Veranda Condo
Homes for Sale in Cape Coral, FL
True comps, carrying-cost math, and listings before the portals.
Veranda Condo is a small, older complex — 25 units built in the mid-1980s, with a median living area of just 958 square feet. That combination of age, size, and a thin trading pool (only a handful of closings in the most recent window) means pricing here moves less on broad market trends and more on the condition and updates of whichever individual unit happens to be on the market. The median price of $147,500 and median price per square foot of $153.97 reflect a small, dated, entry-level condo product, not a renovated or amenity-rich one.
A median 141 days on market is long by any measure, and with homestead exemptions claimed on under half the units, this reads as a mix of owner-occupied and non-owner-occupied ownership. Sellers should expect a patient process and should price to condition rather than to hope. Buyers who are comfortable with an older building and a smaller footprint have room to negotiate, especially given how slowly units have been moving.
The 60-Second Overview
Veranda Condo market snapshot (as of July 29, 2026): the median sale price is about $148K ($154 per sq ft over the trailing 12 months of closed sales), and a median 141 days on market for closed sales.
Veranda Condo is a community of 25 homes in Cape Coral, Lee County, built between 1983 and 1986 (median 1984), with a median living area of about 958 square feet. 48% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Veranda Condo is a compact, 1980s-built condominium community in Cape Coral with a small number of total units and correspondingly limited turnover, so any single listing can carry outsized weight on what the local numbers show.
Who Veranda Condo is best for.
Best for
- A buyer prioritizing low purchase price over unit size or amenities.
- An investor comfortable with an older building and a slow-moving resale market.
- A buyer who wants a compact, low-maintenance footprint and does not need on-site amenities.
Probably not for
- A buyer who wants a quick close in an active, fast-turning market.
- A buyer seeking resort-style amenities or common area features.
- A buyer who needs more than roughly 1,000 square feet of living space.
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 ($148K) IS the median in the snapshot above.
Windows contain 0 to 5 sales each (4 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 Veranda Condo buying strategy.
If we were buying in Veranda 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 Veranda Condo.
A small, dated complex where condition drives price
With only 25 homes in the community and construction dating to 1983–1986, Veranda Condo is not a large or actively churning market. The four-closing window behind the current snapshot is thin enough that a single sale can shift the median meaningfully, so buyers and sellers should treat the numbers as directional rather than precise.
No community amenities are identified from current MLS listings, which suggests this is a bare-bones, lower-maintenance ownership structure rather than a resort-style or heavily programmed condo community. Units run small — under 1,000 square feet at the median — which keeps the price point accessible but also narrows the pool of buyers looking for more space.
The location and the amenities are priced into every listing in Veranda Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this small, with this little recent transaction data, pricing a unit correctly takes more than pulling a median off a report. We look at the specific building, unit condition, and how long comparable units have actually sat before adjusting, so you are not guessing in a market that does not move fast.
Veranda 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 Veranda 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 Veranda Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Veranda 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 Veranda Condo home worth?
Get a no-obligation home value based on real comparable sales in Veranda 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.
See homes for sale in Veranda Condo on the map →
Frequently Asked Questions
What is the median home price in Veranda Condo?
How long do homes in Veranda Condo take to sell?
How many homes are in Veranda Condo?
What share of Veranda Condo is owner-occupied?
When were the homes in Veranda Condo built?
Do cash buyers compete in Veranda Condo?
Who is the best real estate agent for Veranda Condo?
How do I find a top Cape Coral real estate agent who knows Veranda Condo?
Can Momentum Realty connect me with an agent for Veranda Condo?
Should you buy in Veranda 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 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (community parcel extract) |
| Under-contract shares | fgc records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2015 (27 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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