Historic waterfront neighborhood shows signs of balance as inventory declines and redevelopment plans move forward.
The Cape Coral Yacht Club neighborhood, one of the city’s most established waterfront communities is on the. move. It has shifted from the extremes of the pandemic market to a more balanced environment where buyers have more choice and sellers who price competitively see results. Using 3-month rolling averages to filter out monthly volatility in this smaller submarket, October 2025 data from the Royal Palm Coast REALTOR® Association MLS shows a median sale price of $450,000. A level that reflects both correction from 2022 peaks and substantial gains over pre-pandemic values. Inventory has declined 37 percent since February, suggesting the market is absorbing available supply and moving toward better balance. For broader context, see our Cape Coral citywide market update and Southwest Florida regional analysis.
Key Takeaways (TL;DR)
- Price range: Interior homes $350K–$500K, waterfront $750K+ — median influenced by property mix
- Closed sales: 18 homes per month — steady absorption pace (3-month average)
- Inventory: 182 active listings — down 37% from February 2025 peak of 290 homes
- Months of supply: 9.8 — buyer-favorable but improving toward balanced conditions
- Days on market: 103 days — steady pace for properties priced at market value
Cape Coral Yacht Club: Pricing & Sales Trends 2025
Cape Coral Yacht Club homes show a 3-month rolling median sale price of $450,000 through October 2025. This represents roughly 7% appreciation over the prior year. This smoothed average accounts for the neighborhood’s natural month-to-month volatility. October’s standalone median of $618,350 reflected several gulf-access closings, while interior properties typically sell in the $350,000–$500,000 range. The 3-month figure provides reliable pricing guidance rather than being swayed by which specific homes close any given month.
Understanding Price Ranges vs. Median
The $450,000 median represents the midpoint of all recent sales, not a pricing guide for individual homes. In Cape Coral Yacht Club, values vary widely based on water access, lot orientation, and condition. Interior dry-lot properties generally close in the $350K–$500K range, while gulf-access and riverfront homes often sell between $750K and $1 million+. Realistic pricing depends on comparable sales for your specific property type, not the neighborhood median.
Price per square foot averaged $301 during August through October, up from the March 2020 baseline of $179. The neighborhood peaked at a $715,000 three-month average in April 2022 during maximum pandemic demand, so current $450,000 pricing sits 37% below that extreme while maintaining substantial gains over 2020 values. Rising insurance premiums and renovation material costs continue to influence both seller pricing expectations and buyer budgeting. This is contributing to the 93.8% list-to-sale ratio as negotiations account for these ongoing ownership expenses.
Transaction volume totaled 55 closings during the three-month period ending October 2025, demonstrating consistent absorption. October recorded 22 closings, August had 17, and September showed 16—the rolling average of 18 closings per month reflects the true pace rather than one-month snapshots. At the $450,000 median price point, this pace supports roughly $8 million in monthly sales volume, translating to about $96 million annually if sustained.
Sellers captured 93.8% of list price on average (3-month rolling), a realistic benchmark indicating active negotiation between buyers and sellers. The metric peaked at 101.8% during early 2022 when bidding wars pushed final prices above asking, so today’s 93.8% reflects a market where properly priced homes close near asking while overpriced listings require reductions.
Cape Coral Yacht Club: Inventory & Days on Market
Inventory averaged 182 active listings during August through October 2025, down 37% from the February peak of 290 homes. This steady decline demonstrates healthy absorption rather than buildup, with the market processing available supply efficiently through spring and summer. New listings averaged 102 per month during the same three-month window, down from 198 monthly during January’s peak.
Months of supply sits at 9.8 based on 3-month rolling calculations, placing the market in buyer-favorable territory. Balanced market conditions typically range from 4–6 months of supply. Current inventory favors buyers with selection to choose from and negotiating room. The metric peaked at 17.1 months in February 2025 and has declined steadily since, suggesting movement toward more balanced dynamics if current absorption continues.
Days on market averaged 103 during the August–October period, a consistent timeline that allows proper buyer due diligence while rewarding sellers who price competitively. The neighborhood saw 7-day average marketing times during the February 2021 seller’s market peak, so today’s 103 days represents normalization to more functional pacing. Properties priced in line with recent sales attract 4–5 serious showing groups (3-month average for showings-to-pending) before going under contract, typically closing within 60–90 days of listing.
The data shows improving conditions—inventory declining, new listings moderating, and steady absorption at 18 closings monthly. At this pace, the neighborhood could approach balanced 6–7 months supply within six to nine months, assuming no external disruptions to buyer demand or sudden increases in new listing activity.
A Neighborhood with History — and a New Chapter Ahead
Cape Coral Yacht Club is one of the city’s original waterfront neighborhoods, developed in the late 1950s when Cape Coral was first envisioned as a planned community. The Yacht Club Community Park quickly became its focal point, offering a beach, fishing pier, marina, and event space that defined the area’s lifestyle for decades.
Hurricane Ian in 2022 caused extensive damage to the park and marina, leading to the demolition of the original Yacht Club building in 2024 and the Boathouse Tiki Bar in 2025. As of late 2025, the city has approved plans for a $225 million rebuild that includes a new marina, relocated boat ramps, a resort-style pool, expanded beach, and upgraded stormwater systems. Construction on marine elements is expected to begin in 2026, signaling renewed investment and long-term stability for one of Cape Coral’s most recognizable neighborhoods.
What the Data Means for Buyers and Sellers
For Cape Coral Yacht Club Sellers:
Price positioning determines everything. With 182 competing listings and 9.8 months of supply, homes priced at market value move in 60–90 days while overpriced properties sit for 120+ days. Use the $450,000 3-month median as a benchmark, then adjust for waterfront access, updates, and lot specifics. Gulf-access properties command 30–50% premiums over this baseline, as shown by October’s $618,350 monthly median reflecting several waterfront closings. Expect negotiations—sellers are capturing 93.8% of list price on average, so build a 5–7% cushion into your pricing strategy.
For Cape Coral Yacht Club Buyers:
Selection exists now but won’t last indefinitely. The 182 active listings represent three times more inventory than the February 2021 low, giving you choices and negotiating room. However, inventory has dropped 37% since February and continues declining—waiting doesn’t guarantee better deals or more options. Properties priced correctly still attract 4–5 serious buyer groups and move to contract quickly. The spread between interior properties ($350K–$500K) and waterfront homes ($750K+) means knowing which market segment you’re targeting matters significantly for budget planning.
Market Outlook for Cape Coral Yacht Club 2026
Inventory is trending lower, but what happens this winter will set the tone for 2026. Supply has fallen from 290 homes in February to 182 in October. Over the same period, about 18 homes sold per month while new listings averaged near 100.
If new listings stay near that level and buyer activity holds steady, the market could potentially move toward balance by mid-2026, meaning roughly 4–6 months of available homes. If more sellers list this winter without an equal increase in sales, the buyer-friendly conditions could last longer.
Prices are likely to grow at a slower, steady pace—around mid-single digits per year—as the market finds stability between the 2022 highs and today’s levels. The current three-month median of $450,000 appears sustainable based on inflation, continued in-migration, and the neighborhood’s waterfront appeal. The upcoming Yacht Club and marina improvements should help maintain buyer confidence and long-term value.
Cape Coral Yacht Club Realtor Leopaul Williams notes that the next few months will reveal how the market absorbs new inventory:
“We usually see a bump in listings as winter moves in,” Williams said. “The key will be whether those new homes find buyers at today’s pace. If sales keep matching new supply, the Yacht Club area should continue to move to a more balanced market.”
Homes priced correctly are still selling in about 90–110 days. Whether that timeline shortens or stretches next year will depend on how much new inventory arrives and how quickly buyers respond.
Frequently Asked Questions
A: Cape Coral Yacht Club averages 20–25 closings monthly. At this volume, one or two high-value properties can shift the monthly median by $100,000+ in either direction. October 2025’s monthly median of $618,350 was 37% higher than the 3-month average of $450,000 because several gulf-access properties closed that month. Rolling averages provide reliable trends by smoothing these property mix variations.
A: Yes, prices are up 7% year-over-year based on 3-month rolling averages. This represents sustainable appreciation rather than speculative surges, with pricing having corrected 37% from the April 2022 peak while maintaining substantial gains over pre-pandemic values.
A: Buyer-favorable with improving seller conditions. At 9.8 months of supply, buyers have selection and negotiating leverage. However, inventory has declined 37% since February and continues trending downward, suggesting movement toward balanced conditions by mid-2026.
A: Approximately 103 days on average based on 3-month rolling data. Properties priced at market value typically attract 4–5 showing groups and close within 60–90 days, while overpriced listings extend to 120+ days.
A: Waterfront access is the primary factor. Interior properties trade around $350,000–$500,000, while gulf-access and prime riverfront homes command $750,000 to well over $1 million. October’s $618,000 monthly median (versus the $450,000 3-month average) shows how a few waterfront closings can shift monthly statistics significantly.
Final Thoughts on the Cape Coral Yacht Club Neighborhood
The Cape Coral Yacht Club neighborhood’s market now reflects steadier conditions. Prices have adjusted to sustainable levels, inventory continues to decline, and planned upgrades to the Yacht Club and marina are reinforcing long-term confidence in the neighborhood.
If you’re considering selling, buying, or simply watching the market, you can start your search for homes for sale in Cape Coral or reach out to talk with our team about current opportunities.
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