout $1,865 a yearAbout $155 a month, before property taxes, insurance and utilities.
At closing$3,500 capital contributionCollected by the association
Confirm the amount, who pays it and any estoppel fee with the association before you make an offer.
Living in the home or renting it out?
Choose one to see the yearly association charges.
Living in the home · latest reported
About $155 a monthabout $1,865 a year
The regular association assessment plus the golf course assessment.
- Regular assessmentAbout $1,570 a yearRecent amount; $1,440 in some 2025 records. Confirm with the association.
- Golf course assessment$295 a yearPays for the 2017 purchase of the course. It is not a golf membership.
- Golf membershipOptionalAnnual passes are sold separately, with resident pricing.
What the fees pay for
The gate, the private roads, walls and street lights, the common landscaping and lakes, the association’s insurance and administration, and the payments on the golf course the homeowners bought in 2017. Golf itself is paid separately.
Renting it out · latest reported
About $155 a monthabout $1,865 a year
The same association charges, plus an application fee each time the home is leased. Leases must run at least 30 days, no more than four a year.
- Regular assessmentAbout $1,570 a yearRecent amount; $1,440 in some 2025 records. Confirm with the association.
- Golf course assessment$295 a yearPays for the 2017 purchase of the course. It is not a golf membership.
- Lease applicationUp to $250 a leaseNonrefundable, paid to the association.
What the fees pay for
The gate, the private roads, walls and street lights, the common landscaping and lakes, the association’s insurance and administration, and the payments on the golf course the homeowners bought in 2017. Golf itself is paid separately.
Check before you buy
Ask for the septic inspection and service records, the roof age, the wind mitigation report, the elevation certificate and any storm repairs. Ask the association for the current assessments in its estoppel letter. Your Worthington agent can help you request these records before you make an offer.
Not included
Property taxes, including the Matlacha/Pine Island Fire Control District and Lee County’s solid waste assessment, homeowners and flood insurance, water, electricity, golf, and upkeep of the house, pool, lawn and septic system, which stay with the owner.
See the association charges
| Charge | 2024, published | Recent |
|---|---|---|
| Regular assessment | $1,320 a year | About $1,440 to $1,570 a year |
| Golf course assessment | $295 a year | $295 a year |
| Capital contribution at sale | $3,500 | $3,500 |
| Lease application | Up to $250 | Up to $250 |
- The association sets its assessment each year. Confirm current rates with its estoppel letter.
- Cape Royal is in unincorporated Lee County, so Cape Coral’s stormwater, trash and fire charges do not apply. Lee County’s solid waste assessment and the fire district are on the tax bill.
- Golf passes are priced by the golf club each season.
For Owners Who Rent
Renting out a Cape Royal home: the association rules
The association sets the rental rules here. Leases must run at least 30 days, with no more than four rentals a calendar year, and the association requires tenant information before move-in.
Rental rules
30 days minimum
Each lease, with no more than four rentals a calendar year.
The minimum
Each lease must run at least 30 days in a row, and a home can be rented no more than four times a calendar year.
The application
Submit the lease and required tenant information at least 30 days before the move-in date. The published rental application calls for background checks for adults and lists a nonrefundable fee of up to $250. Confirm the current submission, screening and approval requirements before scheduling a move-in.
The occupancy
The association limits how many people can stay per bedroom, so confirm the current limit before you accept a tenant. All association fees must be paid before renting.
The taxes
Leases of six months or less can owe Florida sales tax and Lee County’s tourist development tax.
The association documents control. Read the current governing documents and rental application before you buy a home to rent out.
We work with owners renting in Cape Coral and Lee County. We can walk you through the association rules and what the home realistically rents for.
Living in Cape Royal: a buyer’s guide
Cape Royal sits on the western edge of Cape Coral, off Pine Island Road near Burnt Store Road. Homes here have a Cape Coral mailing address, but the community is outside the city limits, in unincorporated Lee County. Cape Coral municipal property taxes and city charges do not apply; county, school and other applicable taxes and charges do, and Lee County handles permits.
The Royal-Tee Homeowners Association, Inc., known as the Cape Royal HOA, covers about 483 homesites. When the course closed in 2016, homeowners voted to buy it, and it reopened in 2017 as Cape Royal Golf Club.
Inside Cape Royal
- Golf: A 27-hole course owned by the homeowners association and run by an outside golf operator. It is open to the public, and residents can buy an optional annual pass.
- Clubhouse and recreation: A restaurant and bar, a pro shop and a putting green, with tennis, pickleball and bocce within the community.
- Lakes: Lakes and landscaped open space wind through the course.
- The gate: The main gate is open to the public during the day for golf and the restaurant, with controlled entry at night.
Types of Homes in Cape Royal
Every home is a detached single-family home, most with a private pool, a two- or three-car garage and a golf course, lake or preserve view. Most run about 2,100 to 3,500 square feet, with some smaller homes and a few much larger. Homes in recent sales and listings were built from 1987 through 2024.
Most homes use a septic system rather than a city sewer, and many water the lawn from a well. Ask for the septic inspection and service records along with the roof age, the wind mitigation report and any storm repairs. Check the association’s approval rules before any exterior change and get any required Lee County permits; association approval does not replace a county permit.
What Living in Cape Royal Is Like
Life here centers on the course and the clubhouse, with a restaurant and bar, tennis, pickleball and bocce within the community. Cape Royal has no Gulf-access canals; its waterfront homes overlook lakes.
Pine Island Road leads west to Matlacha and Pine Island and east to Cape Coral’s shops, and Burnt Store Road and Veterans Parkway connect to the rest of the city and Fort Myers. Use the interactive What’s Nearby map to test the drives to the places that matter to you.
What to Know Before You Buy
- Outside the city: Cape Royal is in unincorporated Lee County. County taxes, the Matlacha/Pine Island Fire Control District and Lee County’s solid waste assessment apply; Cape Coral’s city charges do not. Check the tax bill for other assessments. Permits come from Lee County.
- Association fees: The regular assessment has been about $1,440 to $1,570 a year in 2025 and 2026, plus $295 a year toward the 2017 golf course purchase. Confirm the current amounts with the association.
- One-time fee: The association collects a $3,500 capital contribution when a home sells. Confirm the amount and who pays it.
- Golf is optional: Owning a home does not require a golf membership. Annual passes are sold separately, with resident pricing.
- Utilities: Drinking water comes from the Greater Pine Island Water Association. Most homes have a septic system, and many irrigate from a well.
- Storm repairs and insurance: Ask about past hurricane or flood damage, completed repairs and permits, and any open insurance claims. The association’s insurance does not cover your house or belongings.
- Association records: Review the current budget, financial statements and recent meeting minutes for planned work, added assessments and golf course obligations.
- Schools: Served by Lee County Public Schools, which places students through School Choice rather than by address.
- Flood zone: It varies by address, and a lower-risk zone does not mean a home cannot flood. Get insurance quotes before you make an offer, and check the zone with our flood zone lookup.
Flood risk
Check a Cape Coral address’s flood zone
Flood zone and insurance costs can vary from one block to the next in Cape Coral. Look up the FEMA flood zone for any address in seconds, so you know the zone before you get an insurance quote and make an offer.
Open the flood zone lookup →Moving from up north? Compare your winter with Southwest Florida on our Cape Coral page. Our Florida relocation tax calculator compares what you pay now against what you would pay here, and our cost of owning a home guide puts association fees beside property taxes, insurance and the other yearly costs.
Cape Royal FAQs
01Is Cape Royal in Cape Coral?
The short answer
It has a Cape Coral mailing address but is in unincorporated Lee County.
Cape Coral municipal taxes and city rental registration do not apply. County taxes, the Matlacha/Pine Island Fire Control District and Lee County’s solid waste assessment do, and permits come from Lee County.
02What are the HOA fees in Cape Royal?
The short answer
About $1,440 to $1,570 a year in 2025 and 2026, plus a $295 yearly golf course assessment.
The association also collects a $3,500 capital contribution when a home sells. Confirm the current amounts with the association.
03Do you have to join the golf club in Cape Royal?
The short answer
No. Golf membership is optional.
The homeowners association owns the 27-hole course, which is open to the public. Residents can buy an annual pass at resident pricing or pay as they play.
04Is Cape Royal gated?
The short answer
Yes, with controlled entry at night.
The main gate is open to the public during the day for golf and the restaurant.
05Can you rent out a home in Cape Royal?
The short answer
Yes, for at least 30 days at a time and no more than four rentals per calendar year.
The published application calls for submission at least 30 days before move-in and background checks for adults; confirm the current requirements before arranging a lease. Leases of six months or less can owe state and county taxes.
06Does Cape Royal have city sewer?
The short answer
Most homes use a septic system.
Drinking water comes from the Greater Pine Island Water Association, and many homes irrigate from a well. Check the system for the specific home.
07How old are the homes in Cape Royal?
The short answer
Homes in recent sales and listings were built from 1987 through 2024.
The community grew around the golf course, so a street can mix older homes and newer ones.
08What flood zone is a Cape Coral home in, and how do I check it?
The short answer
Flood zones change from one block to the next, so the only answer that counts is the one for that exact address.
The zone affects both insurance cost and lender requirements, and two homes on the same street can sit in different ones. Check the FEMA flood zone for the address first, then get a current insurance quote before you make an offer.
Look up any address Southwest Florida flood zone lookupExplore other Cape Coral communities
Comparing options nearby? Jump to another Cape Coral community, or see the whole city market.
Buying in Cape Royal?
Compare the right Cape Royal homes.
Cape Royal homes sold for a median of $620,000 over the past 12 months, and nine were for sale on October 1. Before you make an offer, we compare the view, the lot, the roof and the septic system with recent sales.
Own a Cape Royal home?
Price your Cape Royal home within the right comparison set.
Prices here depend on the view, the size and age of the home and its updates. We compare your home with the latest Cape Royal sales. See how we sell a Southwest Florida home before you pick an agent.
Worthington Research
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Sources and how we checked them
- Homes, the association and the golf course
- Home sizes, years built, utilities and fees come from MLS records and the Cape Royal HOA’s published documents. The golf course history comes from the association and the Cape Royal Golf Club.
- Renting it out
- The rental rules come from the Cape Royal HOA’s rental application. Cape Royal is outside Cape Coral city limits, so the city’s rental registration does not apply.
- What it costs to own
- The association fees, the golf course assessment, the $3,500 capital contribution and the rental rules come from the Cape Royal HOA’s published documents and MLS records for 2025 and 2026. Confirm current amounts with the association’s estoppel letter.
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Home Value
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