Cape Coral heads into the fall season with fewer price cuts, faster contracts and a mortgage rate that is a full point higher than it was a year ago. The city does not publish its own monthly sales report, so this update combines Cape Coral-specific September 2026 readings from Redfin and Zillow with the September 2026 Lee County figures from Florida Realtors and the Royal Palm Coast Realtor Association (RPCRA), whose coverage area includes Cape Coral. The four numbers to know:
- $379,819 median sale price in Cape Coral, up 6.4% from a year earlier, measured over the three months ending September (Redfin, Sep 2026).
- $334,660 typical Cape Coral home value, down 2.9% over the past year (Zillow, Sep 2026).
- 40.3% of Cape Coral homes sold had a price drop, five points fewer than a year earlier (Redfin, Sep 2026).
- 7.24% average 30-year fixed mortgage rate in the October 29 survey, versus 6.17% a year earlier (Freddie Mac PMMS, Oct 2026).
To see what is listed right now, browse Cape Coral homes for sale or read our Cape Coral area overview for background on the city’s canal grid and neighborhoods.
Cape Coral Market Data at a Glance
Cape Coral rows come from Redfin and Zillow, which track the city limits. Lee County rows come from Florida Realtors (the Cape Coral-Fort Myers MSA, which covers all of Lee County). RPCRA rows cover Lee and Hendry counties outside Bonita Springs and Estero. Each source uses its own method, so compare a figure with its own year-ago value rather than across rows.
| Metric | This month | Year ago | Source |
|---|---|---|---|
| Cape Coral median sale price (3-month window) | $379,819 | +6.4% YoY | Redfin, Sep 2026 |
| Cape Coral typical home value (ZHVI) | $334,660 | -2.9% YoY | Zillow, Sep 2026 |
| Cape Coral homes for sale | 2,710 | Not published | Zillow, Sep 2026 |
| Cape Coral median days on market | 68 | 81 | Redfin, Sep 2026 |
| Cape Coral sale-to-list ratio | 96.9% | 96.3% | Redfin, Sep 2026 |
| Cape Coral sales with a price drop | 40.3% | 45.3% | Redfin, Sep 2026 |
| Lee single-family median price | $375,500 | $375,000 | Florida Realtors, Sep 2026 |
| Lee condo/townhouse median price | $255,000 | $280,000 | Florida Realtors, Sep 2026 |
| RPCRA single-family months of supply | 7.0 | Not published | RPCRA, Sep 2026 |
| RPCRA condo months of supply | 11.1 | -12.3% YoY | RPCRA, Sep 2026 |
| 30-year fixed mortgage rate | 7.24% (Oct 29) | 6.17% (Oct 30, 2025) | Freddie Mac PMMS, Oct 2026 |
Why do Redfin and Zillow disagree on direction? Redfin’s median reflects the homes that actually closed, so a month with more higher-priced or waterfront sales pushes it up. Zillow’s index estimates the value of a typical home whether or not it sold. Read together, they say recent buyers paid somewhat more than last year while the value of an average Cape Coral house is slightly lower (Redfin, Sep 2026; Zillow, Sep 2026).
Single-Family Homes vs. Condos
Single-family homes make up most of Cape Coral’s housing stock, and that segment is stable. In Lee County, the September single-family median was $375,500, a 0.1% change from a year earlier, on 1,116 closings (Florida Realtors, Sep 2026). In the RPCRA footprint, which includes Cape Coral, Fort Myers, Lehigh Acres and North Fort Myers, the single-family median was $360,000 on 982 closings, with a median of 42 days on market (RPCRA, Sep 2026). Cash remains a large share of the market: 319 of Lee County’s September single-family sales closed without a mortgage, up 7.4% year over year (Florida Realtors, Sep 2026).
Condos and townhouses are weaker. The Lee County condo median fell to $255,000 from $280,000, down 8.9%, while condo closings rose 5.9% to 343 (Florida Realtors, Sep 2026). RPCRA reported a $220,000 condo median and 11.1 months of condo supply, about 60% above the single-family level (RPCRA, Sep 2026). Cape Coral condo owners face more competition per buyer than owners of detached homes, and pricing needs to reflect that.
Inventory and Days on Market
Zillow counted 2,710 Cape Coral homes for sale at the end of September, with 483 new listings added during the month (Zillow, Sep 2026). Homes that sold spent a median of 68 days on market, 13 days fewer than a year earlier (Redfin, Sep 2026). Zillow’s narrower measure, days from listing to pending, came in at a median of 52 days (Zillow, Sep 2026).
County supply is shrinking. Active single-family listings in Lee County dropped 13.7% to 6,517, and months of supply fell to 5.2 from 6.7 (Florida Realtors, Sep 2026). RPCRA’s own calculation for its footprint put single-family supply at 7.0 months, up 12.9% from August, a reminder that a seasonal dip in September closings can push the ratio up even when the listing count falls (RPCRA, Sep 2026). Either way, the Cape Coral area sits at or above the six-month mark often used to describe a balanced market, so buyers still have options.
Sale-to-List and Price Reductions
Cape Coral sellers received a median 96.9% of list price on homes sold, up 0.6 points from a year earlier, and 12.7% of homes sold above list, compared with 9.1% a year ago (Redfin, Sep 2026). The share of sales that went through at least one price cut fell to 40.3% from 45.3% (Redfin, Sep 2026). Zillow’s August reading tells a similar story: a median sale-to-list ratio of 0.971, with 74.2% of sales closing under list and 10.9% over (Zillow, Aug 2026).
Measured against the first asking price instead of the final one, the gap is wider. Lee County single-family sellers received a median 94.7% of original list price in September, and condo sellers 91.8% (Florida Realtors, Sep 2026). In practice, a home that is priced right on day one tends to sell close to that number, while an overpriced listing gives back more after one or two reductions.
What Is Driving the Cape Coral Market
Higher mortgage rates
Freddie Mac’s 30-year fixed average was 7.24% on October 29, down from 7.32% the week before, and the 15-year averaged 6.60% (Freddie Mac PMMS via The Mortgage Reports, Oct 29, 2026). One year earlier the 30-year stood at 6.17% (Freddie Mac PMMS, Oct 30, 2025). On a $300,000 30-year loan, that gap works out to about $213 more a month in principal and interest (7.24% vs. 6.17%, our calculation). Test your own scenarios with the SWFL mortgage calculator, or model a rental purchase with the property investment calculator.
Insurance costs are easing
Citizens Property Insurance set an average 8.8% rate reduction for homeowners multiperil policies in 2026, with every personal-lines policyholder getting at least a 2% cut at renewal (Citizens, Mar 2026). In September, state regulators approved further cuts from four private carriers, and the average admitted-market homeowners premium including wind stood at $3,736 (Florida Realtors, Sep 2026). Citizens’ policy count has fallen to about 255,000 from roughly 1.4 million in September 2023 as private carriers return (Florida Realtors, Sep 2026). Lower premiums help close the affordability gap that higher rates opened.
Flood exposure and canal maintenance
First Street’s model, shown on Redfin, estimates that 87% of Cape Coral properties, about 89,338, are likely to be severely affected by flooding over the next 30 years (Redfin/First Street, Sep 2026). On the federal side, Cape Coral kept its Class 5 rating in FEMA’s Community Rating System, worth a 25% discount on NFIP flood policies, after a 2024 review (Cape Coral Breeze, Nov 2024). The city is also restarting canal dredging under a new citywide permit: the Redfish Point area was finished in early March 2026, and permits for Units 44 and 64 in the Cape Harbour area are in hand while bid documents are finalized (City of Cape Coral, 2026). For waterfront owners, seawall age and condition, dock permits and canal depth now get close attention in buyer inspections. Sellers should review the Florida flood disclosure requirements before listing.
Cape Coral Neighborhoods to Watch
Subdivision-level September sales counts were not published, so these communities are grouped by the trends above rather than ranked:
- Cape Harbour: a gated marina community in southwest Cape Coral, inside the Unit 44 and 64 area where the city has obtained dredging permits (City of Cape Coral, 2026).
- Coral Lakes and Sawgrass at Coral Lakes: gated communities with shared amenities off Del Prado Boulevard North, a contrast to the city’s individually platted lots.
- Entrada: a planned D.R. Horton community in the same northeast corridor, where newer homes compete with resale listings.
- Sandoval: a gated master-planned neighborhood on the west side near Veterans Parkway, built by several national builders.
- Stonewater: a gated D.R. Horton community in northwest Cape Coral near Tropicana Parkway and Nelson Road, where new single-family homes add to resale choices.
What It Means for Cape Coral Sellers
Fewer listings need price cuts and buyers are paying closer to asking than last year, but supply is still around six to seven months, so the first price you set matters most (Redfin, Sep 2026; RPCRA, Sep 2026). Use closings from the past 90 days on your canal type, Gulf access versus freshwater, and lot exposure as your comparables. Gather insurance declarations, a four-point or wind-mitigation report, any elevation certificate and seawall or dock permit history before you list, because buyers and lenders will request them. Check your likely proceeds with the seller net sheet. If you want MLS exposure while managing showings yourself, our Cape Coral flat fee listing uses one flat listing fee, paid at closing, with nothing upfront.
What It Means for Cape Coral Buyers
You have room to negotiate, especially on condos and on homes that have been listed for more than two months. Lee County condo prices are down almost 9% from last year, and a typical single-family home still closes under its original asking price (Florida Realtors, Sep 2026). Get a written pre-approval at today’s rates, ask for current insurance quotes before your inspection period ends, and have the seawall and dock inspected on any canal home. If you plan to rent the home out, our long-term rental management page outlines what owners should expect. Under current MLS rules, you sign a written buyer agreement with your agent before touring homes, and it spells out how that agent is paid; the amount is negotiable; see who pays the buyer’s agent in Florida for how the options work.
Comparing nearby markets? Read the latest updates for Fort Myers, Estero, Bonita Springs and Naples.
Cape Coral Market FAQ
Are Cape Coral home prices going up or down?
It depends on the measure. The median price of homes that sold rose 6.4% to $379,819 over the three months ending September (Redfin, Sep 2026), while Zillow’s estimate of a typical home’s value fell 2.9% to $334,660 (Zillow, Sep 2026). Lee County’s single-family median was flat at $375,500 (Florida Realtors, Sep 2026).
How many homes are for sale in Cape Coral?
Zillow counted 2,710 Cape Coral homes for sale as of September 30, 2026, with 483 new listings that month (Zillow, Sep 2026).
How fast are Cape Coral homes selling?
Homes sold in a median of 68 days on market, down from 81 a year earlier (Redfin, Sep 2026). The median time from listing to pending was 52 days (Zillow, Sep 2026).
Do Cape Coral homes sell for asking price?
Most sell slightly below. The median sale-to-list ratio was 96.9%, and 12.7% of homes sold above list (Redfin, Sep 2026).
How does flood risk affect buying in Cape Coral?
Flood exposure is high across the city: First Street estimates 87% of properties face severe flood impact over 30 years (Redfin/First Street, Sep 2026). Cape Coral’s Community Rating System class gives NFIP policyholders a 25% discount (Cape Coral Breeze, Nov 2024). Get a flood insurance quote and review the elevation certificate before your inspection period ends.
Sources
- Redfin, Cape Coral Housing Market (data through September 2026; flood figures from First Street)
- Zillow Home Values, Cape Coral FL (data through Sep 30, 2026; sale-to-list through Aug 31, 2026)
- Florida Realtors September 2026 Lee County (Cape Coral-Fort Myers MSA) data, as summarized by Naples Golf Guy, Oct 26, 2026
- Florida Realtors, September 2026 Florida MSA summary, Oct 16, 2026
- Royal Palm Coast Realtor Association, Market Stats Report, September 2026
- Freddie Mac PMMS, Oct 29, 2026, via The Mortgage Reports
- Freddie Mac PMMS press release, Oct 30, 2025
- Citizens Property Insurance, 2026 multiperil rates to drop statewide, Mar 4, 2026
- Florida Realtors, Florida approves more home insurance rate cuts, Sep 24, 2026
- Cape Coral Breeze, Cape Coral retains 25% flood insurance discount, Nov 21, 2024
- City of Cape Coral, Canal Dredging Project
Planning a move in Cape Coral this season? Call or text Sal DiBenedetto, Licensed Real Estate Broker with The DiBe Group, brokered by eXp Realty, at 239-256-5005, or send a message through the contact page. Sal can pull recent closings on your canal, street or community so you can price or offer with current numbers instead of headlines.
About the Author: Sal DiBenedetto
Sal is a licensed Florida real estate broker with The DiBe Group, brokered by eXp Realty. He lists homes on the Southwest Florida MLS and Stellar MLS and works with buyers and sellers across Southwest Florida. More about Sal · Contact
