Villa Lisa
Condos 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.
With only three closings in the current window, Villa Lisa Condo is a thin market to read, but the numbers that exist tell a consistent story: a median price of $252,000 against a median of $212.48 per square foot, paired with a median 157 days on market. That combination points to units that sell on condition and patience rather than competitive urgency — this is not a bidding-war building.
For sellers, the 157-day median is the number to plan around: pricing needs to be realistic from day one, because there is not enough transaction volume here to correct a listing that starts too high. For buyers, the slow pace is leverage — there is room to negotiate on price and terms when so few units are trading and none are moving quickly.
Nearby homes for sale
No active listings inside Villa LisaCondos 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
Villa Lisa Condo is a small Cape Coral condominium community where recent MLS activity has been limited to a handful of closings, keeping the pricing picture narrow but the median figures still useful as a baseline.
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 Villa Lisa Condo is best for.
Best for
- Buyers targeting a lower entry price point in Cape Coral and willing to do extra diligence on a thinly traded building
- Buyers with flexible timelines who can wait out a slower sales pace without pressure
- Investors comfortable evaluating a unit largely on its own condition rather than on strong building-wide comparables
Probably not for
- Buyers who want confirmed on-site community amenities as part of the purchase decision
- Sellers expecting a quick sale based on typical market pacing
- Buyers who need a deep set of recent comparable sales to justify financing or pricing
The market around Villa Lisa Condo
Villa Lisa Condo 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 Villa Lisa Condo specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Villa Lisa Condo, 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.
The Villa Lisa Condo buying strategy.
If we were buying in Villa Lisa 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 Lisa Condo.
A thin market that rewards patience
Three closings is not enough volume to establish a tight price range or a reliable per-square-foot trend line — it is enough to confirm direction. At a median of $252,000 and $212.48 per square foot, Villa Lisa Condo sits in a price band where condition and unit specifics likely explain more of the variance than location within the building.
The median 157 days on market is the standout figure. In a market feed this thin, a single stale listing or a single quick sale can swing that number substantially, so it should be read as a signal of a slower-moving building rather than a precise timeline any one seller should expect. No community amenities were identified from current MLS listings, so buyers evaluating this property against others in Cape Coral should confirm amenity details directly rather than assume standard condo features.
The location and the amenities are priced into every listing in Villa Lisa Condo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a building with this little recent transaction data, pricing a listing or evaluating an offer correctly depends on knowing which of the few comparable sales actually apply. We pull the underlying listing detail behind these medians — unit condition, actual days on market per sale, and any amenity or fee information not captured in the aggregate — before advising on price.
Villa Lisa Condo 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 Villa Lisa 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 Lisa 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 Lisa 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 Lisa Condo home worth?
Get a no-obligation home value based on real comparable sales in Villa Lisa 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 all homes for sale in Cape Coral →
Should you buy in Villa Lisa Condo?
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: September 17, 2026) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2018 (11 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 →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Villa Lisa Condo fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about Villa Lisa
Where is Villa Lisa?
Villa Lisa is a community in Cape Coral, Lee County, Florida, ZIP 33904.
Are there homes for sale in Villa Lisa right now?
No active listings inside Villa Lisa at the last feed refresh. The nearest homes for sale, with distances from the community, are shown on this page and refreshed nightly.
Does Villa Lisa have an HOA or CDD?
No HOA is on record for Villa Lisa 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 Villa Lisa 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.