33990 (Cape Coral)
Housing Market
Median sale price $330,000, up 4.6% year over year, with homes going under contract in about 72 days.
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Housing Market Analyst
Inventory sits at 4.8 months of supply — balanced by the 3-to-6-month balanced benchmark, and 50% of listed homes are already under contract. Prices are up 4.6% versus the prior year and sellers are still collecting 91.5% of asking. Taken together, the data points to a broadly balanced market where preparation decides who wins.
Who has leverage right now
Leverage scores are derived from the Momentum Score (supply, demand, speed, pricing power, and trend). Right now the data favors neither side decisively.
- Prices — balanced supply argues for a sideways market; condition and pricing decide individual outcomes.
- Inventory — tightening over the tracked window; watch whether that holds through the season.
- Negotiating power — buyers gain ground as 50% of inventory sits under contract.
- Mortgage sensitivity — at 4.6× income, this market is moderately sensitive to rate moves; rate relief tends to show up in demand here quickly.
Derived from current 33990 data, not a prediction or guarantee. Markets move; talk to an agent before acting on any single reading.
Where 33990 is hot — and where it isn't
Each dot is a community (15 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on 33990 (Cape Coral)
The median sale price across 33990 currently stands at $330,000, up 4.6% from a year ago. Buyers are paying a median of $198 per square foot. The typical home goes under contract in about 72 days. Sellers are capturing 91.5% of their original asking price on average.
At the current sales pace that works out to 4.8 months of supply — roughly balanced conditions by the standard six-month benchmark.
Zillow's home value index for Lee County stands at $337,352. About 22% of listings county-wide have taken a price cut — a useful gauge of seller flexibility.
Weighing supply, demand, speed, pricing power, and trend together, the Momentum Score for 33990 is 56 of 100 — balanced market territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of August 26, 2026.
33990 since 2012 — and where it’s heading
A median home here sold for $306,875 in 2012 and $338,513 over the last recorded year — 10% appreciation across 14 years of recorded sales. Cash buyers took 56% of recent sales, down from a 58% peak.
Median sale price · 2012–2026 (2,577 recorded sales)
Days on market by year
Cash buyers · share of sales
Home value trend · Lee County (Zillow ZHVI)
For-sale inventory · county (Zillow)
Median price · daily recalculation
What’s driving 33990
Top inbound states: NY, IL, NJ, OH. Movers arriving report ~$123,695 average income. Source: IRS SOI county-to-county migration, 2022-2023
6,508 Citizens policies in force in Lee County — the state-backed insurer of last resort. Budget insurance into any Lee purchase before you fall in love with a house. Source: Citizens Property Insurance, Detail by County, April 2026
9,962 single-family · 3,585 multi-family · 17.1 per 1,000 residents. Future supply pressure starts here. Source: U.S. Census Bureau, Building Permits Survey, 2025
The calls we’re making from today’s data
The sharpest 1-yr median swing among tracked communities. Thin samples can exaggerate swings — verify with a comp analysis before treating it as trend.
Both sides have a case: buyers should negotiate on days-on-market, sellers should lean on the under-contract rate. Preparation, not the market, decides who wins a balanced tape.
Generated from today’s data by Momentum’s analysis engine and reviewed on a rolling basis by our broker team.
Neighborhoods on the move
| HIGHLANDS RESERVEPalm City | $765K | ▲ 12% |
| Island Cove Of Cape CoralCape Coral | $310K | ▲ 2% |
| Lake Arrowhead Mob VillageNorth Fort Myers | $140K | ▲ 2% |
| Country ClubAlva | $404K | ▲ -1% |
| Bella VidaCape Coral | $330K | ▲ -2% |
| Courtyards Of Cape Coral SouthCape Coral | $146K | ▼ 23% |
| LochmoorNorth Fort Myers | $362K | ▼ 13% |
| Van Loon CommonsCape Coral | $172K | ▼ 11% |
| ManorFort Myers | $205K | ▼ 7% |
| Bella VidaCape Coral | $330K | ▼ 2% |
| HIGHLANDS RESERVEPalm City | $765K | 4 |
| ManorFort Myers | $205K | 42 days |
| Courtyards Of Cape Coral SouthCape Coral | $146K | 52 days |
| HIGHLANDS RESERVEPalm City | $765K | 56 days |
| Island Cove Of Cape CoralCape Coral | $310K | 64 days |
| LochmoorNorth Fort Myers | $362K | 67 days |
Cities in this ZIP
Most active communities
Put this data to work
The questions people actually ask
Should I buy a house in 33990 right now?
The data says conditions currently favor neither side decisively in 33990 — the Momentum Score reads 56/100 with 4.8 months of supply. For buyers that means preparation over hesitation: well-priced homes still move fast, but there is more room to negotiate than a year ago. The right timing always depends on your rate, your equity, and how long you plan to stay — not just the market.
Is 33990 becoming more affordable?
No — the median sale price in 33990 is $330,000, up 4.6% versus the prior year, while sellers still capture 91.5% of asking price. Rising prices mean waiting has a cost; affordability hinges mostly on your rate.
Where are prices falling fastest in 33990?
Among tracked communities with enough sales to measure, the sharpest 1-year median declines are Courtyards Of Cape Coral South (-23%); Lochmoor (-13%); Van Loon Commons (-11%). Note that community-level medians move on small sale counts — a few high- or low-end closings can swing them — so treat these as leads for a comp analysis, not verdicts.
Which 33990 neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are Manor (42 days); Courtyards Of Cape Coral South (52 days); HIGHLANDS RESERVE (56 days) — homes there go under contract well ahead of the market-wide pace of 72 days.
33990 (Cape Coral) housing market FAQ
What is the median home price in 33990?
The median sale price in 33990 is currently $330,000, up 4.6% from a year ago, based on MLS sales data updated August 26, 2026.
Is 33990 a buyer's or seller's market right now?
The data currently is roughly balanced. 33990 scores 56 of 100 on the Momentum Score, with 4.8 months of housing supply. Conditions change; this page updates daily.
How long do homes take to sell in 33990?
The typical home in 33990 goes under contract in about 72 days, per current MLS data.
Are home prices in 33990 rising or falling?
Median sale prices are up 4.6% year over year based on a rolling comparison of MLS sales.
Momentum agents use this intelligence every day to price listings and write winning offers across 33990 (Cape Coral). Talk through what the numbers mean for your move.
Every number on this page is computed directly from licensed Florida MLS feeds, recorded public sales, Zillow Research, and U.S. Census data — nothing is manually adjusted or estimated by hand. Medians use recorded closed sales; supply figures use live listing counts refreshed twice daily; the Momentum Score methodology is summarized .
Analyst oversight: Jon Brooks — Co-Founder, Momentum Realty · CEO, Momentum Research · Housing Market Analyst · methodology reviewed quarterly · Last data refresh: August 26, 2026 at 8:37 PM ET
Statistics on this page are computed automatically from licensed MLS feeds and public data sources (Zillow Research, U.S. Census Bureau) and summarized without manual review. Figures are estimates based on recent recorded activity, are deemed reliable but not guaranteed, and should be verified with a licensed agent before making decisions. This page does not constitute an appraisal or an automated valuation of any specific property. Momentum Realty is licensed in Florida and Georgia. Equal Housing Opportunity.