Park View

“Park View” in Cape Coral isn’t one HOA, it’s four separate condominium associations, each with its own recorded declaration and its own Florida corporation. I’m Brenton Miebach, a REALTOR® in Cape Coral, and Park View I, II, III, and Pointe sit next to each other in the same 33904 neighborhood, built across a three-year span from 1977 to 1980, with no master association tying them together. I’ve confirmed the four-association structure independently, against the Florida corporate registry and the county’s own parcel records, and I’d rather give you that confirmed structure, plus an honest account of what fee and rule figures aren’t yet backed by a document, than repeat one invented number for the whole complex.

Is Park View one association?

No, it’s four, each incorporated separately with the State of Florida and each governing its own recorded condominium declaration. I confirmed every entity two ways: by matching each association’s Sunbiz-listed officers to actual unit owners on the Lee County parcel roll, and by matching each section’s parcel-level legal description to its own distinct recording reference. All four checks agreed, section by section.

Association	Built	Units (county parcel roll)	Recorded declaration
Park View I	1977–78	23	O.R. 1155, Pg. 89
Park View II	1979	19	O.R. 1281, Pg. 52
Park View III	1979	31	O.R. 1362, Pg. 1728
Park View Pointe	1980	30	O.R. 1424, Pg. 2174, amended O.R. 2961, Pg. 3449

Four different recording references, four different Sunbiz corporations, built in four separate phases, nothing here financially connects one section to another. If you’re comping a unit, confirm which of the four sections it actually belongs to before assuming its fee or rules match the building next door.

What are the HOA fees at Park View?

Now confirmed for all four sections, each from at least two independent sources, and each one is genuinely different, because fees are set section by section, not community-wide.

Association	Fee	Frequency	Source
Park View I	$2,595/quarter ($10,380/yr)	Quarterly	Association’s 2026–2027 approved budget, matching an active MLS listing exactly
Park View II	$1,300/quarter ($5,200/yr), this unit’s share; fees are share-based	Quarterly	Signed condominium rider (Nov. 2022) and the association’s own 2022 P&L budget performance report
Park View III	$1,590/quarter ($6,360/yr), as approved for 2023	Quarterly	Association’s approved-budget column plus a signed condominium rider on a 2023 sale
Park View Pointe	$2,298.97/quarter (~$9,196/yr)	Quarterly	Signed condominium rider on a 2026 sale, matching MLS data almost exactly

Two caveats worth knowing. Park View III’s fee has been climbing fast, insurance alone rose 46% from 2023 to 2024, so the $1,590 figure above is a dated 2023 fact, not today’s number; a 2025 listing showed $2,175/quarter, but that’s a single source I haven’t independently corroborated yet, so treat it as directional rather than confirmed. And Park View II’s fee is share-based rather than a single flat number, $1,300/quarter is what one specific unit paid, reconciling with the association’s total budgeted assessments across its 19 units, but your unit’s exact share can differ.

Is Park View age-restricted?

Yes for two of the four sections, no for the other two, and this is the single most consequential distinction within the Park View name, one that affects buyer qualification directly and that no aggregator I’ve seen gets right.

Association	55+ restricted?	Source
Park View I	Yes	Recorded 1996 amendment to the Rules and Regulations (O.R. 2114, Pp. 1165–1169), plus the association’s current Age Verification Statement
Park View II	No	Three current governing documents reviewed in full, 2022 Rules and Regulations, current transfer application, and the complete developer prospectus, none contain any age-restriction language, and there’s no Age Verification form in the application packet
Park View III	Yes	Association’s own Consent to Transfer Ownership Application (“Do you understand that this is a 55+ community?”) plus a structured MLS field confirmed positive on 38 independent listings at Park View III addresses
Park View Pointe	No	Current application asks for children’s ages, not a 55+ acknowledgment; no recorded instrument in the full 2010–2026 county records chain establishes an age restriction

Getting this backwards cuts both ways: describing a non-restricted section as 55+ excludes families unlawfully, and describing an age-restricted section as open misleads a buyer who’d be turned down at application. Confirm directly with the specific association before you rely on either answer for a particular unit.

What’s the minimum lease at each Park View section?

Association	Minimum lease	Basis
Park View I	90 days	Recorded 1987 amendment to the Declaration, a permanent restriction, not a board rule
Park View II	90 days, one-year maximum	Board-adopted Rules and Regulations and the current transfer application, not recorded, so amendable without recording
Park View III	One year, one lease per year	Association’s own transfer application, also a board rule, not recorded. (An older “90 days” figure that circulated for this section is debunked, a single unsupported data field.)
Park View Pointe	Three consecutive months, one-year maximum; new owners can’t lease for 18 months after taking title	Recorded 2019 amendment to the Declaration

Does Park View allow pets?

Association	Pet rule
Park View I	Not permitted, in units or anywhere on the condominium property
Park View II	One pet per unit, 15 lb maximum, indoor only, owners only (tenants may not keep pets), leashed and exercised only in the designated curbed area, none in the pool area
Park View III	One small dog (20 lb or less), or up to two ordinary domestic cats
Park View Pointe	Pets are restricted and require Board disclosure and written approval before occupancy; the association’s own application doesn’t state the exact numeric limits

Is there an application fee at Park View?

Park View II and III both charge $100 per applicant, a separate application and fee from every person 18 or older intending to reside in the unit, submitted at least 20 business days ahead of move-in, with a Board interview as part of the process. (Both sections share the same management company, American Condominium Management, and a near-identical application form.) Park View Pointe charges $150 per applicant, though spouses and parent/dependent-child pairs are billed as a single applicant, and lease renewals with the same tenant are $0. I don’t yet have a confirmed application fee for Park View I.

Frequently asked questions

Is Park View one association?

No. Park View is four separate condominium associations. I, II, III, and Pointe, each with its own recorded declaration and its own active Florida corporation, built between 1977 and 1980, with no master association connecting them.

How many units are at Park View?

103 total across the four sections, per Lee County’s parcel roll: 23 in Park View I, 19 in Park View II, 30 units in Park View III (per the recorded declaration; 31 parcels including one common-element parcel), and 30 in Park View Pointe.

What are the HOA fees at Park View?

$2,595/quarter for Park View I, $1,300/quarter (share-based) for Park View II, $1,590/quarter for Park View III (a dated 2023 figure, it’s risen since), and $2,298.97/quarter for Park View Pointe. Each figure comes from at least two independent sources; confirm the current amount with the specific association before writing an offer.

Is Park View age-restricted?

Park View I and III are age-restricted 55+ communities. Park View I by a recorded 1996 amendment, Park View III by its own transfer application and corroborating MLS data. Park View II and Pointe are not age-restricted; both have current governing documents with no age language at all.

What’s the minimum lease at Park View?

90 days at Park View I (recorded) and Park View II (board rule); one year at Park View III (board rule); three consecutive months at Park View Pointe (recorded), with an 18-month restriction on new owners.

Does Park View allow pets?

Park View I doesn’t allow pets at all. Park View II allows one pet up to 15 lb, owners only. Park View III allows one small dog up to 20 lb or up to two cats. Park View Pointe restricts pets and requires Board approval, though the exact numeric limits aren’t confirmed yet. These rules don’t carry across sections.

Is there an application fee at Park View?

$100 per applicant at Park View II and III, $150 per applicant at Park View Pointe (spouses and parent/dependent-child pairs count as one applicant). Not yet confirmed for Park View I.

Looking at a unit in Park View?

Park View is a genuinely useful example of why “the HOA fee” is the wrong question for a lot of Cape Coral’s older condo stock, it’s four buildings, four associations, and four sets of numbers, not one. It sits a short distance from two other communities I track the same document-by-document way, River Park Place and Parkside at the Rivers, along the SE 20th Place corridor near the Caloosahatchee. Tell me which of the four sections you’re considering and I’ll chase down that specific association’s current budget and rules before you write an offer. I’m Brenton Miebach, REALTOR®, and if you’re ready to start comparing units, my home search tool is a good place to begin.