Tuscany Village
Homes for Sale in Cape Coral, FL
All 481 homes for sale in Cape Coral, FL · median $325,162 · 229 condos for sale in Cape Coral · 374 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 October 2026, Tuscany Village in Cape Coral, FL has 1 home for sale. As of October 2026, the MLS records 16 closed sales in Tuscany Village in Cape Coral, FL since 2016, the most recent in April 2026.
The data set for Tuscany Village right now is thin: our current window shows a single closing, which is not enough volume to draw a pricing trend or call a market direction with any confidence. What we can say is that the community sits inside Cape Coral's broader Lee County market, and any read on value here should lean on that wider context rather than on one transaction.
For a buyer or seller, that means the posture is patience and verification rather than momentum-chasing. One closing tells you a deal happened, not what the next one will look like. Anyone acting on Tuscany Village right now should treat pricing as a live question to be answered street-by-street and listing-by-listing, not a settled number.
The 60-Second Overview
Tuscany Village is a Cape Coral community in Lee County where recent MLS activity has been light enough that a single closing represents the most current transaction data available.
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 Tuscany Village is best for.
Best for
- A buyer comfortable making a decision with limited community-specific sales data, using broader Cape Coral comparables as the anchor
- A buyer or seller who wants straightforward Cape Coral positioning without needing a defined amenity package
- Someone working with a broker to price a home carefully in a community where recent transaction volume is low
Probably not for
- A buyer who wants to compare several recent closings within the same community before setting a price
- Someone specifically shopping for a defined set of listed community amenities
- A buyer who needs a well-established trend line to feel confident about timing an offer
The market around Tuscany Village
Tuscany Village 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 Tuscany Village specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Tuscany Village, Cape Coral
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. 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.
Homes For Sale Right Now in Tuscany Village
Live MLS inventory for Tuscany Village. 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 Tuscany Village listings as of 2026-10-01, 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.
Every Home for Sale in Tuscany Village Right Now (1)
All 1 active and pending Tuscany Village listings with a detail page, newest first, refreshed twice a day from the MLS.
- 4566 SE 5th Pl 105 · $320,000 · 2 bd / 2 ba · listed Jul 2, 2026 · listed by John R. Wood Properties
The Tuscany Village buying strategy.
If we were buying in Tuscany Village 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 Tuscany Village.
A community with too little recent data to trend
Current MLS listings do not identify a specific set of community amenities for Tuscany Village, and closing volume over the recent window is limited to one transaction. That combination makes it hard to characterize the community's pricing pattern, buyer competition, or typical days-to-contract with any precision right now.
This is not unusual for smaller or lower-turnover communities within a larger market like Cape Coral. It does mean that anyone evaluating Tuscany Village should look one level up, at how comparable Lee County product is moving, and treat any specific number tied to this community as a data point rather than a trend until more closings accumulate.
The location and the amenities are priced into every listing in Tuscany Village. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community's own transaction history is this limited, the value of a broker is in knowing how to read the surrounding market and not overstate what one data point can tell you. We will walk you through what Tuscany Village's numbers can and cannot support, and pull in comparable Cape Coral activity so your pricing and offer strategy rest on more than a single closing.
Tuscany Village in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $475/month (about $5,700/yr) · median of 20 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $475 per month ($5,700 a year) — the median AssociationFee across 20 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Tuscany Village 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 Tuscany Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tuscany Village, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tuscany Village home worth?
Get a no-obligation home value based on real comparable sales in Tuscany Village, 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 Tuscany Village?
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: October 1, 2026) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2016 (16 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 Tuscany Village fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Tuscany Village
Where is Tuscany Village?
Tuscany Village is a community in Cape Coral, Lee County, Florida, ZIP 33904 / 33966.
Are there homes for sale in Tuscany Village right now?
Yes — 1 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Tuscany Village have an HOA or CDD?
No HOA is on record for Tuscany Village 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 Tuscany Village 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.