Cape Coral is a city organized around its water, but south of Cape Coral Parkway, it’s also organized around its associations. Two ZIP codes, 33904 and 33914, hold roughly 330 separate HOA and condominium associations between them, most of them small, decades-old buildings with almost no web presence at all. I’m Brenton Miebach, a REALTOR® here in Cape Coral, and this page is the index to the ones I’ve researched in depth, document by document, association by association, plus how the two corridors fit together for anyone trying to make sense of South Cape from a standing start.

How South Cape Coral’s Associations Are Organized

By my count from Lee County’s own parcel records, 240 residential associations in 33904 and 92 in 33914, 332 combined, almost entirely condominiums. 33904, the older riverfront ZIP closest to the Caloosahatchee, is genuinely condo country: 182 of its 240 associations hold fewer than 20 units apiece, mostly 1970s–80s canal-front buildings that are individually tiny but collectively the dominant housing stock in South Cape. 33914, southwest of downtown, skews younger, 2000s-era condo buildings plus a handful of gated single-family HOAs, and has far fewer large associations left to research.

The pattern that matters most for buyers: a marketing name and a legal association are often not the same thing. “Park View” is really four separate condominium corporations. “Parkside at the Rivers” is four associations, and MLS files three of them under a completely different name. “Courtyards of Cape Coral South” looks like three phases and is legally one. I sort every one of these out on the community’s own page rather than assume the marketing name tells you the governance structure, because in this market, it usually doesn’t.

South Cape Coral, 33904: The Riverfront Corridor

33904 runs along the Caloosahatchee River south of Cape Coral Parkway, and most of the communities I’ve researched here cluster on or near SE 20th Place and Palm Tree Boulevard, an easy walk of each other, built across five decades. Every fee figure below is exactly what’s published on that community’s own page today; where a page says a figure isn’t yet confirmed, I’ve left it that way here too.

• River Towers, riverfront 55+ towers, two buildings on the Caloosahatchee at SE 20th Place, with fees of $603/month (2BR) and $903/month (3BR) per the association’s 2025 approved budget.
• Parkside at the Rivers, four separate condo associations next door to River Towers, and MLS files three of the four under a different name entirely.
• Park View, four separate condominium associations (I, II, III, and Pointe) sharing one name in the same 33904 neighborhood, built 1977–1980.
• River Park Place, a single 58-unit riverfront association with a Structural Integrity Reserve Study confirmed on file with the state.
• Clipper Bay, two separately incorporated associations, Clipper Bay Condo and the Verandas, sharing one name and one marina-view corner; recorded documents confirm neither association is age-restricted, a 2021 amendment for the Condo, the original 1991 Rules and Regulations for the Verandas.
• Harbor South, a 1965 mid-rise on Cape Coral Parkway East where the state’s SIRS database shows no structural reserve study on file past the December 2025 deadline.
• Country Club Estates Condo, a self-contained 67-unit 1968 condominium easily confused with a much larger, unrelated single-family subdivision of the same name.
• Banyan Trace, 232 units off Palm Tree Boulevard, governed by a master association plus seven separately incorporated condo buildings, each with its own fee.

Southwest Cape Coral, 33914: The Marina Corridor

33914 covers the southwestern tip of the Cape, where the canal grid meets the Caloosahatchee’s mouth and two marina developments anchor the corridor. This is also where you’ll find the newer condo stock, mostly 2000s construction, and the community with the single most useful flat-fee story in this whole guide.

• Cape Harbour, an open, public marina village of restaurants and shops wrapped around gated residential pods, with unrestricted-height Gulf access since the Chiquita Lock’s removal in June 2025.
• Tarpon Point Marina, the roughly 150-acre gated master development anchoring the towers, coach homes, and estates below, with 261 slips and a run to open water with no lock and no fixed bridge.
• Tarpon Landings, the three high-rise towers at Tarpon Point, 210 declared residences, with condo fees starting from $1,450/month (2026) plus the Tarpon Point master fee.
• Tarpon Estates, the only single-family enclave at Tarpon Point, 47 homesites, the lowest carrying costs and the strictest lease minimum (90 days) in the development.
• Porto Vista, twelve separately incorporated condo buildings under one master association, with a recorded 30-day minimum lease straight from the 2003 declaration.
• Courtyards of Cape Coral South, 132 units across three phases, one recorded declaration, one flat $524/month fee (2025 approved budget) regardless of unit size.

West of the Canals: Cape Royal

Not every community I cover sits in the canal grid. Cape Royal is a gated golf community at Pine Island Road and Burnt Store Road, in unincorporated Lee County rather than inside Cape Coral’s city limits, and the homeowners association itself owns the 27-hole golf course, having bought it for $1.4 million in January 2017 after the previous operator closed it. It’s the community I point buyers toward when gulf access isn’t the priority and an inland, lake-and-fairway setting is.

Beyond These 15 Communities

These fifteen pages are the communities I’ve fully researched against recorded declarations, association budgets, and signed statutory disclosures, not the whole map. Lee County’s parcel records list well over 300 residential associations across 33904 and 33914 alone, most of them small buildings of fewer than 20 units that nobody has written a word about online. I’m working through that list association by association, largest first, and I’d rather tell you honestly which fifteen are covered in depth today than pad this page with names I haven’t verified yet. If your building isn’t listed above, reach out, there’s a good chance I’m already looking at it.

Looking for a Home, Not Just a Community?

If you already know you want gulf access, start with my guide to waterfront & Gulf-access homes in Cape Coral, it explains locks, bridges, and what “gulf access” actually means from listing to listing before you compare specific neighborhoods. For south Cape Coral generally, my South Cape Coral homes page is the broader entry point. And when you’re ready to see live inventory across any of these communities, search current listings directly through my home search tool.

Cape Coral condo & HOA questions, answered

What HOA and condo communities are in Cape Coral’s 33904 ZIP code?

33904, the riverfront corridor along the Caloosahatchee, holds several communities I track in depth: Banyan Trace (232 units, a master association plus seven separate condo buildings), River Towers (a recorded 55+ community), Clipper Bay (two separate associations sharing one name), Parkside at the Rivers (four separate associations on SE 20th Place), Park View (four separate associations. I, II, III, and Pointe), Country Club Estates Condo (a 67-unit 1968 building), River Park Place (with a Structural Integrity Reserve Study on file with the state), and Harbor South (a 1965 mid-rise). By my count from Lee County parcel records, 240 residential associations total sit in this ZIP, these eight are the ones with verified fee and governance detail published so far.

What HOA and condo communities are in Cape Coral’s 33914 ZIP code?

33914, the southwest marina corridor, holds Cape Harbour (an open marina village with gated residential pods), the Tarpon Point master development, covering Tarpon Point Marina, the Tarpon Landings towers, and the single-family Tarpon Estates, plus Porto Vista (twelve separately incorporated buildings under one master association) and Courtyards of Cape Coral South (132 units under one flat fee). By my count from Lee County parcel records, 92 residential associations total sit in this ZIP.

Are there 55+ condo communities in Cape Coral?

Yes. River Towers, on SE 20th Place, is a recorded 55+ community: its 1998 Amended and Restated Declaration of Condominium requires at least one occupant of each unit to be 55 or older. It’s worth knowing that neighboring buildings don’t automatically follow suit: Clipper Bay, a few blocks south, is confirmed NOT age-restricted at both of its associations by recorded documents, a 2021 amendment for Clipper Bay Condo, and the original 1991 Rules and Regulations for Clipper Bay Verandas, and none of the four associations that make up Parkside at the Rivers, right next door to River Towers, impose a 55-and-over restriction either, based on a full read of each original declaration rather than every later amendment. Always confirm a specific building’s age-restriction status against its own recorded declaration rather than assuming from its neighbors.

Which Cape Coral condo communities have direct Gulf access without a lock or bridge?

Two of the communities I cover advertise unrestricted routes to open water. Cape Harbour’s marina has offered unrestricted overhead height since the Chiquita Lock was removed on June 17, 2025. Tarpon Point Marina, serving Tarpon Landings, Tarpon Gardens, and Tarpon Estates, runs roughly three miles to open water with no lock and no fixed bridge, and was never affected by the Chiquita Lock in the first place. Tarpon Estates specifically notes that many of its canal-front lots carry dock capability along that same direct route.

How much are HOA or condo fees in Cape Coral’s association communities?

It depends entirely on the community, and in several cases, on the specific building within it, so there’s no single citywide number. A few examples already published and sourced on my community pages: Courtyards of Cape Coral South charges one flat $524/month fee across all 132 units regardless of size, per its 2025 approved budget. River Towers charges $603/month for two-bedroom units and $903/month for three-bedroom units, per its 2025 approved budget. Tarpon Landings condo fees start from $1,450/month (2026), plus a separate Tarpon Point master association fee of $3,067/year. Several communities I cover, including Park View, Country Club Estates Condo, and River Park Place, don’t yet have a fee figure I consider confirmed enough to publish; each community’s own page tells you plainly which figures are verified and which are still pending confirmation.

Let’s Find Your Corner of Cape Coral

I keep every one of these pages current from recorded declarations, association budgets, and signed disclosures, not scraped listing fields, because in this market, the community you buy into matters almost as much as the house itself. Tell me what you’re looking for, riverfront, marina, gated golf, or something smaller I haven’t published yet, and I’ll walk you through the current documents and inventory before you write an offer. Call or text (239) 990-7738, email brenton@brentonmiebach.com, or send me a note and I’ll reply within one business day.

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