Cape Coral
Housing Market
Median sale price $379,025, up 1.0% year over year, with homes going under contract in about 51 days, 241 homes on the market.
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Housing Market Analyst
22% of listed homes are already under contract. Prices are up 1.0% versus the prior year and sellers are still collecting 94.3% 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.
- Inventory — tightening over the tracked window; watch whether that holds through the season.
- Negotiating power — buyers gain ground as 22% 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 Cape Coral data, not a prediction or guarantee. Markets move; talk to an agent before acting on any single reading.
One inventory number hides four different markets
Months of supply = active listings ÷ monthly sales pace, bucketing communities by their recent median. 3–6 months is the balanced band.
Where Cape Coral is hot — and where it isn't
Each dot is a community (80 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on Cape Coral
The median sale price across Cape Coral currently stands at $379,025, up 1.0% from a year ago. Buyers are paying a median of $221 per square foot. The typical home goes under contract in about 51 days. Sellers are capturing 94.3% of their original asking price on average.
There are 241 active listings on the market, with 72 more already under contract.
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 Cape Coral is 50 of 100 — balanced market territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of September 15, 2026.
Cape Coral since 2012 — and where it’s heading
A median home here sold for $227,633 in 2012 and $379,451 over the last recorded year — 67% appreciation across 14 years of recorded sales.
Median sale price · 2012–2026 (129,576 recorded sales)
Days on market by year
Home value trend · Lee County (Zillow ZHVI)
For-sale inventory · county (Zillow)
Daily active vs pending · Lee County (MLS)
Median price · daily recalculation
What’s driving Cape Coral
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.
How it stacks up across Lee County
| Market | Median | Active | Score | |
|---|---|---|---|---|
| Cape Coral ← this page | $379K | 241 | 50 | |
| Fort Myers | $345K | 1,972 | 39 | Open → |
| Bonita Springs | $535K | 549 | 39 | Open → |
| North Fort Myers | $316K | 521 | 35 | Open → |
| Estero | $495K | 406 | 42 | Open → |
| Lehigh Acres | $310K | 253 | 50 | Open → |
Neighborhoods on the move
| Yacht ClubCape Coral | $725K | ▲ 40% |
| Rose GardenCape Coral | $975K | ▲ 40% |
| Palaco GrandeCape Coral | $775K | ▲ 10% |
| StonewaterCape Coral | $378K | ▲ 2% |
| Cape CoralCape Coral | $380K | ▲ 1% |
| Tarpon LandingsCape Coral | $911K | ▼ 24% |
| Royal Hawaiian ClubCape Coral | $115K | ▼ 23% |
| Courtyards Of Cape Coral NorthCape Coral | $156K | ▼ 16% |
| Coral Oaks Golf CourseCape Coral | $440K | ▼ 15% |
| Coral LakesCape Coral | $330K | ▼ 14% |
| Cape HarbourCape Coral | $522K | 23 |
| SandovalCape Coral | $390K | 18 |
| Coral LakesCape Coral | $330K | 13 |
| StonewaterCape Coral | $378K | 13 |
| EntradaCape Coral | $350K | 12 |
| Rose GardenCape Coral | $975K | 8 days |
| ConcordiaCape Coral | $212K | 25 days |
| Royal Tee Country Club EstatesCape Coral | $652K | 26 days |
| Royal Hawaiian ClubCape Coral | $115K | 31 days |
| Isles Of Porto VistaCape Coral | $157K | 44 days |
Cape Coral ZIP codes
Most active communities
More on Cape Coral
Put this data to work
The questions people actually ask
Should I buy a house in Cape Coral right now?
The data says conditions currently favor neither side decisively in Cape Coral — the Momentum Score reads 50/100. 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 Cape Coral becoming more affordable?
No — the median sale price in Cape Coral is $379,025, up 1.0% versus the prior year, while sellers still capture 94.3% of asking price. Rising prices mean waiting has a cost; affordability hinges mostly on your rate.
Where are prices falling fastest in Cape Coral?
Among tracked communities with enough sales to measure, the sharpest 1-year median declines are Tarpon Landings (-24%); Royal Hawaiian Club (-23%); Courtyards Of Cape Coral North (-16%). 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 Cape Coral neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are Rose Garden (8 days); Concordia (25 days); Royal Tee Country Club Estates (26 days) — homes there go under contract well ahead of the market-wide pace of 51 days.
How does Cape Coral compare to the rest of Lee County?
Cape Coral's median of $379,025 runs 0% below the county-wide median of $379,025, and homes here take 51 days to go under contract versus 60 county-wide.
Cape Coral housing market FAQ
How is the housing market in Cape Coral right now?
As of September 15, 2026, the Cape Coral housing market is roughly balanced: the median sale price is $379,025 (up 1.0% year over year), 241 homes are for sale, and the typical home goes under contract in about 51 days.
How much is a house in Cape Coral?
The median home sold for $379,025 in Cape Coral over the last 12 months, about $221 per square foot; asking prices on the 241 current listings run from well below to well above that, and the community pages linked below show what each neighborhood actually sells for.
Is it a good time to sell a house in Cape Coral?
By the numbers, sellers in Cape Coral are getting 94.3% of asking price and going under contract in about 51 days. Whether it is a good time for you depends on what you paid and where you are going next, which is a conversation with an agent, not a chart.
What is the Cape Coral housing market forecast?
Momentum Realty publishes the recorded trend, not a prediction: Cape Coral median sale prices are up 1.0% year over year, and 22% of listings are under contract. The charts on this page update with every MLS refresh, so the direction shows up here before any forecast catches it.
What is the median home price in Cape Coral?
The median sale price in Cape Coral is currently $379,025, up 1.0% from a year ago, based on MLS sales data updated September 15, 2026.
Is Cape Coral a buyer's or seller's market right now?
The data currently is roughly balanced. Cape Coral scores 50 of 100 on the Momentum Score. Conditions change; this page updates daily.
How long do homes take to sell in Cape Coral?
The typical home in Cape Coral goes under contract in about 51 days, per current MLS data.
How many homes are for sale in Cape Coral?
There are approximately 241 active listings in Cape Coral as of September 15, 2026.
Are home prices in Cape Coral rising or falling?
Median sale prices are up 1.0% 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 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: September 15, 2026 at 7:33 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.