Cape Coral’s housing market is sending two different signals this season. Single-family homes gained traction with stronger pending sales and stable prices, while condos recorded more contracts but deeper price cuts. This Cape Coral Market Update for September 2025 looks at both property types, showing how inventory, pricing, and demand are shifting—and what that means for buyers, sellers, and investors right now.
Key Takeaways (TL;DR)
- Single-family pending sales increased in August, while active listings and new listings declined, moving that segment closer to balance.
- Condo pending sales jumped more than 180 percent compared to last year, but median condo prices fell more than 30 percent year over year.
- Months supply stands at 6.3 for single-family homes (buyer’s market) and 10.1 for condos (deep buyer’s market).
- Sellers of both property types still achieve close to list when priced realistically, but longer days on market are creating negotiation opportunities.
Cape Coral Market Update: Single-Family (September 2025)
Single-family homes showed renewed strength in August. Pending sales reached 486, up seventeen percent from July and nearly seventeen percent higher than last year. Closed sales totaled 430, a slight monthly dip and about ten percent lower than last year.
Pending sales—often the first sign of shifting conditions—remain a critical leading indicator. For deeper national insights into contract activity, check the latest NAR Pending Home Sales data.
Inventory levels tightened. Active listings fell to 2,604, a twelve percent drop from July. New listings came in at 524, thirty percent fewer than last year. Fewer new homes entering the market helped prices stabilize. The median price was $366,000, while the average was $441,246. Both figures were modestly higher than July but still six to seven percent below last year. Price per square foot averaged $233, with a median of $219, each about eight percent lower year over year.
Homes are taking longer to sell. Median days on market reached 57, and the average stretched to 85. Sellers received about 97 percent of their last list price, which shows buyers will pay near ask when homes are priced in line with comps. With months supply at 6.3, single-family homes sit in a buyer’s market, though stronger pending sales point toward more balance.
Cape Coral Market Update: Condos (September 2025)
Condos posted a surge in activity. Pending sales rose to 37, a forty-two percent increase from July and more than double last year’s count. Closed sales also ticked higher at 28, about eight percent above last year.
Prices remain under heavy pressure. The median condo price dropped to $175,000, down twelve percent from July and more than thirty-five percent year over year. The average was $200,353, also down thirty percent compared with August 2024. Price per square foot continued to slide, with the median at $143 and the average at $155, both roughly twenty-five percent lower than last year.
Inventory closed August at 337 active condos. Months supply stood at 10.1, signaling a deep buyer’s market. Median days on market climbed to 114, almost double the single-family figure. Sellers achieved about 95 percent of their last list price, which underscores the need for realistic pricing.
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Market Outlook for Buyers, Sellers, and Investors
For single-family buyers, the combination of fewer new listings and stronger pending activity means opportunities exist, but decisiveness matters. Homes priced correctly are moving within two months, while others linger and negotiate. Sellers should present homes well and price close to comps to capture early interest. For practical tips, download our free Staging Guide to help your home stand out from the start.
Condo buyers have greater leverage. Prices are sharply lower than last year, and days on market remain high. This is drawing investors back into the market. Sellers in condo communities need to align expectations with current pricing or risk long delays.
Investors can find value in both segments. Single-family homes offer stability and liquidity, while condos provide discounted entry points. With dollar volume across the city lower than last year, buyers with cash or solid financing have room to negotiate.
Frequently Asked Questions
Single-family homes are in a buyer’s market with 6.3 months supply. Condos are in a deeper buyer’s market with 10.1 months supply.
Single-family prices rose slightly compared to July but remain below last year. Condo prices are still falling, down more than thirty percent year over year.
Single-family homes are selling in about 57 days at the median. Condos are taking much longer, with a median of 114 days.
Condos offer discounted entry opportunities, while single-family homes provide steadier appreciation and resale potential. Both markets allow negotiation, especially on properties with longer days on market.
Final Thoughts
This Cape Coral Market Update shows a divided picture. Single-family homes are stabilizing, while condos continue to correct. Buyers and investors hold more leverage, yet sellers who prepare and price correctly are still closing near list.
For a broader view across the region, see our full Southwest Florida September 2025 Housing Market Update.
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