Isles Of Porto Vista
Condos for Sale in Cape Coral, FL
All 526 homes for sale in Cape Coral, FL · median $315,000 · 273 condos for sale in Cape Coral · 508 homes for sale in 33909 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of November 2026, Isles Of Porto Vista in Cape Coral, FL has 7 homes for sale, asking from $159,900 to $199,900 (median $179,900). Over the 12 months ending 2026-11-11, 5 recorded sales closed at a median of $148,000, $99 per square foot, a median 114 days on market, sellers accepting 94% of original asking. Homes listed or recently sold were built 2006–2007; 7 of 7 report an HOA (median $145/mo); none of the 7 geocoded homes sit in a FEMA special flood hazard zone (median elevation 20 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $2,360 ($1,700 with the full homestead exemption).
Last 30 days in Isles Of Porto Vista: 3 new listings (median asking $179,900). As of November 13, 2026, Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate.
Homes For Sale Right Now in Isles Of Porto Vista
Live MLS inventory for Isles Of Porto Vista. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active · 223 daysTop listing
Active · 0 days
Active · 199 days
Active · 16 days
Active · 0 days
Active · 235 days
Active · 67 daysActive and pending Isles Of Porto Vista listings as of 2026-11-13, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
The number that matters most here is the price per square foot, $118.45, sitting well under what a lot of Cape Coral product commands. That, combined with a median price of $169,000, tells you this is an entry-level slice of the Lee County market, and pricing is doing the work of moving inventory rather than scarcity or amenities.
A market heat score of 31 and a median 44 days on market point to a buyer's pace, not a seller's. Year-over-year movement of 1.2% is essentially flat, so pricing power here is coming from condition and presentation of individual units, not from broad appreciation. With only 11 closings in the window, this is a thin market where a single unusual sale can swing the comps, so pricing has to be built off the right handful of comparables, not the average.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Isles Of Porto Vista right now
🟢 Buyer-leaning market. 16.8 months of supply and 0% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Florida Gulf Coast MLS records, as of November 11, 2026. Confidence: Medium (7 active and pending listings, 5 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 14, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Isles Of Porto Vista market snapshot (as of November 11, 2026): the median sale price is about $148K ($99 per sq ft over the trailing 12 months of closed sales), a median 114 days on market for closed sales, and 16.8 months of supply, a buyer-leaning market.
In ZIP 33909 (Cape Coral), 60 homes closed in the last 12 months at a median of $250K ($138/sq ft), with a median 82 days on market. Right now 77 active and 22 pending listings put supply at about 15.4 months — a soft market. See the live ZIP 33909 housing market and the Lee County market.
Florida Gulf Coast MLS sales records identify 15 homes in Isles Of Porto Vista that have changed hands, built between 2006 and 2007 (median 2007), with a median living area of about 1,460 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. Source: Florida Gulf Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Isles Of Porto Vista is a lower-priced entry point in Cape Coral, with pricing and pace that reflect a small, slow-moving market rather than a high-demand pocket of Lee County.
The setting & the homes.
Aerial and on-site photos of Isles Of Porto Vista. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Isles Of Porto VistaIsles Of Porto VistaIsles Of Porto VistaIsles Of Porto VistaIsles Of Porto VistaIsles Of Porto VistaIsles Of Porto VistaPhotos from Florida Gulf Coast MLS listings in Isles Of Porto Vista; content deemed reliable but not guaranteed.
Who Isles Of Porto Vista is best for.
Best for
- A buyer targeting an entry-level price point in Cape Coral with a modest, flexible budget.
- An investor comfortable underwriting off a thin, 11-closing data set and pricing conservatively.
- A buyer with patience for a market that moves on a roughly 44-day timeline rather than a fast turnaround.
Probably not for
- A buyer who wants on-site community amenities as part of the purchase, none are currently identified here.
- A seller expecting rapid appreciation, year-over-year movement here has been essentially flat at 1.2%.
- A buyer who needs a large pool of recent comparable sales to feel confident in a price.
Isles Of Porto Vista on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Florida Gulf Coast MLS. Map data © OpenStreetMap contributors.
The Isles Of Porto Vista buying strategy.
If we were buying in Isles Of Porto Vista today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Isles Of Porto Vista.
A Market Defined by Patience
At $118.45 per square foot, this community prices well below higher-amenity Cape Coral product, and the current MLS data does not surface any community amenities to layer onto that value. That means the case for a unit here rests on the unit itself, its condition, its layout, its location within the community, not on a clubhouse or gated pool pulling buyers in.
The 44-day median days-on-market figure, paired with a market heat score of 31, describes a market where listings sit rather than sell in a bidding-war window. Sellers should expect to compete on presentation and price, and buyers have room to negotiate rather than chase. With just 11 closings in the tracked window, treat any single comp with some skepticism and build your number from the fuller trend, not one data point.
The location and the amenities are priced into every listing in Isles Of Porto Vista. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a thin-volume market like this one, the comps you use to set a price matter more than usual. We pull the full closing history rather than lean on any single recent sale, and we price for the market's actual pace, not the pace we wish it had.
Isles Of Porto Vista in 15 seconds.
Tools for a Isles Of Porto Vista buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Isles Of Porto Vista sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Isles Of Porto Vista, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Isles Of Porto Vista home worth?
Get a no-obligation home value based on real comparable sales in Isles Of Porto Vista, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recently off market in Isles Of Porto Vista
Homes in Isles Of Porto Vista that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 5 on record.
- 2904 Tuscan Dr 104 · off market
- 2913 Tuscan Dr 203 · off market
- 3968 Pomodoro Cir 204 · off market
- 3969 Pomodoro Cir 201 · off market
- 3969 Pomodoro Cir 203 · off market
| Location | Cape Coral, Lee County, FL · ZIP 33909 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Sale prices, last 12 months | $148,000 median across 5 closed sales · $99 per sq ft |
| Days on market (closed sales) | 114 median |
| For sale right now | 7 active, 0 pending · median asking $179,900 · 16.8 months of supply |
Data as of November 11, 2026. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Market figures describe homes, not residents. Cite as: Momentum Realty, “Isles Of Porto Vista key facts,” movewithmomentum.com/neighborhoods/isles-of-porto-vista, data as of November 11, 2026.
Just listed in Isles Of Porto Vista
The newest homes for sale in Isles Of Porto Vista right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 3948 Pomodoro Cir 102 $194,900 · 2 bd · 2 ba · 1,270 sq ft · new today Courtesy of Marina Park Realty LLC
- 3968 Pomodoro Cir 301 $179,000 · 2 bd · 2 ba · 1,270 sq ft · new today Courtesy of SWFL Legacy Realty Group LLC
- 2904 Tuscan Dr 101 $179,900 · 2 bd · 2 ba · 1,280 sq ft · listed Oct 29, 2026 Courtesy of Berkshire Hathaway Florida
- 3964 Pomodoro Cir 304 $159,900 · 2 bd · 2 ba · 1,270 sq ft · listed Sep 8, 2026 Courtesy of Berkshire Hathaway FL Realty
- 3964 Pomodoro Cir 104 $189,900 · 2 bd · 2 ba · 1,270 sq ft · listed Apr 29, 2026 Courtesy of NHN NewHome Network Realty LLC
- 3939 Pomodoro Cir 102 $199,900 · 2 bd · 2 ba · 1,270 sq ft · listed Apr 5, 2026 Courtesy of EXP Realty LLC
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Isles Of Porto Vista Right Now (7)
All 7 active and pending Isles Of Porto Vista listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3968 Pomodoro Cir 301 · $179,000 · 2 bd / 2 ba · listed Oct 24, 2026 · listed by SWFL Legacy Realty Group LLC
- 2904 Tuscan Dr 101 · $179,900 · 2 bd / 2 ba · listed Oct 18, 2026 · listed by Berkshire Hathaway Florida
- 3948 Pomodoro Cir 102 · $194,900 · 2 bd / 2 ba · listed Oct 14, 2026 · listed by Marina Park Realty LLC
- 3964 Pomodoro Cir 304 · $159,900 · 2 bd / 2 ba · listed Sep 2, 2026 · listed by Berkshire Hathaway FL Realty
- 3939 Pomodoro Cir 102 · $199,900 · 2 bd / 2 ba · listed Aug 15, 2026 · listed by EXP Realty LLC
- 3964 Pomodoro Cir 104 · $189,900 · 2 bd / 2 ba · listed Aug 15, 2026 · listed by NHN NewHome Network Realty LLC
- 3957 Pomodoro Cir 201 · $160,000 · 2 bd / 2 ba · listed Aug 15, 2026 · listed by Realty One Group MVP
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What it really costs to own in Isles Of Porto Vista
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $2,729/yr across 14 listings here (MLS tax records, 2026-11-14). |
|---|---|
| HOA dues | Median $145/month across 7 MLS listings (most billed monthly; 2026-11-14). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Lee County is $2,197/yr (6,508 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2006 across 14 listings. An original roof here would be about 20 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $556/month (tax $227, HOA $145, insurance $183). An estimate from the sources above, not a quote.
Email me new listings in Isles Of Porto Vista
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Isles Of Porto Vista Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Isles Of Porto Vista Condos for Sale will answer, and the answer is published on this page for the next buyer.
18% of homes for sale in ZIP 33909 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-11-14).
Frequently Asked Questions
What is the median home price in Isles Of Porto Vista?
How long do homes in Isles Of Porto Vista take to sell?
Is Isles Of Porto Vista a buyer's or seller's market right now?
Who is the best real estate agent for Isles Of Porto Vista?
How do I find a top Cape Coral real estate agent who knows Isles Of Porto Vista?
Can Momentum Realty connect me with an agent for Isles Of Porto Vista?
Where is Isles Of Porto Vista, and what county is it in?
Is Isles Of Porto Vista a good place to live?
Should you buy in Isles Of Porto Vista?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: November 13, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending November 11, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (5 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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