South Pass
Homes for Sale in Cape Coral, FL
All 481 homes for sale in Cape Coral, FL · median $325,162 · 374 homes for sale in 33904 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Last 30 days in South Pass: 1 new listing (median asking $359,000). As of October 2, 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.
There is not enough active MLS data on South Pass right now to anchor a price or days-on-market narrative, which is itself useful information: this is a thin or quiet segment of the Cape Coral market at the moment rather than one with an established, trackable pricing pattern.
For a buyer or seller, that means going in with a plan built on direct comparables pulled at the time of the transaction, not on a community-wide trend, since the current snapshot does not support one.
Nearby homes for sale
No active listings inside South PassHomes for Sale in Cape Coral, FL 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
South Pass sits within Cape Coral in Lee County, and current MLS listings do not identify a defined set of community amenities, suggesting this is a straightforward residential area rather than an amenity-anchored one.
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 South Pass is best for.
Best for
- Buyers prioritizing the home and lot over community amenities
- Buyers comfortable making decisions from direct comparables rather than a published market trend
- Sellers willing to price against specific recent comps rather than a community-wide median
Probably not for
- Buyers who want an established, amenity-rich community as part of the purchase
- Buyers who need a documented median price and days-on-market trend before considering an area
- Sellers expecting strong community-level comparables to support an asking price
The market around South Pass
South Pass 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), 5,462 homes closed in the last 12 months at a median of $380K ($221/sq ft), up 1.6% year over year, with a median 51 days on market. Right now 208 active and 47 pending listings — a buyer's market. See the live ZIP 33904 housing market and the Lee County market.
ZIP and county figures describe the wider market, not South Pass specifically. Momentum Research analysis of MLS records.
The South Pass buying strategy.
If we were buying in South Pass 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 South Pass.
A community with little public data
When we pull the current MLS feed for South Pass, the listing pool does not surface identifiable community amenities, and there is not a sufficient volume of active or recent sales to state a reliable median price or typical market time. That is a real constraint on this write-up, and we would rather say so than fill the gap with a number that is not there.
Practically, this means South Pass should be evaluated property-by-property. Location within Cape Coral and Lee County is the starting point, and any pricing or timing conclusions need to come from a live pull of comparable listings and closings at the point you are ready to act, not from a static community average.
The location and the amenities are priced into every listing in South Pass. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where the public MLS snapshot does not offer a clean price or amenity picture, the value we add is doing the direct comparable work rather than leaning on a canned market report, so you are pricing or offering off current, relevant data rather than assumptions.
South Pass 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 South Pass 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 South Pass sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in South Pass, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your South Pass home worth?
Get a no-obligation home value based on real comparable sales in South Pass, 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 South Pass?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2017 (8 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?
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 Florida Gulf Coast MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how South Pass fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about South Pass
Where is South Pass?
South Pass is a community in Cape Coral, Lee County, Florida, ZIP 33904.
Are there homes for sale in South Pass right now?
No active listings inside South Pass at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does South Pass have an HOA or CDD?
No HOA is on record for South Pass in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Nearby Communities
Explore more neighborhoods near South Pass with Momentum Realty’s local guides.
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.