Le Grand Marquis Condo
Homes for Sale in Cape Coral, FL
True comps, carrying-cost math, and listings before the portals.
Three closings is a thin sample, so treat the mid-$177,500 median as a directional read rather than a precise line in the sand. At roughly $175.57 a square foot, pricing here sits at the lower end of what condo buyers typically see across the broader Cape Coral market, which points to smaller unit sizes or older finishes driving value more than location premium.
A median 89 days on market tells you this is not a bidding-war environment. Sellers who price realistically from day one are moving units; sellers who chase last year's number are sitting closer to the three-month mark before a deal closes. For buyers, that gap is negotiating room, especially on units that need cosmetic work.
The 60-Second Overview
Le Grand Marquis Condo market snapshot (as of July 29, 2026): the median sale price is about $178K ($176 per sq ft over the trailing 12 months of closed sales), and a median 89 days on market for closed sales.
Le Grand Marquis Condo is a Cape Coral condominium community in Lee County where recent MLS activity has been limited, so pricing and pace here should be read as a narrow snapshot rather than a broad trend.
Who Le Grand Marquis Condo is best for.
Best for
- A buyer whose priority is entry-level condo pricing in Cape Coral and who is comfortable evaluating unit-by-unit rather than relying on a community amenity package.
- A buyer with flexibility on timeline who can use a slower, 89-day-median market to negotiate on price or condition credits.
- An investor comfortable underwriting off a small closings sample and verifying condition and association details directly rather than off aggregate stats.
Probably not for
- A buyer who wants on-site recreational amenities confirmed before shopping, since none are identified from current MLS listings.
- A buyer who needs a large comparable sales set to feel confident in pricing, given only three recent closings.
- A buyer expecting a fast-moving, competitive-offer environment, given the current median days on market.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 29 of each year, from record-level fgc closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($178K) IS the median in the snapshot above.
Windows contain 0 to 4 sales each (3 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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.
24% of homes for sale in ZIP 33904 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 (2026-07-18).
The Le Grand Marquis Condo buying strategy.
If we were buying in Le Grand Marquis 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 Le Grand Marquis Condo.
A small data set worth reading carefully
With only three closings feeding the current snapshot, the $175.57 per-square-foot figure is useful mainly as a floor-level reference point, not a forecast. Buyers comparing units within the building will get more signal from unit-specific condition and layout than from the community median alone.
No community amenities are identified from current MLS listings, which means value here is being set by the units themselves — square footage, updates, and unit-level condition — rather than by shared recreational features. That's a useful filter: if a buyer's decision depends on amenity access, this snapshot doesn't confirm what's available and should be verified directly against the condo association before writing an offer.
The location and the amenities are priced into every listing in Le Grand Marquis Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market this thin on closed data, the difference between a fair offer and an overpay comes down to knowing which of the three recent sales is actually comparable to the unit in question. We pull the underlying listing detail, not just the median, before advising on price.
Le Grand Marquis Condo in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Le Grand Marquis 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 Le Grand Marquis Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Le Grand Marquis 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 Le Grand Marquis Condo home worth?
Get a no-obligation home value based on real comparable sales in Le Grand Marquis 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.
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Frequently Asked Questions
What is the median home price in Le Grand Marquis Condo?
How long do homes in Le Grand Marquis Condo take to sell?
Do cash buyers compete in Le Grand Marquis Condo?
Who is the best real estate agent for Le Grand Marquis Condo?
How do I find a top Cape Coral real estate agent who knows Le Grand Marquis Condo?
Can Momentum Realty connect me with an agent for Le Grand Marquis Condo?
Should you buy in Le Grand Marquis Condo?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | fgc closed sales, 12-month windows ending July 29, 2026 |
| Under-contract shares | fgc records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2014 (17 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 fgc 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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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 fgc member average and 8 days faster, and we’ll price yours against live your area comps.
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