Tuscany Villas
Homes for Sale in Cape Coral, FL
All 488 homes for sale in Cape Coral, FL · median $325,000 · 99 homes for sale in 33914 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of September 2026, the MLS records 30 closed sales in Tuscany Villas in Cape Coral, FL since 2014, the most recent in December 2025. Recorded prices since 2024 ran from $235,000 to $313,500 (median $265,000), on homes of 1,142 to 1,704 sq ft. At that median and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $4,230 ($3,570 with the full homestead exemption).
Tuscany Villas is pricing at a median of $265,000, with a per-square-foot read of $181.92. That combination points to a community where condition and layout are doing most of the work on value — this is not a market where location alone is commanding a premium, so buyers should expect the spread between a well-updated unit and a dated one to matter more than the address.
A median of 17 days on market says listings here are moving at a brisk, not frantic, pace. Sellers who price realistically against recent closings should expect reasonable interest without needing to chase the market downward, and buyers should come prepared to make a decision rather than assume weeks of open inspection.
Nearby homes for sale
No active listings inside Tuscany Villas 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
Tuscany Villas is a Cape Coral villa community in Lee County where recent activity — based on the last three months of closings — shows a tight, fast-moving market rather than a wide, negotiable 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 Tuscany Villas is best for.
Best for
- A buyer looking for a moderately priced villa in Cape Coral without paying for amenity overhead.
- A seller with a well-maintained unit who wants to benefit from a market currently moving in roughly 17 days.
- An investor comfortable underwriting value on price-per-square-foot rather than a community amenity story.
Probably not for
- A buyer who wants a clubhouse, pool, or other on-site amenities as part of the purchase decision.
- Someone expecting a wide range of price points or negotiating room beyond what the current median suggests.
- A buyer unwilling to move decisively in a market where listings are currently clearing in about 17 days.
The market around Tuscany Villas
Tuscany Villas is too small for its own price trend, so here is the market around it.
In ZIP 33914, 682 homes are on the market and 20% are under contract — a steady corner of Cape Coral.
Across Lee County, 9,645 homes are active and 2,286 pending (19% under contract).
In ZIP 33914 (Cape Coral), 5,286 homes closed in the last 12 months at a median of $379K ($221/sq ft), up 0.9% year over year, with a median 51 days on market. Right now 107 active and 23 pending listings — a balanced market. See the live ZIP 33914 housing market and the Lee County market.
ZIP and county figures describe the wider market, not Tuscany Villas specifically. Momentum Research analysis of MLS records.
The Tuscany Villas buying strategy.
If we were buying in Tuscany Villas 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 Villas.
What the numbers are really saying
With no community amenities identified from current MLS listings, whatever is drawing buyers to Tuscany Villas is coming from the units themselves and their price point relative to the broader Cape Cape Coral market — not from a clubhouse, pool, or gate. That makes the per-square-foot figure of $181.92 a more honest gauge of value here than any amenity narrative would be.
The 17-day median days-on-market, paired with a three-month closings window, suggests a market with enough transaction volume to trust the pricing signal, but not so much that a single overpriced or underpriced listing gets lost in the noise. Both buyers and sellers should treat the current median as a real anchor, not a stale reference point.
The location and the amenities are priced into every listing in Tuscany Villas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with no distinguishing amenity package to lean on, pricing a listing or evaluating an offer comes down to reading recent comparable closings correctly. We track the current median, the per-square-foot trend, and the pace of sales here specifically so a Tuscany Villas listing is not priced off a generic Cape Coral average.
Tuscany Villas 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 Tuscany Villas 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 Villas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tuscany Villas, 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 Villas home worth?
Get a no-obligation home value based on real comparable sales in Tuscany Villas, 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 Villas?
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 2026-09-08 |
| Historical depth | Closed-sale records back to 2014 (30 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.
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See how Tuscany Villas fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Tuscany Villas
Where is Tuscany Villas?
Tuscany Villas is a community in Cape Coral, Lee County, Florida, ZIP 33914.
Are there homes for sale in Tuscany Villas right now?
No active listings inside Tuscany Villas at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Tuscany Villas have an HOA or CDD?
No HOA is on record for Tuscany Villas 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 Villas 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.