Cascades
Homes for Sale in Alva, FL
All 25 homes for sale in Alva, FL · median $389,990 · 169 homes for sale in 33920 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
As of October 2026, Cascades in Alva, FL has 18 homes for sale and 4 pending, asking from $282,500 to $699,000 (median $355,009). Over the 12 months ending 2026-09-20, 41 recorded sales closed at a median of $320,000, $186 per square foot, a median 56 days on market, sellers accepting 94% of original asking (-10% versus the prior year). Homes listed or recently sold were built 2006–2023; 10 of 23 report an HOA (median $359/mo); 5 of the 23 geocoded homes sit in a FEMA special flood hazard zone (median elevation 13 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $5,110 ($4,440 with the full homestead exemption).
Sections of Cascades in the MLS
Cascades in Groveland, FL is recorded as 4 separate subdivisions/phases in the MLS; 1 home is for sale across them today. Each section has its own page:
Last 30 days in Cascades: 11 new listings (median asking $377,000), 4 under contract right now. As of October 20, 2026, Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate.
Homes For Sale Right Now in Cascades
Live MLS inventory for Cascades. 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 Cascades listings as of 2026-10-20, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
Cascades right now
🔴 Off the recent peak. The trailing-12-month median ($320K) is down 9.9% from the prior 12 months ($355K).Momentum Research, record-level Florida Gulf Coast MLS closed sales, 12-month windows ending September 20. Confidence: High (41 and 25 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Cascades market snapshot (as of September 20, 2026): the median sale price is about $320K ($186 per sq ft over the trailing 12 months of closed sales), and a median 56 days on market for closed sales. The trailing-12-month median is down 10% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (41 closings in the current window).
In ZIP 33920 (Alva), 466 homes closed in the last 12 months at a median of $372K ($171/sq ft), down 4.7% year over year, with a median 52 days on market. Right now 195 active and 57 pending listings — a buyer's market. See the live ZIP 33920 housing market and the Lee County market.
County records show 33 qualified sales in Cascades across 2024–2025 (22 in 2024, 11 in 2025), median $395,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Cascades: of 16 listing addresses checked against the FEMA National Flood Hazard Layer, 69% sit outside the FEMA Special Flood Hazard Area (Zone X); 31% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary - verify any specific address at msc.fema.gov.
Cascades is a community of 500 homes in Alva, Lee County, built between 2006 and 2023 (median 2017), with a median living area of about 2,738 square feet. 78% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Cascades. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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CascadesPhotos from Florida Gulf Coast MLS listings in Cascades; content deemed reliable but not guaranteed.
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 Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($320K) IS the median in the snapshot above, and the move from 2025 ($355K) IS the -9.9% one-year change.
Windows contain 0 to 85 sales each (41 in the current window); every figure carries its sample size. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
18% of homes for sale in Cascades 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 (2026-10-20).
Cascades Market Scorecard
Cascades is currently a balanced market., a median asking price of $339,950, and homes go under contract in about 27 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Florida Gulf Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Cascades on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Florida Gulf Coast MLS. Map data © OpenStreetMap contributors.
The Cascades buying strategy.
If we were buying in Cascades 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 Cascades.
A closer look at the Cascades market
At a median of $186 per square foot, Cascades prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
The trailing-12-month median down 10% year over year. Homes that do trade take a median 56 days on market, useful leverage on any listing that has lingered.
The housing stock is 500 homes built between 2006 and 2023, and 78% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Cascades. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Cascades buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.8). Basis: Recent Direction -9.9% year-over-year; Owner Commitment 78% owner-occupied; Pricing Power 94.1% sale-to-list. Refreshed with each data update.
Tools for a Cascades 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 Cascades sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Cascades, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Cascades home worth?
Get a no-obligation home value based on real comparable sales in Cascades, 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 all homes for sale in Alva →
Recently off market in Cascades
Homes in Cascades 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. 10 on record.
- 15007 Ligustrum Ln · off market
- 15262 Ligustrum Ln · off market
- 2287 Summersweet Dr · off market
- 2897 Apple Blossom Dr · off market
- 2992 Apple Blossom Dr · off market
- 3216 Birch Tree Ln · off market
- 3217 Birch Tree Ln · off market
- 3233 Birch Tree Ln · off market
| Location | Alva, Lee County, FL · ZIP 33920 |
|---|---|
| Homes in the community | 500 (FL DOR 2025 assessment roll) |
| Years built | 2006–2023 (median 2017) |
| Typical living area | 2,738 sq ft (median) |
| Home types (current listings and sales) | singlefamilyresidence 96% |
| Sale prices, last 12 months | $320,000 median across 41 closed sales · $186 per sq ft · -9.9% vs the prior 12 months |
| Days on market (closed sales) | 56 median |
| For sale right now | 18 active, 5 pending · median asking $339,950 |
| Owner-occupied (homestead) share | 78% |
Data as of September 20, 2026. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Cascades key facts,” movewithmomentum.com/neighborhoods/cascades, data as of September 20, 2026.
Just listed in Cascades
The newest homes for sale in Cascades right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 3336 Apple Blossom Dr $325,000 · 3 bd · 2 ba · 1,641 sq ft · 1 day on market Courtesy of Epique Realty Inc.
- 3118 Apple Blossom Dr $399,000 · 4 bd · 2 ba · 1,828 sq ft · 2 days on market Courtesy of EXP Realty LLC
- 2881 Apple Blossom Dr $365,000 · 3 bd · 2 ba · 1,684 sq ft · 2 days on market Courtesy of Realty Executives of SWFL
- 15029 Great Laurel Ct $550,000 · 3 bd · 3 ba · 2,675 sq ft · 7 days on market Courtesy of Century 21 Selling Paradise
- 15136 Yellow Wood Dr $425,000 · 4 bd · 2 ba · 2,032 sq ft · 16 days on market Courtesy of Berkshire Hathaway Florida
- 3329 Apple Blossom Dr $339,900 · 3 bd · 2 ba · 1,828 sq ft · 19 days on market Courtesy of Coldwell Banker Realty
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Cascades Right Now (22)
All 22 active and pending Cascades listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2881 Apple Blossom Dr · $365,000 · 3 bd / 2 ba · listed Oct 9, 2026 · listed by Realty Executives of SWFL
- 3336 Apple Blossom Dr · $325,000 · 3 bd / 2 ba · listed Oct 5, 2026 · listed by Epique Realty Inc.
- 3118 Apple Blossom Dr · $399,000 · 4 bd / 2 ba · listed Oct 3, 2026 · listed by EXP Realty LLC
- 2107 Summersweet Dr · $299,900 · 2 bd / 2 ba · pending · listed Oct 2, 2026 · listed by Century 21 Selling Paradise
- 15029 Great Laurel Ct · $550,000 · 3 bd / 3 ba · listed Oct 1, 2026 · listed by Century 21 Selling Paradise
- 3035 Apple Blossom Dr · $699,000 · 3 bd / 5 ba · listed Sep 21, 2026 · listed by Century 21 Selling Paradise
- 15136 Yellow Wood Dr · $425,000 · 4 bd / 2 ba · listed Sep 19, 2026 · listed by Berkshire Hathaway Florida
- 15289 Yellow Wood Dr · $377,000 · 3 bd / 2 ba · listed Sep 19, 2026 · listed by Genesis Realty Team
- 3329 Apple Blossom Dr · $339,900 · 3 bd / 2 ba · listed Sep 15, 2026 · listed by Coldwell Banker Realty
- 3156 Apple Blossom Dr · $489,000 · 3 bd / 2 ba · listed Sep 14, 2026 · listed by RE/MAX Trend
- 15376 Yellow Wood Dr · $319,000 · 2 bd / 2 ba · listed Sep 13, 2026 · listed by Cornerstone Coastal Properties
- 2232 Summersweet Dr · $330,000 · 2 bd / 2 ba · listed Aug 29, 2026 · listed by RE/MAX Trend
- 15263 Yellow Wood Dr · $350,018 · 3 bd / 2 ba · listed Aug 20, 2026 · listed by Sellstate Priority Realty
- 15139 Ligustrum Ln · $317,000 · 2 bd / 2 ba · listed Aug 17, 2026 · listed by Berkshire Hathaway Florida
- 15154 Yellow Wood Dr · $369,000 · 2 bd / 2 ba · listed Jul 22, 2026 · listed by Century 21 Selling Paradise
- 15330 Yellow Birch Ct · $360,000 · 2 bd / 2 ba · listed Jul 22, 2026 · listed by Weichert Realtors Agency ONE
- 2190 Summersweet Dr · $315,000 · 3 bd / 2 ba · listed Jul 22, 2026 · listed by Coldwell Banker Realty
- 2335 Summersweet Dr · $314,000 · 2 bd / 2 ba · listed Jul 22, 2026 · listed by Century 21 Selling Paradise
- 2305 Summersweet Dr · $282,500 · 2 bd / 2 ba · listed Jul 22, 2026 · listed by RE/MAX Gulf Coast Living
- 15359 Yellow Wood Dr · $385,900 · 2 bd / 2 ba · pending · listed Jul 22, 2026 · listed by Cabalo's Realty
- 15259 Yellow Wood Dr · $324,500 · 3 bd / 2 ba · pending · listed Jul 22, 2026 · listed by Weichert Realtors Agency ONE
- 2017 Summersweet Dr · $249,900 · 2 bd / 2 ba · pending · listed Jul 22, 2026 · listed by Phelps Realty Services
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Alva guides & data
Florida buyer guides
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Apple Blossom Drive (10 homes on record)
- Summersweet Drive (7 homes on record)
- Yellow Wood Drive (7 homes on record)
- Apple Blossom Drive (1 homes on record)
Recent Developments in Cascades
Development, infrastructure, retail, and school activity affecting Cascades, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Ritz-Carlton Residences, Estero Bay tops off second tower
The second of two 22-story towers at 5000 Coconut Road reached full height on Sept. 18, 2026, completing the 224-residence project by London Bay and Coastal Construction. Tower One is more than 90% purchased and Tower Two about 45%. Move-ins and completion are scheduled for August 2027.
What it may mean for the marketAdds high-end waterfront condominium inventory in the Estero and Bonita Springs area, with completion expected in August 2027. The project is about 12 miles west of Cascades, elsewhere in Lee County.
Source: Gulfshore Business - August 2026Retail & Dining
Walmart Supercenter planned on State Road 82 across from Lehigh Acres
Casto is developing a roughly 60-acre center on the south side of SR 82 between Parkdale and Jaguar boulevards, anchored by a 175,000 sq ft Walmart Supercenter that bought 18.43 acres for $23.9 million. Tenants include McDonald's, Panda Express, Taco Bell and AutoZone. Walmart is expected to break ground in September with an opening around end of 2027 or early 2028.
What it may mean for the marketWould bring large-format shopping and fuel closer to Lehigh Acres households that currently drive farther for retail. The project is about 11 miles north of Cascades, elsewhere in Lee County.
Source: Gulfshore Business - August 2026Development
Construction underway at 680-acre Brightshore Village in Golden Gate Estates
Barron Collier Companies is building Brightshore Village on Immokalee Road west of Everglades Boulevard North, planning about 2,000 homes and 106,000 to 120,000 sq ft of retail and services. Homebuilder parcels were scheduled to close September 18, with first move-ins targeted for January 2028.
What it may mean for the marketWould add about 2,000 homes and a commercial village center on the Immokalee Road corridor. The site is about 6 miles southeast of Cascades.
Source: Gulfshore Business - August 2026Development
Audubon and Cameratta settle lawsuit over 10,000-home Kingston community
Audubon and Cameratta Companies settled a federal suit over the Kingston permit; Cameratta will buy about 98 acres off Carter Road and give up a 100-foot easement for a road through Corkscrew Swamp Sanctuary. Kingston covers about 6,700 acres in eastern Lee County, with first model homes expected within about two months.
What it may mean for the marketRemoves a legal obstacle to a master-planned community of about 10,000 homes east of Estero, and rules out a road link into Collier County through the sanctuary. The site is less than a mile west of Cascades.
Source: Gulfshore Business - June 2026Retail & Dining
High 5 Entertainment underway at Village Hub SportsPark in Estero
Vertical construction is underway on a High 5 Entertainment venue at the Village Hub SportsPark on the north side of Williams Road in Estero. The facility will include the 21-court Estero Pickleball Club, a 16-lane bowling alley, two miniature golf courses, an arcade, a full-service kitchen and bar, and retail space. The CEO said construction should finish within six to eight months, targeting soft openings in February 2027.
What it may mean for the marketA new entertainment and dining venue adds recreational and commercial space to the Estero activity hub. The project is about 12 miles west of Cascades, elsewhere in Lee County.
Source: Gulfshore Business - May 2026Development
Estero board reviews 370-unit mixed-use complex at Estero Parkway and Three Oaks Parkway
The Estero Planning, Zoning and Design Board on May 19, 2026 reviewed The Residential Group's proposal for a mixed-use development on 5.275 acres at the southwest corner of Estero Parkway and Three Oaks Parkway. The plan calls for 370 apartments and 33,000 square feet of commercial space and requests a zoning change from a 1994 commercial planned development to a mixed use planned development. The proposal projects fewer daily trips and lower density than the previously approved shopping center.
What it may mean for the marketThe plan would convert an aging commercial site into new housing and ground-floor retail at a major intersection. The project is about 10 miles west of Cascades, elsewhere in Lee County.
Source: Gulfshore Business
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
What it really costs to own in Cascades
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $3,171/yr across 46 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $359/month across 10 MLS listings (most billed quarterly; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Lee County is $2,197/yr (6,508 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. Flood: of 16 listing addresses checked against the FEMA flood map, 69% sit outside the high-risk zone and 31% inside one, where flood insurance is required with a federally backed mortgage. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 2017 across 46 listings. An original roof here is about 9 years old: still inside the 15-year window Florida carriers use, but ask for the roof's permit date before you bind coverage. |
Estimated carrying cost at the median asking price, before the mortgage: about $806/month (tax $264, HOA $359, insurance $183). An estimate from the sources above, not a quote.
Email me new listings in Cascades
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Cascades
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Cascades will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Cascades?
How long do homes in Cascades take to sell?
How many homes are in Cascades?
What share of Cascades is owner-occupied?
When were the homes in Cascades built?
Who is the best real estate agent for Cascades?
How do I find a top Alva real estate agent who knows Cascades?
Can Momentum Realty connect me with an agent for Cascades?
Where is Cascades, and what county is it in?
Is Cascades in a flood zone?
Is Cascades a good place to live?
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: October 20, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (4 streets, ZIP 33920)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (573 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 Florida Gulf Coast 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.
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See how Cascades fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Cascades with Momentum Realty’s local guides.
More on Cascades
- Home values · What homes in Cascades actually sell for
- Find an agent · How to choose the best real estate agent in Cascades