Villa De Vern Condo
Homes for Sale in Cape Coral, FL
True comps, carrying-cost math, and listings before the portals.
With only three closings feeding this snapshot, Villa De Vern Condo is a thin data set, and that matters as much as any single number. The median price of $220,000 and price per square foot of $183.33 are useful benchmarks but should be read as a starting point for conversation, not a firm ceiling or floor for what a specific unit will fetch.
The standout figure is days on market: a median of 196 days is long, and paired with a year-over-year decline of 10.2%, it points to a market where sellers are having to adjust expectations to move a unit. For a buyer, that combination usually means more room to negotiate on price and terms. For a seller, it means pricing realistically from day one matters more here than in a faster-moving building.
Villa De Vern Condo right now
🔴 Off the recent peak. The trailing-12-month median ($220K) is down 10.2% from the prior 12 months ($245K). With about 1 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level fgc closed sales, 12-month windows ending July 29. Confidence: Low (3 and 3 sales in the two windows).
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Updated July 29, 2026 · Live data: fgc, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Villa De Vern Condo market snapshot (as of July 29, 2026): the median sale price is about $220K ($183 per sq ft over the trailing 12 months of closed sales), and a median 196 days on market for closed sales. The trailing-12-month median is down 10% from the prior 12 months, computed from record-level fgc closed sales (3 closings in the current window).
Villa De Vern Condo is a small, low-volume corner of the Cape Coral condo market, where recent activity has been limited enough that each closing carries real weight in the numbers. Current MLS data does not identify specific community amenities, so buyers should confirm what, if anything, is included with ownership directly through the listing or association.
Who Villa De Vern Condo is best for.
Best for
- A buyer working with a flexible timeline who can wait out a slower-moving negotiation
- A buyer whose budget is anchored around the mid-$200s condo price point and wants room to negotiate
- A buyer who is comfortable doing extra diligence in a market with limited recent closing data
Probably not for
- A buyer who needs a fast, competitive-offer closing process
- A buyer expecting confirmed community amenities as part of the purchase without verifying directly
- A buyer relying on strong recent price appreciation trends to guide their offer
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 ($220K) IS the median in the snapshot above, and the move from 2025 ($245K) IS the -10.2% one-year change.
Windows contain 0 to 3 sales each (3 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.
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.
21% of homes for sale in ZIP 33914 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 Villa De Vern Condo buying strategy.
If we were buying in Villa De Vern 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 Villa De Vern Condo.
A market that rewards patience
The 196-day median days-on-market figure is the single most important data point here. It tells a buyer that homes in this community are not moving quickly, and it tells a seller that a listing may need to sit through multiple price conversations before it closes. That kind of timeline changes strategy on both sides: buyers can afford to be deliberate, and sellers benefit from pricing to the current market rather than to where it was a year ago.
The year-over-year change of -10.2% reinforces that this is a market working through a correction, not one holding firm. Combined with a three-closing sample, it is worth treating any single sale as a data point to investigate rather than a rule to assume applies broadly. A buyer or seller who wants precision on where a specific unit should price will get more out of a direct comparison of recent, comparable closings than from the aggregate figures alone.
The location and the amenities are priced into every listing in Villa De Vern 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, the aggregate numbers only tell part of the story. Momentum pulls the underlying closings, checks how each compares on condition and unit specifics, and helps buyers and sellers price against what is actually happening in Villa De Vern Condo right now rather than a citywide or countywide average.
Villa De Vern 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 Villa De Vern 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 Villa De Vern Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villa De Vern 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 Villa De Vern Condo home worth?
Get a no-obligation home value based on real comparable sales in Villa De Vern 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 Villa De Vern Condo on the map →
Frequently Asked Questions
What is the median home price in Villa De Vern Condo?
How long do homes in Villa De Vern Condo take to sell?
Do cash buyers compete in Villa De Vern Condo?
Who is the best real estate agent for Villa De Vern Condo?
How do I find a top Cape Coral real estate agent who knows Villa De Vern Condo?
Can Momentum Realty connect me with an agent for Villa De Vern Condo?
Should you buy in Villa De Vern 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 |
| Under-contract shares | fgc records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2018 (10 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.
Own a home here?
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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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