Gulf Manor
Condos for Sale in Cape Coral, FL
All 527 homes for sale in Cape Coral, FL · median $307,900 · 273 condos for sale in Cape Coral · 436 homes for sale in 33904 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of November 2026, Gulf Manor Condo in Cape Coral, FL has 2 homes for sale. As of November 2026, the MLS records 6 closed sales in Gulf Manor Condo in Cape Coral, FL since 2016, the most recent in January 2026. Across Cape Coral as a whole, 5,180 homes closed in the last 12 months at a median of $379,025, 51 median days on market, with 226 homes for sale today. At that median and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $6,050 ($5,390 with the full homestead exemption).
Last 30 days in Gulf Manor: 1 new listing (median asking $249,900). As of November 11, 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.
Gulf Manor Condo does not currently have enough active listing detail in the MLS feed to support a pricing or pace narrative, so the honest read here is about information gaps rather than market direction. No community amenities are identified from current listings, which likely reflects what agents chose to enter rather than a confirmed absence of any shared features on site.
For a buyer or seller, that means this is a community to approach through direct diligence rather than aggregate stats. Pull the condo docs, confirm what the association actually offers and maintains, and treat any pricing conversation as unit-specific until more listings populate the feed.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Gulf Manor Condo is a condominium community in Cape Coral, Lee County, currently showing minimal listing activity in the MLS feed used for this snapshot.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Gulf Manor Condo is best for.
Best for
- A buyer with a specific Gulf Manor unit already identified who wants a direct, document-driven review before making an offer
- A buyer comfortable doing condo association due diligence without leaning on published community amenity data
- An investor evaluating Cape Coral condo inventory broadly and treating this community as one option among several to research individually
Probably not for
- A buyer who wants confirmed amenities or a clear price range before starting a search
- A buyer who relies on community-level market stats to guide an offer strategy
- A seller hoping for a market-driven pricing benchmark from recent comparable activity
The market around Gulf Manor Condo
Gulf Manor Condo is too small for its own price trend, so here is the market around it.
In ZIP 33904, 189 homes are on the market and 15% are under contract — a slower corner of Cape Coral.
Across Lee County, 7,579 homes are active and 1,646 pending (18% under contract).
In ZIP 33904 (Cape Coral), 52 homes closed in the last 12 months at a median of $425K ($230/sq ft), with a median 72 days on market. Right now 69 active and 19 pending listings put supply at about 15.9 months — a soft market. See the live ZIP 33904 housing market and the Lee County market.
ZIP and county figures describe the wider market, not Gulf Manor Condo specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Gulf Manor Condo
Live MLS inventory for Gulf Manor Condo. 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 Gulf Manor Condo listings as of 2026-11-12, 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.
The Gulf Manor Condo buying strategy.
If we were buying in Gulf Manor Condo 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 Gulf Manor Condo.
A Community With Thin Data
With no amenities identified from current MLS listings and no pricing or inventory figures available as of this snapshot, Gulf Manor Condo sits outside the kind of community where we can responsibly generalize about condition, price movement, or typical unit features. That is a statement about available data, not about the property itself.
Condo communities in Cape Coral vary widely in structure, from self-managed small buildings to associations with maintained grounds and shared facilities. Until listings with fuller detail come through the feed, the responsible path is a direct pull of the condo association documents and a look at whatever comparable units do surface, rather than leaning on any community-wide assumption.
The location and the amenities are priced into every listing in Gulf Manor Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community's MLS footprint is this light, the value we add is in the legwork the data can't do for you: pulling condo docs, checking association financials, and running down comparable sales outside the feed so you're not pricing or bidding on assumptions.
Gulf Manor Condo in 15 seconds.
Tools for a Gulf Manor Condo 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 Gulf Manor Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Gulf Manor Condo, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Gulf Manor Condo home worth?
Get a no-obligation home value based on real comparable sales in Gulf Manor Condo, 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 Cape Coral →
Should you buy in Gulf Manor Condo?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: November 12, 2026) |
| Under-contract shares | Florida Gulf Coast 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 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.
Own a home here?
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. A Momentum agent can price yours against live local comps.
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See how Gulf Manor Condo fits the bigger picture — live prices, inventory, and Momentum Scores:
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Ask an agent about Gulf Manor Condos for Sale
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What it really costs to own in Gulf Manor
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 $2,585/yr across 4 listings here (MLS tax records, 2026-11-12). |
|---|---|
| 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. |
| Roof and age | Median build year 1975 across 4 listings. An original roof here would be about 51 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Lee County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Lee County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.