Cape Breezes
Homes for Sale in Port St Joe, FL
True comps, carrying-cost math, and listings before the portals.
Photo via CPAR MLS
As of September 2026, Cape Breezes in Port St Joe, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $1,150,000, a median 90 days on market, sellers accepting 98% of original asking. At the median price and Gulf County's FY2025-26 rate of 18.96 mills, annual property tax runs about $21,810 ($21,020 with the full homestead exemption).
| Location | Port St Joe, Gulf County, FL · ZIP 32456 |
|---|---|
| Sale prices, last 12 months | $1,150,000 median across 5 closed sales |
| Days on market (closed sales) | 90 median |
| For sale right now | 1 active, 0 pending · median asking $3,890,000 |
Data as of September 20, 2026. Listing information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but not guaranteed by the MLS to be accurate. Market figures describe homes, not residents. Cite as: Momentum Realty, “Cape Breezes key facts,” movewithmomentum.com/neighborhoods/cape-breezes, data as of September 20, 2026.
Cape Breezes is pricing on a thin, condition-driven curve rather than a broad, deep market. With a median of $769,000 built from a small closings sample, one or two properties can swing the read from one quarter to the next, so treat this number as a directional marker rather than a fixed ceiling or floor.
A median days-on-market near 90 tells you this is not a bidding-war environment. Buyers have room to inspect, negotiate, and walk if terms don't work; sellers need pricing and presentation to be right the first time, since there isn't a deep bench of backup offers waiting behind a stale listing.
The 60-Second Overview
Cape Breezes market snapshot (as of September 20, 2026): the median sale price is about $1.15M, and a median 90 days on market for closed sales.
In ZIP 32456 (Port St Joe), 207 homes closed in the last 12 months at a median of $460K, down 1.7% year over year, with a median 126 days on market. Right now 86 active and 24 pending listings — a soft market. See the live ZIP 32456 housing market and the Gulf County market.
Cape Breezes sits in Port St Joe, Gulf County, a coastal-market pocket where MLS activity is limited enough that each closing carries real weight in the numbers.
Who Cape Breezes is best for.
Best for
- A buyer targeting Port St Joe who is prepared to evaluate homes individually rather than rely on a standard amenity package
- A buyer with flexible timing who can use a longer days-on-market window to negotiate terms and conditions
- A buyer comfortable weighing a single median figure against a small, recent closings sample before setting an offer
Probably not for
- A buyer who wants a large pool of comparable active listings to validate a price point
- A buyer expecting resort-style shared amenities as part of the purchase
- A buyer who needs a fast-moving, multiple-offer environment to feel confident in timing
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level CPAR MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.15M) IS the median in the snapshot above.
Windows contain 0 to 5 sales each (5 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
17% of homes for sale in ZIP 32456 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 (2026-09-29).
Cape Breezes Market Scorecard
Cape Breezes is currently a balanced market., a median asking price of $3,890,000, and homes go under contract in about 198 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: CPAR MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Cape Breezes
Live MLS inventory for Cape Breezes. 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 and pending Cape Breezes listings as of 2026-09-22, priced high to low. Listing information provided by the Central Panhandle Association of REALTORS®. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
Every Home for Sale in Cape Breezes Right Now (1)
All 1 active and pending Cape Breezes listings with a detail page, newest first, refreshed twice a day from the MLS.
- 7179 Windward Street, Port St. Joe, Fl 32456 · $3,840,000 · 6 bd / 7 ba · listed Jun 30, 2026 · listed by BeMajor Gulf Coast Realty LLC
The Cape Breezes buying strategy.
If we were buying in Cape Breezes 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.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
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 Cape Breezes.
A small, deliberate market
The current MLS snapshot shows no distinct community amenities identified for Cape Breezes, which means the value case here rests on the home itself, the lot, and its position within Port St Joe rather than on a shared clubhouse, gate, or recreation package. Buyers should evaluate each listing on its own merits.
With only three closings feeding the current window, pricing patterns can look different depending on which homes happen to trade in a given stretch. That's not a red flag, it's simply the nature of a smaller coastal segment, and it argues for a closer, listing-by-listing look rather than leaning on the median alone to set expectations.
The location and the amenities are priced into every listing in Cape Breezes. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin, the median and days-on-market figures only tell part of the story, so we walk each Cape Breezes listing against recent comparable closings before advising on price or terms, rather than pricing off a single headline number.
Cape Breezes in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Cape Breezes 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 Cape Breezes sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cape Breezes, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cape Breezes home worth?
Get a no-obligation home value based on real comparable sales in Cape Breezes, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See homes for sale in Cape Breezes on the map →
Recently off market in Cape Breezes
Homes in Cape Breezes 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. 2 on record.
- 7110 Leeward Street · off market
- 7148 Leeward Street · off market
Frequently Asked Questions
What is the median home price in Cape Breezes?
How long do homes in Cape Breezes take to sell?
Who is the best real estate agent for Cape Breezes?
How do I find a top Port St Joe real estate agent who knows Cape Breezes?
Can Momentum Realty connect me with an agent for Cape Breezes?
Where is Cape Breezes, and what county is it in?
Should you buy in Cape Breezes?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | CPAR MLS, refreshed twice daily (last: September 22, 2026) |
| Community market stats | CPAR MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | CPAR MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2016 (6 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 CPAR 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.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the CPAR MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Cape Breezes fits the bigger picture — live prices, inventory, and Momentum Scores:
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