Cape Coral’s median sale price rose 12.3% to $393,000 in July, the largest median-price increase among the five featured cities. Price per square foot rose 3.7%.
Price / Sq Ft
$222
Median Sold Price
$393,000
Active Listings
2,486
Months of Supply
4.9
Cape Coral posted the clearest price strength among the five featured cities this month. Median sale price and price per square foot both rose, closings grew, and homes sold closer to their asking price than anywhere else among the five featured cities. For the regional picture and how Cape Coral compares with the other four cities, see the Southwest Florida market report. Property-level figures reflect the August 3 data pull, while published inventory and months of supply reflect the July month-end reporting period, and figures may update as late transactions are recorded.
Key Takeaways
- Median sale price rose 12.3% year over year to $393,000 and price per square foot rose 3.7% to $222, with both measures up rather than the median moving on its own.
- Homes sold for a median 97.9% of their final list price, the closest to asking among the five featured cities.
- Closings rose 7.7% year over year to 520 on currently reported figures, a second straight month of growth, and published pending sales rose 27.3%.
- Active inventory fell 27.9% year over year to 2,486, and months of supply eased to 4.9, one of the tighter overall readings among the five featured cities.
- Cape Coral carried the lowest Re-list Rate among the five featured cities at 21.7%, and relisted homes sold a median $35,000 below their earlier asking price, the smallest relist difference of the five.
New Listings, Active Supply, and What Is Coming to Market
Closed sales count transactions completed during July. The published pending-sales figure measures July contract activity, while Worthington’s property export provides a separate snapshot of homes still pending as of the August 3 pull.
New listings came in at 678 in July, down 2.4% from a year ago. Active inventory fell to 2,486, down from 3,448 a year ago, a 27.9% drop. Months of supply came in at 4.9, using the standard 12-month sales pace. The active count has declined for more than a year as homes sold or left the market through other listing exits while new supply did not fully replace them.
Published pending sales rose 27.3% year over year to 555, showing more July contract activity than a year ago. Worthington’s August 3 address-matched export contained 705 pending homes against 2,483 active listings. That produced a Pending-to-Active Ratio of 28.4%, or about 28 pending homes for every 100 active listings, the highest among the five featured cities. The pending snapshot also equaled 128.9% of the recent three-month closing pace, the strongest reading among the five featured cities. Showings per listing rose to 4.7 from 3.1 a year ago, the highest among the five cities. Closings came in at 520, up 7.7% against last July on currently reported figures. That count remains preliminary and may update as late transactions are recorded.
Estimated Payment at the July 30 Mortgage Rate
The 30-year fixed-rate mortgage averaged 6.66% for the week of July 30, 2026, per Freddie Mac’s Primary Mortgage Market Survey. At Cape Coral’s $393,000 median price, a buyer putting 20% down and financing $314,400 would carry a principal-and-interest payment of about $2,020 a month. Estimated principal and interest only, based on 20% down at a 30-year fixed rate of 6.66%. Property taxes, homeowners and flood insurance, HOA dues, closing costs, and other expenses are not included. Actual rates and payments vary.
Cape Coral Median Price and Price Per Square Foot Both Rose
Median sale price and price per square foot measure different things. The median moves when the mix of homes closing changes, while price per square foot controls for home size, which makes it a steadier read on values than the median alone. It still moves with property type, location, and condition, so the two are best read together.
Cape Coral’s median sale price was $393,000 in July, up 12.3% year over year, while price per square foot was $222, up 3.7%. The 12.3% figure reflects the median moving rather than every home appreciating that much. Because both measures rose, July’s price result was broader than the 12.3% median increase alone suggests. Property type, location, condition, and closing mix can still affect both measures. Cape Coral price per square foot was $207 in March, its lowest reading in the reviewed period, and reached $222 in July, an increase of about 7%. The readings since March show recent improvement, though they do not establish what comes next.
Dollar volume rose 23.1% year over year to $247.6 million. Homes sold for a median 97.9% of their most recent asking price, the sold-to-list ratio, the closest to asking among the five featured cities and up from a year ago.
Relisted Cape Coral Homes Took Longer and Sold Below Earlier Asking Prices
Worthington’s Re-list Rate shows how much of today’s active inventory has already been through an earlier listing attempt. One mechanical detail matters here: when a home relists, its days-on-market counter resets to zero, so a listing showing 15 days may have spent 200 or more days on the market during an earlier attempt. This section’s active-listing count comes from Worthington’s address-matched property export, which can differ slightly from the published monthly figures above.
Of Cape Coral’s 2,483 active listings, 538 (21.7%) had an expired, withdrawn, or terminated listing in the past 12 months, the lowest share among the five featured cities, down 0.7 points from June. Of those relists, 53.9% returned at least 3% below their earlier asking price.
Among homes that closed in the last 120 days after relisting, the median earlier asking price was $455,000 and the median final sale price was $420,000, a $35,000 difference calculated per home, the smallest relist difference among the five featured cities. Those relisted homes carried a median 208 combined days on the market across both attempts, compared with 47 days for first-attempt homes that sold at a median of $370,000, the fastest first-attempt pace among the five cities. The prior listing record is worth checking before setting a price or reading a home’s days on market, since the reset clock hides earlier attempts.
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Cape Coral Competitive Inventory Measured 2.1 Months
Several supply numbers appear in this report, and they answer different questions rather than contradicting each other. Published months of supply is 4.9 on the standard 12-month pace. Competitive Inventory uses the more recent three-month pace and counts only active listings under 90 days on market that are either first-attempt listings or relists that returned at least 3% below their earlier asking price. Older listings and relists that returned without at least a 3% price reset are excluded.
Competitive Inventory Runs Far Below Cape Coral’s Overall Supply
On that three-month pace, the all-listings figure is 4.5 months. Removing long-stale listings leaves 3.6 months. Applying the full Competitive Inventory filter brings it to 2.1 months. The 2.1-month reading means relatively few current listings meet the Competitive Inventory criteria. It is lower than the all-listings figure because older listings and relists without the required price reset are excluded. Older and previously listed inventory should be evaluated separately, especially where asking prices remain above recent sales. Fresh, first-attempt listings that sold did so in a median of 47 days.
Cape Coral’s Mid-Range Asking Prices Sat Just Below Sales
The Ask-Bid Gap compares current active asking price per square foot with recent sold price per square foot, as a percentage of recent sales. Cape Coral sits at 6.6% overall. By tier, listings below $400,000 ran a 4.7% Ask-Bid Gap, the $400,000 to $750,000 tier ran -0.7%, meaning asking prices in that range sat slightly below recent sales, the $750,000 to $1.5 million tier ran 4.9%, and the luxury tier above $1.5 million ran 9.6%. The negative mid-tier reading is worth checking against property-level comparable sales, since the active and closed pools in that range can differ by location and product type.
Florida’s homeowners insurance market has been recovering, with average requested rate increases easing from roughly 22% two years earlier to under 1% in the latest 2026 filing data. Coverage costs in Cape Coral vary widely by location, flood zone, and waterfront exposure, so buyers should confirm them before writing an offer rather than at closing.
Regional Snapshot at a Glance
| City | Median Sold Price | Median YoY | Price/SF | Price/SF YoY | Active Listings | Active YoY | Months Supply | Months Supply YoY | Sold-to-List | Closed Sales | Closed YoY |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Fort Myers | $331,000 | -1.2% | $199 | -2.5% | 2,533 | -22.9% | 5.4 | -32.5% | 95.7% | 418 | -0.2% |
| Cape Coral | $393,000 | +12.3% | $222 | +3.7% | 2,486 | -27.9% | 4.9 | -37.2% | 97.9% | 520 | +7.7% |
| Estero | $507,500 | +11.1% | $245 | -0.4% | 471 | -29.1% | 3.8 | -40.6% | 96.7% | 95 | -9.5% |
| Bonita Springs | $470,000 | -6.0% | $274 | -11.9% | 743 | -33.2% | 4.8 | -45.5% | 96.0% | 115 | -1.7% |
| Naples | $615,000 | +4.2% | $337 | +5.0% | 4,138 | -22.9% | 5.5 | -36.8% | 95.0% | 664 | +9.0% |
| Southwest Florida | $395,000 | +1.3% | $231 | -0.4% | 15,456 | -22.9% | 5.6 | -34.1% | 96.5% | 2,580 | +5.4% |
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Source: FGCMLS. Single-month data unless otherwise noted. Sold-to-list uses most recent list price at time of contract.
Worthington Market Lens
The Worthington Market Lens compares the five featured cities using the same address-level measures. Lower Competitive Inventory means fewer current listings meet the competitive criteria. A smaller Ask-Bid Gap means asking prices are closer to recent sales. A higher Re-list Rate means more current listings have already been through an earlier listing attempt. A higher Pending-to-Active Ratio means more homes are under contract relative to the number for sale.
| City | Competitive Inventory (Months) | Re-list Rate | Ask-Bid Gap (Price/SF) | Pending-to-Active Ratio | Median Days to Contract, First Attempt | Median Total Days, Relisted |
|---|---|---|---|---|---|---|
| Fort Myers | 2.1 | 24.6% | 5.4% | 22.6% | 59 | 234 |
| Cape Coral | 2.1 | 21.7% | 6.6% | 28.4% | 47 | 208 |
| Estero | 1.5 | 22.4% | 2.8% | 26.4% | 58 | 253 |
| Bonita Springs | 1.7 | 23.8% | 14.5% | 20.7% | 66 | 253 |
| Naples | 1.8 | 23.1% | 7.9% | 21.2% | 65 | 242 |
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Source: FGCMLS. Full definitions are in Worthington’s market methodology. Worthington’s address-level metrics come from a property-level MLS export, a separate dataset from the published monthly counts, so the active total can differ slightly. Ask-Bid Gap is expressed as a percentage of recent sold price per square foot.
Cape Coral Featured Communities: 120-Day Sales and Current Inventory
Community figures use a 120-day window for enough transaction volume, so they are not on the same basis as the city’s 12-month months of supply. Re-list Rate here carries a month-over-month point change, since June and July both match against expired, withdrawn, and terminated records.
Cape Harbour
Active listings fell 12.5% while pending contracts rose to 4.
Months of inventory reached 10.2, the result of 28 active listings against 11 closings over the past 120 days, and the $495,000 median reflects the community’s condo closings. Cape Harbour is a deep-water marina community at the southern tip of Cape Coral, spanning high-rise condos through gated estate homes. The estate side carries active asking prices well above recent sales, so buyers should compare estate listings with recent estate-home sales and review the full listing history, since the community-wide median is driven primarily by condos.
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- Active Listings
- 28down 12.5% MoM
- Closings (Last 120 Days)
- 11down 21.4% MoM
- Pending Contracts
- 4up 300.0% MoM
- Re-list Rate
- 32.1%up 13.3 pts MoM
- Sellers Received (Median)
- 93.4% of final list pricedown 0.5 pts MoM
Cape Royal
Active listings fell 30.0% while the pending-to-active ratio climbed to 42.9%.
With only 11 closings over the past 120 days, the $620,000 median can move with a single transaction, so treat it as a starting point. Cape Royal is the only gated golf community in Cape Coral, with 27 holes on a resident-owned course and 483 detached single-family homes on oversized lots. Just under 29% of active listings carry a prior expired, withdrawn, or terminated record, so buyers should request the full listing history before offering.
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- Active Listings
- 7down 30.0% MoM
- Closings (Last 120 Days)
- 11down 8.3% MoM
- Pending Contracts
- 3up 50.0% MoM
- Re-list Rate
- 28.6%down 21.4 pts MoM
- Sellers Received (Median)
- 97.7% of final list priceup 0.4 pts MoM
Sandoval
Active listings rose 19.0% while pending contracts fell 33.3%.
The community median held at $355,000, and the distance to the higher active asking median traces to size, since current listings run larger than the homes that closed over the past 120 days. Sandoval is a resort community in southwest Cape Coral with a product mix from attached carriage villas to larger single-family homes. More than a third of active listings, 36.0%, carry a prior expired, withdrawn, or terminated record, so single-family sellers should base pricing on closings of similar models and lot types rather than the community-wide figure.
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- Active Listings
- 25up 19.0% MoM
- Closings (Last 120 Days)
- 43down 4.4% MoM
- Pending Contracts
- 8down 33.3% MoM
- Re-list Rate
- 36.0%up 2.7 pts MoM
- Sellers Received (Median)
- 96.5% of final list priceup 0.6 pts MoM
Tarpon Point
Active listings rose 33.3% while closings fell 44.4%.
With just 5 closings over the past 120 days, the medians rest on a thin sample and single transactions move them, so read the figures as directional. Inventory rose to 12 active listings against one pending contract. Tarpon Point is a luxury marina community at the southwest tip of Cape Coral, with waterfront condos and custom estate homes across distinct sections. Buyers should compare each section with its own recent sales and review the listing history rather than relying on the community-wide median.
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- Active Listings
- 12up 33.3% MoM
- Closings (Last 120 Days)
- 5down 44.4% MoM
- Pending Contracts
- 1flat MoM
- Re-list Rate
- 33.3%down 11.1 pts MoM
- Sellers Received (Median)
- 93.5% of final list pricedown 1.6 pts MoM
Cape Coral Yacht Club
Active listings rose 14.3% while pending contracts fell 66.7%.
The active asking median sits well above the $657,500 closed median because several listings above $1 million pull the asking figure up. Cape Coral Yacht Club is the city’s original waterfront neighborhood, developed in the late 1950s with sailboat-access canals and no HOA, where mid-century ranch homes and modern luxury estates sit on the same streets. Half of the active listings carry a prior expired, withdrawn, or terminated record, so buyers should anchor offers to recent closings on comparable Gulf-access streets rather than the current asking range.
View 5 more indicators
- Active Listings
- 8up 14.3% MoM
- Closings (Last 120 Days)
- 14down 6.7% MoM
- Pending Contracts
- 1down 66.7% MoM
- Re-list Rate
- 50.0%up 7.1 pts MoM
- Sellers Received (Median)
- 93.0% of final list pricedown 0.8 pts MoM
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Frequently Asked Questions
Is Cape Coral a good place to buy right now?
Cape Coral’s median price and price per square foot both increased in July, and homes sold for a median 97.9% of final list price, the smallest median discount from final asking price among the five featured cities. Older and previously listed homes should still be evaluated separately. The listing history, Ask-Bid Gap within the price tier, condition, and recent comparable sales provide a better basis for an offer than the citywide figures alone.
Why isn’t my Cape Coral home selling?
Start by comparing the asking price, condition, property type, waterfront category, flood zone and insurance costs, and marketing with the most relevant recent sales. Among Cape Coral relists, 53.9% returned at least 3% below their earlier asking price, and the citywide relist difference is the smallest among the five featured cities at $35,000. Setting the price against recent comparable sales up front lowers the odds of a drawn-out, relisted sale.
How much below asking should I offer in Cape Coral?
Cape Coral homes sold for a median 97.9% of their final list price, the tightest reading among the five cities, but that is a market summary rather than a rule for an individual offer. It may also reflect price reductions made before the home went under contract. Waterfront category, flood zone, condition, comparable sales, and the current Ask-Bid Gap within the price tier should guide the offer.
How long does it take to sell a home in Cape Coral?
First-attempt listings that sold did so in a median of 47 days, the fastest first-attempt pace among the five featured cities. Homes that relisted before selling took a median of 208 combined days.
How does Cape Coral compare with the rest of Southwest Florida?
Cape Coral and Naples were the only featured cities up on both median and price per square foot, and Cape’s 12.3% median gain was the largest among the five featured cities. It also had the highest sold-to-list ratio at 97.9% and the highest Pending-to-Active Ratio at 28.4%. Its Re-list Rate, at 21.7%, is the lowest among the five featured cities.
The Bottom Line for Cape Coral
Cape Coral posted stronger July price and contract-activity figures than the other featured cities. Median sale price and price per square foot both rose, closings grew, its Pending-to-Active Ratio was the highest of the five, and homes sold closer to asking than in the other featured cities. For sellers, that supports pricing from recent comparable sales rather than reaching well above them. For buyers, the citywide sold-to-list figure shows a smaller median discount from final asking price than in the other featured cities, so the older and previously listed inventory, and the specific waterfront category and flood exposure of any home, deserve close attention.
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