Cape Coral Showings in September 2026
At a glance
Cape Coral listings drew 4.4 showings each in September 2026, the most for any September since 2022. With fewer homes for sale, buyer visits are spread across fewer listings.
Showings give an early read on buyer interest, often ahead of contracts and prices. Cape Coral buyer traffic stayed strong as the number of homes for sale fell for a seventh month. For the regional picture, see the September 2026 Southwest Florida pending sales report.
September's InfoSparks figures from the Florida Gulf Coast MLS (FGCMLS via Stellar MLS) are preliminary. We will update this report following the October 10 data pull and revise any affected comparisons or conclusions. Matrix listing counts and property histories reflect the October 1 snapshot. MLS records can change as more information is reported, so comparisons use the latest records and earlier months can differ from figures published before.
Key Takeaways
- Cape Coral listings averaged 4.4 showings in September 2026, up 25.7% year over year and above last year for 14 months in a row.
- Pending sales reached 467, up 3.8% from 450 a year earlier.
- Active listings fell to 2,439, down 19.0% year over year and lower in each of the last seven months.
- The median sale price was $367,000, up 3.4% and above last year for a fifth month in a row. Price per square foot came in at $212, down 1.4%.
- Homes sold in a median 47 days, down from 60 a year earlier, and sellers received 97.4% of their most recent asking price.
Cape Coral Showings Show Where Buyer Interest Starts
A showing is a scheduled visit to a listed home. Showings per listing divides those visits by the number of homes for sale, so it measures how much attention the average listing receives. It often moves before contracts do, though the monthly series does not always turn first.
Cape Coral listings averaged 4.4 showings in September 2026, up from 3.5 in September 2025. Showings per listing has been above last year for 14 months in a row through September. Every month of 2026 has come in at 4.2 or higher.
September is usually a quiet month for showings here. The September reading was 3.4 in 2023, 3.3 in 2024 and 3.5 in 2025. This year's 4.4 is the highest September figure since 2022.
The median listing needed eight showings to reach a contract, the same as a year earlier. Visits per listing rose while the number needed to reach a contract held steady.
For a seller, the average Cape Coral listing is drawing more visits than a year ago. Showings per listing also rise when fewer homes are for sale, so it measures the attention each home gets. The total number of buyers is a separate question.
Pending Sales Rose 3.8% Over September 2025
Pending sales count homes that went under contract during the month. Cape Coral recorded 467 in September 2026, up 3.8% from 450 a year earlier. Pending sales have been above last year in 10 of the last 12 months.
The count fell 2.7% from August's 480. Pending sales have fallen from August to September every year since 2021, so a dip at this time of year is common.
Closings Reflect Contracts From July and August
Cape Coral recorded 404 closed sales in September 2026, down 10.2% from 450 a year earlier. Dollar volume came in at $186.5 million, down 0.8%.
For a homeowner deciding whether to list this fall, the September showing and pending counts are the more current read on buyers.
Higher Mortgage Rates Raised the Payment on a Median-Priced Cape Coral Home
The 30-year fixed rate averaged 7.03% in the week of September 24, 2026, according to the Freddie Mac Primary Mortgage Market Survey. That compares with 6.66% in late August and 6.30% a year earlier. The October 1 survey reported 7.28%.
With 20% down on the September median of $367,000, a buyer would borrow $293,600. At 7.03%, principal and interest come to about $1,959 a month.
Est. monthly principal and interest
- September 2026$1,959/mo$367,000 median at 7.03%
- At last year’s rate$1,817/mo$367,000 median at 6.30%
- September 2025$1,758/mo$355,000 median at 6.30%
- At the October 1 rate$2,009/mo$367,000 median at 7.28%
Both the price and the rate rose over the year. The payment on a median-priced Cape Coral home is about $201 a month higher than for the median-priced home a year earlier.
These figures exclude property taxes, homeowners and flood insurance, and any association fees or special assessments. The survey average is not a rate quote available to any particular buyer, and cash purchases are not tied to a mortgage payment.
Cape Coral Active Listings Fell for the Seventh Month in a Row
Cape Coral had 2,439 active listings in September 2026, down 19.0% from 3,010 a year earlier. The count has fallen every month since February, when it stood at 3,254. It has been below last year for 14 months in a row through September.
New listings came in at 651, down 5.4% from 688 in September 2025. The active count falls through completed sales, expirations and withdrawals together, so a smaller pool reflects more than buyer activity alone.
Published months of supply was 4.8, down from 6.6 a year earlier and lower in each of the last seven months. The measure divides active listings by a 12-month sales pace. Four to six months is generally read as balanced, and 4.8 sits toward the lower end.
Homes sold in a median 47 days on market, down from 60 a year earlier. Days on market has been below last year for nine months in a row through September.
Cape Coral Prices Came In Above Last Year on the Median and Below on Price Per Square Foot
The Cape Coral median sale price was $367,000 in September 2026, up 3.4% from $355,000 a year earlier. The median has been above last year for five months in a row, May through September.
Price per square foot was $212, down 1.4% from $215 a year earlier. It came in at $222 in July and $220 in August. It had been above the year before from June through August.
| Month | Median Sale Price | Price per Sq. Ft. | Price per Sq. Ft. vs. Last Year |
|---|---|---|---|
| June 2026 | $375,000 | $219 | +1.4% |
| July 2026 | $389,950 | $222 | +3.7% |
| August 2026 | $380,000 | $220 | +2.3% |
| September 2026 | $367,000 | $212 | −1.4% |
The two measures can move differently because price per square foot divides each sale price by the home's living area. When a month's closings include more large homes, the median can rise while the price per square foot falls. September's 3.6% drop in price per square foot from August was larger than any August-to-September move in the past five years.
September is one month below last year after three above it. Showings and contracts both remain above last year. The October reading will show whether September was a single soft month or the start of a lower stretch.
Sellers received a median 97.4% of their most recent asking price, up from 97.3% a year earlier. The sale-to-list ratio uses the list price in place at contract. It measures where closings landed across the city, and it is not a target for any individual offer.
First-Attempt and Relisted Homes Performed Differently
Across closings in the 120 days through October 1, 2026, Cape Coral homes that sold on their first listing attempt had a median 49 days on market. Homes that sold after relisting accumulated a median 224 days across their attempts. Those figures cover 1,699 and 302 closings respectively. The window had 2,011 closings in all. The other 10 sold on their first listing with no days on market recorded, so they are left out of the day counts. The 15.0% relisted share below is measured against all 2,011.
First-attempt homes sold at a median $379,700. Relisted homes opened at a median $442,000 and closed at a median $407,000, a median per-home difference of $34,900. Relisted homes made up 15.0% of closings in the window.
The two groups differ in price, property type, condition and seller circumstances. The figures show how each group performed, and they do not establish that relisting or the opening price caused the difference.
Cape Coral carried a Re-list Rate of 20.9%, up from 19.8% in August. That covers 510 of the 2,440 active listings in Worthington's address-matched export with an expired, withdrawn or terminated record at the same address in the past 12 months. Of those, 52.9% came back at least 3% below the prior asking price. The other 47.1% returned at the same price or with a smaller cut.
When a home returns to the MLS under a new listing, its days-on-market counter starts over at zero. A buyer should check a listing's full history before assuming it just came to market.
Cape Coral Competitive Inventory and Ask-Bid Gap
Competitive Inventory is Worthington's screening view of active listings. It counts homes listed fewer than 180 days, except relisted homes that came back less than 3% below their prior price. Buyers can still consider the homes it sets aside. It uses a three-month closing pace, while published months of supply uses all listings and a 12-month pace.
On Cape Coral's three-month pace of 480.0 closings a month, all 2,440 export listings read 5.1 months. Setting aside the 501 listings past the 180-day mark brings that to 4.0 months. Also setting aside relisted homes that came back less than 3% lower leaves 1,717 listings at 3.6 months.
The Ask-Bid Gap compares asking prices with recent sale prices, both per square foot. Cape Coral ran 5.4% citywide, with active listings asking $232.30 against $219.71 on closings over the past 120 days.
By price range, the reading was 5.5% under $400,000 and 5.5% from $750,000 to $1.5 million. Above $1.5 million it was 10.0%, on 81 active listings and 26 closings. From $400,000 to $750,000 it was -2.3%, meaning active listings in that range ask less per square foot than recent buyers paid. That range has read below zero for three months in a row.
The active and sold homes are different properties. They can differ in condition, location, age and finish. The reading is not an offer discount and does not predict any one home's price.
Core Market Metrics, September 2026
Read this city's figures against its own recent history. Figures are preliminary.
Small figures show the change from September 2025.
| City | Median Sold Price | Median Price per Sq. Ft. | Active Listings | Months of Supply | Sold-to-List | Closed Sales YoY |
|---|---|---|---|---|---|---|
| Fort Myers | $340,000−1.3% | $197−3.4% | 2,460−18.6% | 5.3−27.4% | 96.0% | +1.7% |
| Cape Coral | $367,000+3.4% | $212−1.4% | 2,439−19.0% | 4.8−27.3% | 97.4% | −10.2% |
| Estero | $475,000−12.8% | $253−1.2% | 456−30.2% | 3.6−42.9% | 96.8% | −3.2% |
| Bonita Springs | $575,000+3.6% | $297−3.9% | 715−24.8% | 4.6−35.2% | 95.4% | −21.6% |
| Naples | $599,000+5.1% | $329+2.5% | 3,916−20.3% | 5.3−32.1% | 95.7% | −4.1% |
Source: FGCMLS, pulled October 1, 2026 (preliminary). Single-month data unless otherwise noted. Sold-to-list uses most recent list price at time of contract.
Worthington Market Lens, September 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 | 4.1 | 23.9% | 7.0% | 22.7% | 66 days | 245 days |
| Cape Coral | 3.6 | 20.9% | 5.4% | 26.1% | 49 days | 224 days |
| Estero | 3.2 | 25.0% | 6.3% | 31.6% | 64 days | 240 days |
| Bonita Springs | 4.1 | 27.4% | 18.5% | 22.8% | 86 days | 231 days |
| Naples | 4.0 | 25.5% | 10.3% | 20.8% | 78 days | 246 days |
Source: FGCMLS (preliminary). 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. Competitive Inventory uses a 180-day cutoff beginning with this report. Earlier reports used 90 days, so those figures should not be compared directly. This month, Pending-to-Active counts every home under contract on October 1, including contracts signed more than 120 days ago. We usually count only the past 120 days.
September 2026 Results for Cape Coral Featured Communities
Each profile covers the 120 days from June 3 through October 1, 2026. The table compares each community with the August 2026 profiles and with the same 120 days in 2025. "Flat" means no change at all. Sale-to-list changes show in percentage points. Back-to-back 120-day windows share most of their sales, so a run of monthly readings should be read as one ongoing trend.
Each month we count pending homes whose contracts were signed in the past 120 days. This month we also pulled every pending home, to see how many contracts had been open longer than that. The current under-contract counts below include all pending homes, regardless of when the contracts were signed. Comparisons with August use the usual 120-day count, so they line up. "Spring" means the 120 days ending May 1, 2026, the same length as the current window. Months of supply can rise when the recent sales pace slows, so some narratives also show the figure at the spring pace. That figure is an illustration only, not a forecast or a seasonal adjustment. Each profile also shows Competitive Inventory and the Re-list Rate, figured the same way as the city numbers. Competitive Inventory months use the community's 120-day sales pace.
Cape Harbour
Cape Harbour homes sold at a median $456,250 over the 120 days ending October 1, 2026. The 10 sales ranged from $330,000 to $2,009,000.
| September 2026 | vs. August | vs. last year | |
|---|---|---|---|
| Median sold price | $456,250 | ↓ 12.3% | ↓ 3.9% |
| Homes sold (120 days) | 10 | ↓ 9.1% | from 5 |
| Sellers received (of final asking price) | 93.8% | ↓ 1.3 pts | ↓ 0.1 pts |
On October 1, 23 homes were for sale and 5 were under contract, for about 9.2 months of supply. Competitive Inventory was 7 of those listings, about 2.8 months. The Re-list Rate was 30.4%, down 1.7 points from August, with 7 of the 23 listed before in the past year. September's two sales typically closed at 92.5% of their first asking price, about $64,500 below it. The year-ago comparison rests on only a handful of sales, so read it with care.
In September, Cape Harbour had two closings, and they were different kinds of homes. A 2024-built canal-front home of 2,607 square feet sold in seven days for $1,350,000, at 93% of its first asking price. A Marina South II high-rise condo sold for $330,000 at 92% of its first asking price, after 260 days on the market across listings.
With 10 sales in 120 days, the median moves with whether condos or waterfront homes happen to close. Sales did pick up from last fall, with 10 closings against five a year ago. At the spring pace, today's listings would be about six months of supply, so buyers have plenty of choice.
Cape Royal
Cape Royal homes sold at a median $685,000 over the 120 days ending October 1, 2026. The 7 sales ranged from $374,500 to $1,950,000.
| September 2026 | vs. August | vs. last year | |
|---|---|---|---|
| Median sold price | $685,000 | ↑ 0.9% | ↓ 27.9% |
| Homes sold (120 days) | 7 | → flat | from 1 |
| Sellers received (of final asking price) | 98.2% | ↑ 0.2 pts | ↑ 2.1 pts |
On October 1, 9 homes were for sale and 2 were under contract, for about 5.1 months of supply. Competitive Inventory was 4 of those listings, about 2.3 months. The Re-list Rate was 22.2%, unchanged from August, with 2 of the 9 listed before in the past year. September's two sales typically closed at 84.6% of their first asking price, about $84,700 below it. The year-ago comparison rests on only a handful of sales, so read it with care.
In September, Cape Royal had two closings that look alike on paper and sold $325,500 apart. Both were about 2,210 square feet with pools and golf views. A 1991 home sold as a bank-owned property with known damage, after 172 days and six price cuts, at 76% of its first asking price. A 2016 home sold in 20 days at 93%. They differed in age, condition and the type of sale, so square footage alone does not set value here.
Sellers received 98.2% of their final asking price over the past 120 days, up for the second month in a row. At the spring pace, today's listings would be about three months of supply.
Sandoval
Sandoval homes sold at a median $382,500 over the 120 days ending October 1, 2026. The 32 sales ranged from $239,000 to $780,000.
| September 2026 | vs. August | vs. last year | |
|---|---|---|---|
| Median sold price | $382,500 | ↑ 3.4% | → flat |
| Homes sold (120 days) | 32 | ↓ 13.5% | ↑ 77.8% |
| Sellers received (of final asking price) | 96.5% | → flat | ↑ 0.4 pts |
On October 1, 33 homes were for sale and 7 were under contract, for about 4.1 months of supply. Competitive Inventory was 24 of those listings, about 3.0 months. The Re-list Rate was 24.2%, down 9.1 points from August, with 8 of the 33 listed before in the past year. September's six sales typically closed at 90.5% of their first asking price, about $49,500 below it. The number of sales has been above last year for 8 months in a row through September.
In September, Sandoval had six closings, and the results ranged widely. A 1,516-square-foot lake-view home sold in eight days at 99% of its first asking price, and a Somerville condo sold in 29 days at 98%. Two lakefront pool homes were relists that took much longer. One sold after 609 days and four price cuts. Another needed nine cuts and closed at 74% of its first asking price.
The median of the homes that sold rose two months in a row and matched the same stretch last year, while the number of sales ran 77.8% ahead. Summer slowed things from 41 closings in spring to 32 now, and listings have risen two months in a row. Six Somerville sales had a $272,500 median over the past 120 days and three Maraval sales $471,000.
Tarpon Point
Tarpon Point homes sold at a median $700,000 over the 120 days ending October 1, 2026. The 7 sales ranged from $560,000 to $1,100,000.
| September 2026 | vs. August | vs. last year | |
|---|---|---|---|
| Median sold price | $700,000 | ↑ 5.3% | ↓ 36.4% |
| Homes sold (120 days) | 7 | ↑ 133.3% | from 2 |
| Sellers received (of final asking price) | 93.5% | ↓ 1.1 pts | ↑ 7.3 pts |
On October 1, 12 homes were for sale and one was under contract, for about 6.9 months of supply. Competitive Inventory was 7 of those listings, about 4.0 months. The Re-list Rate was 25.0%, up 13.9 points from August, with 3 of the 12 listed before in the past year. September had four sales. The three with a first asking price on record typically closed at 86.6% of it, about $134,000 below. The year-ago comparison rests on only a handful of sales, so read it with care.
Three of the four were Tarpon Landings high-rise condos of about 2,800 square feet with the same $20,467 in annual fees, and they still sold far apart. A Gulf-view unit that opened at $1,195,000 sold in 13 days for $1,100,000. Another Gulf-view unit opened at $1,350,000 and took 513 days and three price cuts to close at $1,020,000. A furnished river-view unit sold in 40 days at 87% of its first asking price, and a Tarpon Gardens condo closed without MLS marketing.
Four September sales lifted the 120-day count from three to seven, which brought months of supply down from 12.0 to 6.9. One home was under contract on October 1, down from four in August.
Cape Coral Yacht Club
Cape Coral Yacht Club homes sold at a median $547,500 over the 120 days ending October 1, 2026. The 6 sales ranged from $431,400 to $1,325,000.
| September 2026 | vs. August | vs. last year | |
|---|---|---|---|
| Median sold price | $547,500 | ↓ 16.7% | ↓ 3.9% |
| Homes sold (120 days) | 6 | ↓ 25.0% | from 11 |
| Sellers received (of final asking price) | 94.2% | → flat | ↓ 1.0 pts |
On October 1, 9 homes were for sale and none were under contract, for about 6.0 months of supply. Competitive Inventory was 8 of those listings, about 5.3 months. The Re-list Rate was 44.4%, up 4.4 points from August, with 4 of the 9 listed before in the past year. The one September sale closed at 94.6% of its first asking price, $74,900 below it. The year-ago comparison rests on only a handful of sales, so read it with care.
In September, Cape Coral Yacht Club had one closing, and it was new construction. The 2026-built canal-front pool home of 2,416 square feet sold for $1,325,000 in 40 days, at 94.6% of its first asking price, with a conventional loan.
Six sales is a small number, and new and older homes here can trade far apart. Sales slowed from 12 in spring to six now, a bigger summer drop than last year. At the spring pace, today's listings would be about three months of supply. Active listings ask a median $365 per square foot, against $316 on recent sales.
Frequently Asked Questions
Are buyers still looking at homes in Cape Coral?
Yes. Listings averaged 4.4 showings in September 2026, up 25.7% from a year earlier. Showings have been above last year for 14 months in a row through September.
Did Cape Coral home prices go up or down in September 2026?
The median sale price rose 3.4% to $367,000. Price per square foot fell 1.4% to $212, its first reading below last year since May.
How long did Cape Coral homes take to sell in September 2026?
The median was 47 days, down from 60 a year earlier. Over the past 120 days, first-attempt sales took a median 49 days and relisted homes 224 days across all attempts.
Is 4.8 months of supply a buyer's market or a seller's market?
Four to six months is generally read as balanced, and 4.8 sits toward the lower end. Conditions differ by price range.
What to Watch in Cape Coral in October
Price per square foot is the number to watch. It was $215 in October 2025. An October reading at or above that level would put September down as a single soft month. A second reading below last year would mark the start of a lower stretch.
Showings are the second measure. October 2025 averaged 3.5 showings per listing, and a reading above that would extend the run to 15 months.
A Cape Coral pricing decision still depends on the neighborhood, waterfront access, condition and closest comparable sales.
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.
An agent will reach out personally within one business day. No pressure, just answers.
Get notified when next month's report publishesAll data referenced in Worthington's market reports draws from the Florida Gulf Coast MLS (FGCMLS via Stellar MLS) unless otherwise noted.
Explore All Six September 2026 Reports
- Southwest Florida Pending Sales in September 2026
- Fort Myers Median Sale Price in September 2026
- Cape Coral Showings in September 2026
- Estero Sale-to-List Ratio in September 2026
- Bonita Springs Ask-Bid Gap in September 2026
- Naples Price Per Square Foot in September 2026
Explore Homes for Sale and Learn About Living In
For a full explanation of the indicators used in these monthly reports, see Worthington Realty's Southwest Florida market methodology.
Get the report
Free · Two quick steps · Unsubscribe anytime
What’s Your Cape Coral Home Worth?
Pricing to real, recent comparables is what separates a quick sale from months on market. Start with your address. A Worthington agent follows up with a pricing range, the comparable sales behind it, and the next steps that fit your timing.
Your information stays with Worthington Realty and is never sold or shared.