This is a past report. It covers Cape Coral market data for September 2025. For current numbers, see our Cape Coral housing market page.
Cape Coral Home Prices Decline as Sales Stay Fastest in Southwest Florida
In September 2025, the Cape Coral real estate market moved faster than any other major city in Southwest Florida, even as prices fell year over year. The median sale price was $350,000, down 6.7% from a year earlier, which kept Cape Coral one of the most affordable entry points in the region. With 6.1 months of supply and a median of 60 days on market, well-priced homes sold quickly. Pending sales rose 23.6% year over year heading into the final quarter of 2025.
Key Takeaways, September 2025 Data
- 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 Meant for Cape Coral Buyers
At $350,000, Cape Coral’s median was nearly identical to Fort Myers, with faster sales. Buyers had less room to negotiate. Aggressive low offers rarely worked when homes were selling at 97.3% of asking.
With 6.1 months of supply, Cape Coral was still technically a buyer’s market, but the buyer’s advantage was shrinking.
What This Meant for Cape Coral Sellers
Selling in Cape Coral took realistic pricing and strong presentation. Homes priced within 5% of market value were selling in about 60 days. Homes listed above recent comps sat while better-priced homes sold first.
What This Meant for Cape Coral Investors
Cape Coral’s affordability and speed made it attractive to investors.
With a 60-day median to sale, investors could reposition properties faster than in slower markets like Naples or Bonita Springs. Insurance and renovation costs were still high, so conservative underwriting mattered.
Cape Coral Market Outlook as of October 2025
In October 2025, the Cape Coral market was stabilizing after a year of price corrections. Pending sales growth and tightening inventory pointed toward balance.
At the time, prices looked likely to stay under modest pressure through year-end as older listings worked through the system.
Mortgage rates and insurance costs were the main unknowns.
Frequently Asked Questions
It was still a buyer’s market, with 6.1 months of supply, but it was moving toward balance faster than neighboring cities.
The median price was $350,000, down 6.7% from a year earlier and 2.2% from the month before. That was the steepest correction in Southwest Florida at the time.
The median was 60 days, the fastest pace in the region. Well-priced homes sold quickly. Overpriced ones lingered.
Buyers had access to price-corrected inventory. Rising pending sales also pointed to more competition in 2026.
Affordability and tightening inventory. The $350,000 median drew 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
In September 2025, the Cape Coral market combined fast sales and affordable pricing. Prices had corrected to levels that drew strong demand, and supply was tightening.
For those who enjoy digging into the numbers, see our other regional updates:
- Southwest Florida Market Overview
- Fort Myers Market Update
- Estero Market Update
- Bonita Springs Market Update
- Naples Market Update
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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.
