Cape Coral Buyers Show Up Stronger This November. Here’s Why Prices Matter More Than Ever
Buyer activity across the Cape Coral real estate market improved again in November as more shoppers returned to the market and focused on well-priced homes. Cape Coral finished the month with 567 pending sales — a 22.4% increase from last year — and 5,185 year-to-date closings. Prices have stabilized after the summer trough and are holding near $384,000 for November’s median sale. The more noticeable story is the amount of returning inventory and how pricing strategy continues to determine which homes are moving and which are waiting.
All data comes from the Royal Palm Coast REALTOR® Association and Florida Gulf Coast MLS via Stellar MLS, current as of December 1, 2025. November figures are preliminary and will be finalized mid-December.
Key Takeaways (TL;DR)
- Buyer activity climbed: Pending sales rose to 567, up 22.4% year over year.
- Shadow inventory remains a major force: 770 homes returned to the market this year, making up 25.6% of active listings.
- Pricing corrections are working: Homes that failed once and later sold did so after a median 9.9% price reduction, then went under contract in 35 days.
- Citywide success rate is 52.1%: All five featured communities are below this benchmark, with MOI above the citywide 6.3 months.
- Prices are stabilizing: November’s median sale price of $384,000 is up 9.7% from the July trough and down 12.1% from the 2022 peak.
Buyer Activity: Two Years of Improving Demand
Cape Coral’s buyer activity strengthened again this fall. Pending sales increased from 463 in November 2024 to 567 in November 2025, marking the second consecutive year of improvement. Showings per listing also rose, signaling more engaged buyers across the market.
Closed sales reached 5,185 year to date, making 2025 one of Cape Coral’s more active post-pandemic years. Much of this demand centered around the $300,000 to $400,000 range, where inventory is limited and success rates are highest.
These Cape Coral numbers match the broader regional trend in our December 2025 Southwest Florida Market Update.
Shadow Inventory: Why Parts of Cape Coral Still Feel Slow
Cape Coral’s inventory picture continues to reflect two different markets operating at once. Of the 3,000 homes listed for sale in November, 770 were addresses that already tried once (or more) earlier this year but didn’t sell — now accounting for 25.6% of all active listings.
Another 2,712 homes that failed in 2025 remain off-market, representing a potential 5.8 months of additional supply if they return.
Most returning owners adjusted their approach:
- 74.7% lowered their price
- 19.6% re-listed at the same number
- 5.7% raised their price, often multi-failures attempting higher levels again
This split between fresh listings and returning listings is one of the main reasons some parts of Cape Coral feel slower than others.
Cape Coral’s overall success rate sits at 52.1%. All five featured communities fall below this benchmark, with months of inventory ranging from 8.4 to 14.7 — each above the citywide 6.3.
Regional Comparison: Active Inventory and Pricing Patterns
Southwest Florida Market Comparison (November 2025)
| City | Active Listings | YoY Closed Sales | YoY Pending Sales | Returning Inventory | Avg. Price Adjustment |
|---|---|---|---|---|---|
| Fort Myers | 3,300 | +11.3% | +13.7% | 30% | −6.1% |
| Cape Coral | 2,984 | +5.7% | +22.4% | 25.6% | −5.0% |
| Estero | 740 | +30.6% | +24.4% | 28% | −6.3% |
| Bonita Springs | 1,134 | +28.0% | +7.6% | 32% | −4.3% |
| Naples | 5,486 | +6.3% | +9.5% | 29% | −5.6% |
Cape Coral’s buyer activity stands out regionally, but its higher share of returning listings continues to shape how long many homes remain available.
Pricing Adjustments That Are Working in Cape Coral
Homes that failed once and later sold followed a consistent pattern in 2025:
- Median reduction from the failed attempt: 9.9%
- Median days on market before reduction: 149 days
- Median days to contract once corrected: 35 days
This year’s data also highlights the cost of overpricing.
Homes that sold within 30 days averaged 98.4% of their final list-to-sale ratio, while homes that sat for 180+ days averaged 96.1%, creating:
- $10,000+ in lost value on a $400,000 home
- Plus roughly 150 extra days on market
Neighborhood Snapshots: How 5 Cape Coral Communities Are Moving Right Now
Here’s how the five Cape Coral communities we track are moving as we head into season.
Sandoval
Sandoval currently shows 42 active listings with a median asking price of $404,950 and active price-per-foot of $216, matching the sold average. The community saw 44 sold and 54 failed listings in 2025, resulting in a 44.9% success rate and 10.5 months of inventory.
Homes that sold spent a median of 56 days on the market. About 26% of active listings are returning after an earlier attempt, and every one of those sellers reduced their price (median −6.4%). The strongest segment remains the $300,000 to $400,000 range, which posted a 51.4% success rate.
Cape Harbour
Cape Harbour continues to show the clearest split in buyer response this month. The community has 41 active listings at a median asking price of $679,900, with active price-per-foot at $387 versus $365 on this year’s closed sales. There are 3 homes pending at a median of $1,795,000.
Activity included 36 sold and 42 failed listings year-to-date, for a 46.2% success rate and 12.5 months of inventory. About 44% of active homes are returning listings, two-thirds of which reduced their prices (median −7.1%).
Homes under $500,000 performed well at 80% success. By contrast, the $750,000 to $1 million tier recorded 0 sales and 5 failures.
Cape Royal Golf & Country Club
Cape Royal, a gated golf community, remains the lowest-inventory among the five Cape Coral communities we track — just 13 homes on the market with a median asking price of $921,000. Active price-per-foot sits at $288, slightly below the $301 average of this year’s closed sales. There are 2 homes pending at a median of $612,450.
The community posted 17 sold and 18 failed listings, giving it a 48.6% success rate and 8.4 months of inventory. About 38% of active homes are returning sellers, most reducing their price (median −6.7%).
The strongest segment remains $500,000 to $750,000, where 61.5% of listings succeeded. In the $1 million to $1.5 million range, success fell to 16.7%.
Tarpon Point Marina
Among these five featured Cape Coral communities, Tarpon Point has the highest asking price per foot at $399, compared with $295 on this year’s closed sales. The neighborhood currently shows 20 active listings at a median asking price of $1,182,000, with 1 home pending at $1,200,000.
This year, 15 sold while 23 failed, resulting in a 39.5% success rate and 14.7 months of inventory — the highest among the communities we track. About 60% of active homes are returning listings, three-quarters of which reduced their price (median −6.0%).
The only strong-performing tier remains homes under $750,000, which posted a 77.8% success rate. In the $1 million to $1.5 million range, success fell to 26.7%.
Cape Coral Yacht Club Area
The Yacht Club area has 19 active listings at a median asking price of $674,000, with active price-per-foot at $355 versus $318 on sold homes. There are 4 homes pending at a median of $1,299,000. The area saw 25 sold and 28 failed listings in 2025, producing a 47.2% success rate and 8.4 months of inventory.
About 26% of current listings are returning sellers, and 80% of those reduced their prices (median −6.5%). Many homes here are older — the median build year is 1964, with 68% of inventory pre-1970.
The strongest tier remains $400,000 to $500,000, where 75% of listings succeeded. Above $750,000, success fell to 14.3%.
Cape Coral Home Prices: Down From the Peak, Still Above 2020
Cape Coral’s median sale price for November was $384,000, nearly unchanged year over year (−0.8%) and up 9.7% from the July 2025 low of $350,000.
Prices remain 12.1% below the April 2022 peak of $437,000, but well above pre-pandemic levels:
- November 2020: $238,000
- November 2023: $387,000
- November 2024: $387,000
- November 2025: $384,000
Cape Coral Inventory: Elevated and Starting to Stabilize
Cape Coral held 3,000 active listings in November after peaking over the summer. Inventory is still higher than typical for this time of year, but the pace of new listings has slowed, and buyer activity has improved.
The combination of more demand and fewer new listings suggests inventory may level off as we move into early 2026.
Cape Coral Days on Market: Patience Required
Homes took a median of 65 days to sell in November — a noticeable increase from the ultra-fast pace of recent years:
| Year | Median DOM |
|---|---|
| 2020 | 41 days |
| 2021 | 11 days |
| 2022 | 10 days |
| 2023 | 25 days |
| 2024 | 51 days |
| 2025 | 65 days |
While slower, today’s market is more typical of balanced conditions.
Cape Coral Months of Supply: A Buyer’s Market With Early Signs of Improvement
Cape Coral’s 6.3 months of inventory puts the city in mildly buyer-leaning territory. However, conditions vary widely by price range.
- Under $400,000: Lean seller’s market
- $400,000–$750,000: Balanced to soft
- $750,000+: Deeper buyer’s market
Improved buyer activity is helping, but returning inventory continues to keep months of supply elevated.
What Cape Coral Homeowners Are Asking
With a high share of returning listings, things tend to feel slower, because many of those homes already spent months on the market at earlier price points. Fresh, well-priced homes move faster — especially in the $300,000 to $400,000 range where demand is strongest.
Yes. When we reviewed the 2025 relist data, the homes that eventually closed were almost always the ones that realigned with the most recent comparable sales and refreshed their presentation. For most of those sellers, that meant about a 9.9% reduction from their failed attempt, followed by a new contract in about 35 days.
Yes. Pending sales increased from 463 to 567 year over year, and showing activity also improved. Buyers are becoming more decisive — especially around fairly priced homes in the mid-range.
The $300,000 to $400,000 range continues to be the strongest segment and accounts for more than one-third of successful sales. Homes under $300,000 are in short supply. Above $750,000, success rates fall sharply and months of supply rise, so pricing and presentation matter more.
Season brings more buyers, but many sellers are finding success now with less competition and better visibility. The best decision depends on your price point, condition, and goals. A quick review of recent sales in your part of Cape Coral can clarify whether it makes sense to list now or time your entry for early 2026.
Final Thoughts on the Cape Coral Real Estate Market
The Cape Coral real estate market continues to see improved buyer activity, clearer pricing patterns, and a more stable median price as we head toward the 2026 season. The homes that are selling most consistently are the ones priced in line with the last three to five comparable closings and aligned with where buyers are actually writing offers today.
If you’d like an up-to-the-minute comparison for your home or a property you’re considering, we’re ready to run the comps and walk through what the data means for you. Or search available 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.
Sources & Methodology: All data in this report comes directly from the Royal Palm Coast REALTOR® Association, Florida Gulf Coast MLS, and Stellar MLS, combined with multi-year InfoSparks trend analysis and a full address-level review of every active, closed, expired, and returning listing in Cape Coral from January through November 2025. Citywide metrics, including prices, pending sales, closed sales, days on market, months supply, and inventory, are based on finalized MLS trend data. Community-level insights, including shadow inventory rates, price adjustments, negotiation patterns, and success rates, come from matching individual properties across multiple listing attempts to track how pricing and time on market influenced outcomes. This blended approach gives a clear, evidence-based view of how the Cape Coral real estate market is moving as we head into the 2026 season.
