Le Grand Marquis
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.
As of November 2026, the MLS records 2 closed sales in Le Grand Marquis Condo in Cape Coral, FL since 2026, the most recent in August 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).
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.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Le Grand Marquis right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
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.
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 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.
The market around Le Grand Marquis Condo
Le Grand Marquis Condo is too small for its own price trend, so here is the market around it.
In ZIP 33904, 504 homes are on the market and 16% are under contract — a slower corner of Cape Coral.
Across Lee County, 10,622 homes are active and 1,899 pending (15% 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 Le Grand Marquis Condo specifically. Momentum Research analysis of MLS records.
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.
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?
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Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: September 17, 2026) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (2 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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