Cape Coral New Listings Rose 13.2% in August to 695
Price / Sq Ft
$222
Median Sold Price
$382,375
Active Listings
2,441
Months of Supply
4.8
Cape Coral new listings reached 695 in August 2026, up 13.2% from 614 a year earlier.
Active inventory in Cape Coral was still 22.4% lower than a year earlier, at 2,441 listings. Sales, withdrawals, expirations and other listing-status changes all affect that count, so the two figures describe different things and both are accurate.
The median sale price rose 6.8% year over year and sellers received a median 97.7% of their most recent asking price. The five-city picture sits in the August 2026 Southwest Florida market report.
*Unless otherwise noted, housing-market figures come from the Florida Gulf Coast MLS (FGCMLS via Stellar MLS), pulled September 1, 2026. Data reflects MLS records as of the date the monthly analysis file was prepared. MLS figures may update as late transactions are recorded.*
Key Takeaways
- Cape Coral new listings reached 695 in August 2026, up 13.2% year over year from 614.
- Active listings were 2,441, down 22.4% from 3,145 a year earlier. Sales, withdrawals, expirations and other status changes all affect the active count.
- The median sold-to-list ratio was 97.7%, up from 97.2% last August.
- Cape Coral’s Re-list Rate was 19.8%, covering 479 of 2,419 active listings in the address-matched export.
- Published months of supply was 4.8, down from 7.0 a year earlier, and the supplemental Competitive Inventory view of fresher supply read 2.1 months.
More Sellers Listed in August Than a Year Earlier
New listings came in at 695 against 614 in August 2025, an increase of 13.2%. That figure held close to July’s 697 and ran above June’s 677.
New listing counts are best compared to the same month a year earlier. Seasonal patterns move the raw number on their own. Cape Coral ran 677 in June and 697 in July, so August held close to the summer level.
Active listings in Cape Coral finished August at 2,441, down 22.4% from 3,145 a year earlier. The count has fallen in every month since February, when it stood at 3,253. Active inventory falls for several reasons at once, including completed sales, withdrawals and expirations, so this decline reflects more than the volume of homes that sold.
Pending sales reached 510 in August, up 3.9% from 491 a year earlier. Showings per listing were 4.6, up from 4.1 last August. The median seller here fielded nine showings before going under contract, against seven a year ago.
Closed sales came in at 457, down 5.0% from 481 in August 2025. Dollar volume rose 6.9% year over year, though, reaching $218.5 million. Closings reflect contracts written weeks earlier, and August sits inside Southwest Florida’s slower season from May through September.
Shadow inventory refers to homes whose owners have moved toward selling without an active MLS listing in place. Worthington reads it directionally rather than publishing a count, since a listing that left the MLS may have sold privately or come off for other reasons. Roughly one in seven departing Cape Coral listings returned to the market. That share held close to July’s reading.
Price Per Square Foot Held at $222 and Sellers Received 97.7% of Asking Price
Cape Coral prices came in above last year on both measures that matter most here. Price per square foot finished August at $222, up 3.3% from $215 a year earlier and level with July. The median sale price was $382,375, up 6.8% year over year.
The monthly median eased from July’s $389,900 while price per square foot held flat. Price per square foot normalizes for home size. It usually moves less with the mix of homes that happen to close in a given month. A month where the median slips while price per square foot holds may reflect a different mix of homes sold.
Sellers received a median 97.7% of their most recent asking price, up from 97.2% last August. That ratio uses the most recent list price at the time of contract rather than the original asking price. It describes where closings landed across the city, and a 97.7% figure is not a rule that any individual buyer should offer 2.3% under a specific asking price.
First-Attempt and Relisted Homes Performed Differently on Time and on Price
Across closings in the trailing 120 days through September 1, 2026, Cape Coral homes that sold on their first listing attempt had a median 48 days on market. Homes that eventually sold after relisting accumulated a median 219 days across their listing attempts. Those figures cover 1,780 and 317 closings respectively in the trailing 120 days.
Homes that sold on a first listing attempt had a median sale price of $374,128. Homes that returned to the market opened at a median $455,000 and closed at a median $420,000, a median per-home difference of $34,900.
These are descriptive figures for two populations of homes. First-attempt and relisted homes differ in price, property type, condition and seller circumstances. The data shows how each group performed, and it does not establish that relisting or the opening price produced the difference between them. Relisted homes made up 15.1% of Cape Coral’s trailing 120-day closings.
Cape Coral’s Re-list Rate was 19.8%. The Cape Coral rate has fallen in each of the last two months, from 22.4% in June to 21.7% in July. A lower Re-list Rate means fewer active homes carry an expired, withdrawn or terminated listing at the same address from the previous 12 months. The data does not establish why those earlier listings ended. That covers 479 of the 2,419 active listings in the address-matched export with an expired, withdrawn or terminated record in the trailing twelve months. Of the Cape Coral listings that returned, 53.2% came back at 3% or more below the prior asking price. The other 46.8% were relisted with little or no price change.
When a home returns to the MLS under a new listing, its days-on-market counter starts over at zero. The days-on-market number shown on an active listing may not reflect its cumulative marketing time across listing attempts.
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Cape Coral Months of Supply, Competitive Inventory and Ask-Bid Gap
Published months of supply for Cape Coral was 4.8 in August 2026, down 31.4% from 7.0 a year earlier. The calculation divides current active listings by a 12-month sales pace. It answers one question: at that pace, how long would it take to sell through what is listed today. Pending contracts are not part of the calculation.
Season shapes months of supply. Southwest Florida’s peak buying period runs January through April, the reverse of most of the country, and activity thins from May into September. The year-over-year comparison carries more meaning here than a single month-to-month move.
Competitive Inventory is Worthington’s filtered view of active listings. It sets aside homes that have been listed at least 180 days without a price reduction of 3% or more, along with relisted homes that returned with less than a 3% change. It uses the city’s three-month closing pace, while published MLS months of supply uses all active listings and a 12-month pace. The two figures answer different questions and should not be read as interchangeable.
On Cape Coral’s trailing three-month pace of 528.3 closings a month, all 2,419 export listings read 4.6 months. Setting aside the 517 listings past the 180-day mark brings that to 3.6 months. The full filter leaves 1,122 listings at 2.1 months.
The Pending-to-Active Ratio was 26.5%. It compares homes under contract to homes available at the pull date. That is a snapshot of activity levels rather than a conversion rate, and it says nothing about what buyers are paying.
The Ask-Bid Gap Ran 5.2% Citywide and Below Zero in the Mid-Range
The Ask-Bid Gap compares two medians. The first is the asking price per square foot of active listings. The second is the price per square foot of recent closings in the same price range. Citywide, Cape Coral active listings asked $232.43 against $220.24 achieved on trailing 120-day closings, a reading of 5.2%.
Under $400,000 the Ask-Bid Gap was 4.2%, with active listings asking $202.31 against $193.91 achieved, across 1,261 listings and 1,178 closings. This is the city’s largest price range and its deepest selection.
Between $400,000 and $750,000 it was negative at -1.2%. Active listings asked $266.44 against $269.76 achieved, across 823 listings and 701 closings. July read -0.7%, so this is a second consecutive month below zero. Asking prices in that range currently sit under what recent closings in the same range delivered per square foot.
Between $750,000 and $1.5 million it was 5.2%, on $404.14 asked against $383.28 achieved across 245 listings and 183 closings. Above $1.5 million it was 8.7%, on $664.12 asked against $606.17 achieved across 90 listings and 41 closings. That reading rests on a small sold sample.
The active homes and the sold homes are not the same properties. They can differ in condition, location, age and finish. This measure shows how closely the two groups line up at a point in time. It is not an offer discount, and it does not predict any individual home’s sale price or marketing time.
Table 1: Core Market Metrics, August 2026
Read this city’s figures against its own recent history.
| City | Median Sold Price | Median Price per Sq. Ft. | Active Listings | Months of Supply | Sold-to-List | Closed Sales YoY |
|---|---|---|---|---|---|---|
| Fort Myers | $345,000 (0.0%) | $201 (-2.9%) | 2,447 (-20.0%) | 5.2 (-30.7%) | 95.7% | -5.5% |
| Cape Coral | $382,375 (+6.8%) | $222 (+3.3%) | 2,441 (-22.4%) | 4.8 (-31.4%) | 97.7% | -5.0% |
| Estero | $517,500 (+6.2%) | $250 (0.0%) | 441 (-32.5%) | 3.5 (-44.4%) | 95.9% | -2.2% |
| Bonita Springs | $505,000 (+0.5%) | $287 (-2.0%) | 668 (-30.2%) | 4.3 (-41.1%) | 95.1% | -14.8% |
| Naples | $610,000 (+1.7%) | $328 (+1.5%) | 3,858 (-23.2%) | 5.2 (-35.0%) | 95.5% | -5.8% |
Source: FGCMLS. Single-month data unless otherwise noted. Sold-to-list uses most recent list price at time of contract.
Table 2: Worthington Market Lens, August 2026
| City | Competitive Inventory (Months) | Re-list Rate | Ask-Bid Gap (PPSF%) | Pending-to-Active Ratio | First-Attempt Median DOM | Median Total DOM After Relisting |
|---|---|---|---|---|---|---|
| Fort Myers | 2.2 | 23.9% | 4.9% | 22.1% | 66 days | 246 days |
| Cape Coral | 2.1 | 19.8% | 5.2% | 26.5% | 48 days | 219 days |
| Estero | 1.9 | 20.1% | 4.0% | 31.6% | 63 days | 240 days |
| Bonita Springs | 1.9 | 22.3% | 16.0% | 22.6% | 82 days | 256 days |
| Naples | 1.9 | 23.4% | 7.1% | 21.6% | 74 days | 258 days |
Source: FGCMLS. Single-month data unless otherwise noted. Proprietary metrics use Worthington’s address-matched property export, so active-listing denominators differ slightly from the published MLS counts in Table 1. Competitive Inventory MOI divides the filtered active-listing count by the city’s total trailing-three-month closing pace. It is a supplemental indicator and is not calculated the same way as published MLS months of supply.
August 2026 Opening-Price Results for Cape Coral Communities
The final line in each profile compares eligible August closings with the opening asking price of the listings that sold. Results are calculated property by property before the median is reported. Sample sizes appear with every result, and small samples describe only those particular sales.
Cape Harbour
The August property histories add pricing context the trailing 120-day figures do not carry. The four August closings finished at a median 80.4% of their opening price, $120,000 below it, against 95.4% measured from the final ask. The difference between the opening-price and final-ask results reflects asking-price changes made during the listings that produced those sales. Months of inventory held at 10.2 across 28 active listings and 11 closings. The active pool asks a median $717,000 on homes about 750 square feet larger than those that sold at $520,000.
View 7 more indicators
- Closing Range (Last 120 Days)
- $345,000 to $2,009,000 across 11 sales
- Active Listings
- 28flat MoM
- Closings (Last 120 Days)
- 11flat MoM
- Pending Contracts
- 3down 25.0% MoM
- Re-list Rate
- 32.1%flat MoM
- Sellers Received
- 95.1% of final list priceup 1.7 pts MoM
- Sellers Received vs Original Ask
- 80.4% of the listing’s opening price (n=4), a median $120,000 below it
Cape Royal
Sellers received 98.0% of final asking price across the trailing 120 days, and homes sold in a median 32 days. Months of inventory doubled from 2.5 to 5.1 on nine active listings against seven closings. The two August closings finished at a median 92.9% of their opening price, $106,722 below it, with one of the two a relist. Two closings cannot support a benchmark, so comparable sales within the same home type carry more weight here than any community figure.
View 7 more indicators
- Closing Range (Last 120 Days)
- $565,000 to $1,950,000 across 7 sales
- Active Listings
- 9up 28.6% MoM
- Closings (Last 120 Days)
- 7down 36.4% MoM
- Pending Contracts
- 2down 33.3% MoM
- Re-list Rate
- 22.2%down 6.4 pts MoM
- Sellers Received
- 98.0% of final list priceup 0.3 pts MoM
- Sellers Received vs Original Ask
- 92.9% of the listing’s opening price (n=2), a median $106,722 below it
Sandoval
Product type separates this community more than anything else, with Somerville carriage homes closing at $262,500 and Stonyhill single-family at $618,750 in the same window. Sellers received 96.5% of final asking price for a second consecutive month. Months of inventory moved from 2.3 to 2.9 across 27 active listings and 37 closings. The seven August closings finished at a median 94.6% of their opening price, $20,000 below it, with one relist among them. Comparable selection should match product type before anything else, given the roughly $356,000 distance between those two segments.
View 7 more indicators
- Closing Range (Last 120 Days)
- $239,000 to $780,000 across 37 sales
- Active Listings
- 27up 8.0% MoM
- Closings (Last 120 Days)
- 37down 14.0% MoM
- Pending Contracts
- 8flat MoM
- Re-list Rate
- 33.3%down 2.7 pts MoM
- Sellers Received
- 96.5% of final list priceflat MoM
- Sellers Received vs Original Ask
- 94.6% of the listing’s opening price (n=7), a median $20,000 below it
Tarpon Point
Pending contracts moved from one to four, lifting the pending-to-active ratio 36.1 points to 44.4% against nine active listings. Months of inventory stands at 12.0 on three closings across the trailing 120 days. No homes closed in August, so no original-ask figure is available this cycle. With three closings across four months, the $665,000 median is directional rather than a benchmark. The three enclaves price separately, so comparables should come from Tarpon Landings, Tarpon Gardens or Tarpon Estates specifically.
View 7 more indicators
- Closing Range (Last 120 Days)
- $560,000 to $700,000 across 3 sales
- Active Listings
- 9down 25.0% MoM
- Closings (Last 120 Days)
- 3down 40.0% MoM
- Pending Contracts
- 4up 300.0% MoM
- Re-list Rate
- 11.1%down 22.2 pts MoM
- Sellers Received
- 94.6% of final list priceup 1.1 pts MoM
- Sellers Received vs Original Ask
- no closings in August, so this figure is unavailable this cycle
Cape Coral Yacht Club
Two in five active listings carry a prior expired, withdrawn or terminated record. Months of inventory moved from 2.3 to 5.0 across 10 active listings and eight closings, and active listings ask $458 per square foot where sold homes reached $328. No homes closed in August, so no original-ask figure is available this cycle. With eight closings across four months and no HOA across most of the neighborhood, comparables should match Gulf-access status and dock configuration rather than the community median.
View 7 more indicators
- Closing Range (Last 120 Days)
- $431,400 to $2,900,000 across 8 sales
- Active Listings
- 10up 25.0% MoM
- Closings (Last 120 Days)
- 8down 42.9% MoM
- Pending Contracts
- 1flat MoM
- Re-list Rate
- 40.0%down 10.0 pts MoM
- Sellers Received
- 94.2% of final list priceup 1.2 pts MoM
- Sellers Received vs Original Ask
- no closings in August, so this figure is unavailable this cycle
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Frequently Asked Questions
Did Cape Coral home prices rise in August 2026?
The median sale price was $382,375, up 6.8% from August 2025. Price per square foot was $222, up 3.3% year over year and level with July. The monthly median eased from July’s $389,900, and changes in the mix of homes closing move that figure on their own.
How long did Cape Coral homes take to sell in August 2026?
The citywide median was 54 days, down from 59 a year earlier. Homes that sold on their first listing attempt had a median 48 days on market across 1,780 closings in the trailing 120 days. Homes that sold after an earlier listing attempt accumulated a median 219 days across their attempts, on 317 closings. The two groups differ in price, property type and condition.
What stood out in the Cape Coral market in August 2026?
New listings rose 13.2% year over year to 695, the median sale price reached $382,375 and price per square foot held at $222. Sellers received a median 97.7% of their most recent asking price, and homes that sold on a first listing attempt took a median 48 days.
Final Thoughts
Cape Coral closed August with more new listings than a year earlier and a smaller active pool than a year earlier. Prices came in above last year on both the median and price per square foot. What those readings mean for a specific homeowner depends on the price range, the neighborhood and the property itself. Worthington Realty prices Cape Coral listings against closed comparable sales.
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*All data referenced in Worthington’s market reports draws from the Florida Gulf Coast MLS (FGCMLS via Stellar MLS) unless otherwise noted.*
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