Cape Coral Home Prices Decline as Sales Stay Fastest in Southwest Florida
The Cape Coral real estate market is moving faster than any other major city in Southwest Florida, even as prices continue to fall year over year. With a median sale price of $350,000 in September—down 6.7 percent from last year—Cape Coral remains one of the most affordable entry points in the region. At just 6.1 months of supply and a median of 60 days on market, homes are selling quickly when priced right. Pending sales jumped 23.6 percent year over year, signaling strong buyer demand heading into the final quarter of 2025.
Key Takeaways (TL;DR)
- Prices declining: Median sale price at $350,000, down 6.7% YoY.
- Fastest market in SWFL: Homes selling in 60 days (vs. 72 regional average).
- Demand rising: Pending sales up 23.6% YoY despite price corrections.
- Tight inventory: 6.1 months supply, lowest among major SWFL markets.
- Less negotiation: Buyers paying 97.3% of list price on average.
Cape Coral Real Estate Market: Pricing and Inventory
Cape Coral’s median sale price fell to $350,000 in September, down 2.2 percent from August and 6.7 percent below last year’s $375,000. That’s the steepest year-over-year correction among major Southwest Florida markets, compared with the Estero real estate market (+12.3%) and the Fort Myers real estate market (flat at $347,000).
Price per square foot declined to $215, down 6.1 percent from last year, reflecting a broad-based adjustment rather than a shift toward larger homes.
Active inventory stood at 2,822 homes, down 10.2 percent from last year. The decline in listings, combined with stronger pending sales, pushed supply down to just 6.1 months — the tightest among Naples, Bonita Springs, Estero, and Fort Myers. According to the National Association of Realtors, six months is considered balanced. Cape Coral is moving toward equilibrium even as prices correct.
Cape Coral Market Data – September 2025
| Metric | Current Value | MoM Change | YoY Change |
|---|---|---|---|
| Median Sale Price | $350,000 | -2.2% | -6.7% |
| Pending Sales | 487 | -4.1% | +23.6% |
| Closed Sales | 418 | -12.4% | +4.0% |
| New Listings | 659 | +7.7% | -12.0% |
| Homes for Sale | 2,822 | -7.7% | -10.2% |
| Months Supply | 6.1 | -10.3% | -7.6% |
| Median Days on Market | 60 | +1.7% | +17.6% |
Buyer Demand and Pending Sales in Cape Coral
Cape Coral recorded 487 pending sales in September, up 23.6 percent from last year. While slightly behind Fort Myers’ 29.4 percent surge, this still reflects substantial buyer engagement in a price-correcting market.
Homes went under contract after eight showings on average, down from nine last year, with 3.5 showings per listing — the highest activity among Lee County markets. This reflects strong buyer traffic and confirms that price adjustments are attracting, not deterring, buyers.
Days on Market and Selling Conditions
Cape Coral remains the fastest-selling market in Southwest Florida. Median days on market was 60 in September, up from 51 last year but still well below the 72-day regional average.
For comparison:
- Cape Coral: 60 days
- Estero: 61 days
- Fort Myers: 79 days
- Bonita Springs: 81 days
- Naples: 86 days
Sellers secured 97.3% of list price, leaving only 2.7 percent in negotiation — the smallest gap among major SWFL cities. In contrast, sellers in Fort Myers and Naples conceded closer to 4–5 percent.
What This Means for Cape Coral Buyers
Cape Coral offers one of the best value propositions in Southwest Florida. At $350,000, its median is nearly identical to Fort Myers but with faster sales velocity. Buyers should expect less room to negotiate — aggressive low offers rarely succeed when homes are selling at 97.3 percent of asking.
With just 6.1 months of supply, Cape Coral is still technically a buyer’s market, but the advantage is shrinking. Waiting for further price declines risks facing tighter inventory and stronger competition.
What This Means for Cape Coral Sellers
Selling in Cape Coral demands realistic pricing and strong presentation. Homes priced within 5 percent of market value are selling in about 60 days. Properties listed above recent comps risk lingering while better-priced homes sell first.
For sellers unsure about timing, Worthington Realty’s Seller’s Offer strategy can help convert buyer interest into action without resorting to public price cuts.
What This Means for Cape Coral Investors
Cape Coral’s affordability and speed make it attractive for investors. The $350,000 median price, combined with strong rental demand in the $1,800–$2,500 range, supports cash flow in the $300,000–$400,000 bracket.
Liquidity is another advantage: with a 60-day median to sale, investors can reposition properties faster than in slower-moving markets like Naples or Bonita Springs. Still, conservative underwriting is key as insurance and renovation costs remain elevated.
Cape Coral Real Estate Market Outlook
The Cape Coral real estate market is stabilizing after a year of price corrections, with pending sales growth and tightening inventory signaling a shift toward balance.
Prices may remain under modest pressure through year-end as older listings work through the system, but Cape Coral’s affordability advantage positions it strongly heading into 2026. Infrastructure investment and population growth continue to support long-term demand.
Mortgage rates remain the key wildcard. A meaningful drop could accelerate stabilization, while further insurance disruption could extend the adjustment period. Compared to neighboring cities, the Cape Coral real estate market is moving toward balance faster than most, making it one of the most dynamic markets to watch in Southwest Florida.
Frequently Asked Questions
The Cape Coral real estate market is still a buyer’s market with 6.1 months of supply, but it is approaching balance faster than neighboring cities.
Median price is $350,000, down 6.7% YoY and 2.2% MoM — the steepest correction in SWFL.
The median is 60 days, the fastest pace in the region. Well-priced homes sell quickly; overpriced ones linger.
Buying now offers access to price-corrected inventory, but rising pending sales suggest competition will increase in 2026.
Affordability and tightening inventory. Cape Coral’s $350,000 median attracts first-time buyers, relocations, and investors.
Download Worthington Realty’s Real Estate Cycle Guide to understand how different phases affect pricing, inventory, and negotiation.
Final Thoughts
The Cape Coral real estate market in October 2025 combines speed, affordability, and opportunity, making it one of the most dynamic markets in Southwest Florida. Prices have corrected to levels attracting strong demand, while supply continues to tighten. Whether you’re buying, selling, or investing, Cape Coral’s mix of fast sales and accessible pricing makes it a standout in the region.
See the full Southwest Florida Market Update or compare trends in Fort Myers, Estero, Bonita Springs, and Naples. You can also browse the latest Cape Coral homes for sale.
Most homeowners feel overwhelmed when it’s time to move. At Worthington Realty, we provide personalized guidance and clear communication so that you feel heard, valued, and confident in your decisions.
Methodology & Sources: All market statistics were obtained from the Florida Gulf Coast MLS and analyzed by Worthington Realty. Historical month-by-month data reflect market activity through September 30, 2025, and were retrieved October 2, 2025. Figures are deemed reliable but not guaranteed and are subject to revision by the MLS.
