Buy a Home in Cape Coral, FL

Updated October 2026. By Jesse McGreevy and Marc Comisar, Domain Realty. Prices from Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026.

McGreevy and Comisar represent buyers across Cape Coral from our Bonita Springs headquarters and our Fort Myers office at 8290 College Parkway, Unit 201, serving Cape Coral, and this is our guide to buying a home in Cape Coral, Florida: what homes actually sold for by ZIP code and by the water behind the lot, what they cost to carry each year, and how a purchase works in 2026.

Across the six Cape Coral ZIP codes (33904, 33909, 33914, 33990, 33991 and 33993), Lee County recorded 5,804 sales of single-family homes and condominiums in the 12 months to September 25, 2026, at a median price of $365,000. Single-family homes accounted for 5,269 of those sales at a $380,000 median, and condominiums for 535 sales at $210,000. An estimated 544 further new-home closings sit on parcels the county roll still codes as vacant land, so we show them as a separate line instead of blending them into the median.

The water behind the lot separates prices widely. Saltwater canal-front single-family homes sold 1,094 times at a $698,000 median, freshwater canal-front homes 647 times at $440,000, and homes with no canal frontage 3,526 times at $337,500. The City of Cape Coral's canal layer, joined to the Lee County Property Appraiser's parcel map, sorts 91,289 single-family parcels by the water behind them; the method and its limits are in the canal section below.

Those numbers are the start, not the answer. The price does not show the Utilities Extension Project assessment that applies to some lots in the north of the city, where the City's table lists $32,288 per equivalent parcel in North 1 East if paid up front. It does not show the flood zone: the City said on July 1, 2026 that more than 60 percent of Cape Coral is in a FEMA-mapped Special Flood Hazard Area. It does not show the seawall that the owner of a canal lot builds and maintains, or the tax bill that resets after you buy.

How Do I Buy a Home in Cape Coral, FL in 2026?

To buy a home in Cape Coral, confirm cash or a pre-approval, sign a written buyer agreement before touring, choose a ZIP code and water type by budget, check the parcel for a utilities assessment, get insurance and flood information before you offer, and use the inspection period for the roof, permits, seawall and, for a condo, the association documents.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; City of Cape Coral assessments page and rate schedules read October 7, 2026).

The order matters here. Hurricane Ian's maximum inundation was 6 to 9 feet above ground in Pine Island, Cape Coral and other communities along the mouth of the Caloosahatchee River, according to the National Hurricane Center. The North 1 East assessment is $32,288 per equivalent parcel if paid up front. And the 2026 total property tax rate for a City of Cape Coral parcel is 15.3250 mills in the Property Appraiser's 2026 millage book, printed October 9, 2026. We build the assessment, flood, insurance and tax file for a short list of homes before you tour, so the home you choose is one you can insure, finance and afford to carry.

The eight things that decide a Cape Coral purchase

• Your budget by property type. Single-family homes sold at a $380,000 median and condominiums at $210,000 in the 12 months to September 25, 2026, in Lee County recorded sales for the six Cape Coral ZIP codes.
• The ZIP code's own price level. Single-family medians run from $327,000 in ZIP 33909 to $515,000 in ZIP 33914.
• The water behind the lot. Saltwater canal-front single-family homes sold at a $698,000 median, freshwater canal-front at $440,000 and homes with no canal frontage at $337,500.
• The utilities status north of Pine Island Road. North 1 East is listed at $32,288 per equivalent parcel if paid up front or $33,142 if financed, and the assessment stays with the property at a sale.
• The flood zone and the building's elevation. More than 60 percent of the city is in a FEMA-mapped Special Flood Hazard Area, and a renovation that reaches 50 percent of the building's market value triggers the city's flood rules for new construction.
• Insurance. Citizens Property Insurance's own Lee County book shows an average homeowners multiperil premium of $3,039 after the 2026 approved change and a wind-only average of $4,279, which is a published Citizens figure and not a quote.
• The tax bill after you buy. A homesteaded $380,000 home carries $5,174.84 in ad valorem taxes at the 2026 millage, and a sale triggers reassessment, so the seller's bill is not your bill.
• The seawall and dock on a canal lot. The owner builds and maintains the seawall at the owner's expense, and the city's residential seawall permit fee is $147.00.

What this page covers, and where the other Cape Coral guides go deeper

This guide covers the Cape Coral market for buyers, ZIP code by ZIP code, the named communities that have their own guides, what homes cost by the water behind the lot, seawalls and docks, the Utilities Extension Project, property taxes and city charges, the yearly cost to own, flood and insurance, condominiums and associations, inspections, closing costs, buyer representation, schools, daily-life facts, the comparison with Fort Myers, seasonal buyers and fifty-two answers to the questions Cape Coral buyers ask most.

Three other Cape Coral guides go deeper on their own subjects. If you are selling first, read our guide to selling a home in Cape Coral. For how a Cape Coral home is priced, with the full measured tables, read what your Cape Coral home is worth. For builders, lots, impact fees and the pipeline, read our Cape Coral new construction guide.

Key Takeaways

These are the facts a Cape Coral buyer should know in October 2026, each drawn from Lee County recorded sales, the City of Cape Coral, the Lee County Property Appraiser, FEMA, the National Hurricane Center, Citizens Property Insurance or a Florida statute, and each explained further down this page.

• Median $365,000 on 5,804 recorded home sales; single family $380,000 and condominium $210,000, in the 12 months to September 25, 2026 (Lee County recorded sales).
• Sales are up, like for like: 6,348 sales against 6,072 a year earlier, up 4.5 percent, with resales up 15.8 percent and estimated builder first sales down 17.6 percent.
• The water behind the lot sets the price: saltwater canal-front $698,000, freshwater canal-front $440,000, no canal frontage $337,500; the saltwater median is 2.07 times the no-canal median.
• ZIP code medians for single family run from $327,000 (33909) to $515,000 (33914).
• North of Pine Island Road some lots carry a utilities assessment: North 1 East is $32,288 paid up front or $33,142 financed per equivalent parcel, and the assessment stays with the property at a sale.
• A yearly tax bill of about $6,237.52 for a $380,000 homestead including city charges, and $8,194.00 with city water and sewer at 5,000 gallons a month, before insurance, at the 2026 millage and the reported fiscal year 2027 city charges.
• More than 60 percent of Cape Coral is in a FEMA Special Flood Hazard Area; the city's Community Rating System Class 5 gives a 25 percent flood insurance discount, which FEMA now applies to every NFIP policy, X zones included.
• The owner of a saltwater canal lot builds and maintains the seawall at the owner's expense; the residential seawall permit is $147.00.
• A condominium resale buyer may cancel within 7 days (not counting weekends and legal holidays) after receiving the documents, and a homeowners association buyer has a 3-day right if the disclosure summary was not given before signing.

Table of Contents

Buying in Cape Coral: How Do I Buy a Home in Cape Coral, FL in 2026? · Why Work With McGreevy and Comisar as Your Cape Coral Buyer's Agent?

The Market and Where to Buy: What Is the Cape Coral Market Like for Buyers Right Now? · Where Should I Buy in Cape Coral? A ZIP-by-ZIP Guide · Which Cape Coral Communities Have Their Own Guides? · What Does a Canal Home Cost in Cape Coral: Saltwater, Freshwater or No Canal?

Water, Seawalls and Utilities: Who Maintains the Seawall on a Cape Coral Canal Lot, and What Permits Apply to a Dock or Lift? · What Is the Utilities Extension Project, and Will I Pay an Assessment If I Buy?

Taxes and the Cost to Own: What Will My Property Taxes Be After I Buy in Cape Coral? · What City Charges and Utility Bills Come With a Cape Coral Home? · How Much Does It Cost to Own a Home in Cape Coral Each Year?

Flood, Condos and Inspections: What Should Cape Coral Buyers Know About Flood Zones, Hurricanes and Insurance? · What Should I Check Before Buying a Cape Coral Condo or a Home With an HOA? · What Should I Inspect on a Cape Coral House Before I Close?

Closing and Representation: What Are the Closing Costs to Buy a Home in Cape Coral? · How Does Buyer Representation Work in Florida After the NAR Settlement?

Schools, Living and Comparisons: Which Schools Serve Cape Coral? · Is Cape Coral a Good Place to Live? What the Record Shows · Cape Coral vs Fort Myers: Which Costs Less to Buy and Own?

Searching and Seasonal Buyers: How Do I See Current Cape Coral Homes for Sale? · What Should Seasonal and Out-of-State Buyers Know About Cape Coral?

Answers and Local Expertise: What Cape Coral Buyers Say About Working With Us · Frequently Asked Questions, Cape Coral Buyer Edition · Why Does a Cape Coral Specialist Matter When You Buy? · Ready to Buy in Cape Coral? Work With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents

Why Work With McGreevy and Comisar as Your Cape Coral Buyer's Agent?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). We represent Cape Coral buyers with the county record: what homes on your water type and ZIP code sold for, and what they cost to carry.

If you're searching for the best buyer's agent in Cape Coral, Florida, McGreevy and Comisar represent homebuyers across Cape Coral, Fort Myers, Estero, Bonita Springs, Naples, Lee County and Collier County, whether you are relocating, buying a winter home, investing, buying your first home or moving up to a waterfront home. As the leaders of Domain Realty Group, our team has sold over $2.5 billion in real estate with more than 4,000 transactions, and McGreevy and Comisar alone have over $900 million in personal sales. Our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral. For a side-by-side look at how to choose an agent here, see our guide to the best real estate agents in Cape Coral.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Our record behind this page

McGreevy and Comisar alone have over $900 million in sales, and with their Domain Realty Group team they have sold over $2.5 Billion in real estate. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. The Cape Coral figures on this page are market data that we tracked: every recorded sale in the six Cape Coral ZIP codes for the 12 months to September 25, 2026, the water behind 91,289 single-family parcels, and the rate schedules, permit fees and assessment tables the City of Cape Coral publishes, each read on October 7, 2026.

A buyer's agent who also lists homes

Marc Comisar leads our buyer representation and Jesse McGreevy leads our listings, so our buyers hear how sellers think about price, timing and repairs before they write an offer. To start a Cape Coral search, call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072. We use the county record to tell you when a list price is ahead of the recorded sales for the same ZIP code, property type and water type.

What we measured for this page

We do not publish a buyer story we cannot document, so instead of an anecdote, here is the work we did for this page, in three sentences.

We tracked every recorded sale in the six Cape Coral ZIP codes for the 12 months to September 25, 2026: 5,804 home sales and 1,950 vacant lot sales. The median home sold for $365,000 and the median vacant lot for $45,000, which is why lots and homes are shown separately throughout.

We joined the City's canal layer to the county parcel map to sort 91,289 single-family parcels by the water behind them. The saltwater canal-front median of $698,000 is 2.07 times the $337,500 median for homes with no canal frontage.

We read each builder's own Cape Coral page on October 7, 2026. The starting prices builders advertised that day ran from $274,490 to "the $450s", and that range is an asking range, not a sale price.

What we check before you tour

For every home on your short list we check the parcel's assessment and payoff balance through the city's payoff request, the flood zone and any elevation certificate, the roof's age against insurer rules, open or expired permits on the city's permit portal, the water type behind the lot on the city's canal map, the seawall permit history on a canal lot, and the association documents for a condominium or HOA.

What we will not tell you

We will not tell you a Cape Coral home is outside a flood zone, has gulf access, has a sound seawall, is free of Ian damage or carries no assessment unless a document says so. A listing's wording is not a document. As Top 1% Real Estate Agents Nationally Since 2008, our business runs on repeat clients and referrals, and we would rather tell you what a record shows than what a listing hopes.

What Is the Cape Coral Market Like for Buyers Right Now?

Cape Coral recorded 5,804 home sales in the 12 months to September 25, 2026, at a $365,000 median. Like for like, sales rose 4.5 percent against the prior 12 months and the median rose 1.4 percent. Condominium sales rose 13.8 percent while the condominium median fell 2.3 percent to $210,000, on 535 sales.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; the six Cape Coral ZIP codes).

The single-family median was $380,000 on 5,269 sales, or $219.73 per square foot of county heated area, and the condominium median was $210,000 on 535 sales, or $166.93 per square foot. Longer windows tell the same story: the 24 months to September 25, 2026 held 11,874 home sales at a $362,945 median, the 36 months 18,180 at $369,990 and the 60 months 33,296 at $374,000. The six Cape Coral ZIP codes accounted for 27.5 percent of Lee County's recorded home sales (5,804 of 21,111) and 32.6 percent of its single-family sales.

Table 5A. Cape Coral recorded home sales, the 12 months to September 25, 2026 (Lee County recorded sales)

Price per square foot is per square foot of county heated area and is never compared with an MLS living-area figure.

Is the Cape Coral market up or down? The like-for-like count

Counting the 12 months to September 25, 2026 against the prior 12 months (September 26, 2024 to September 25, 2025), Cape Coral recorded 6,348 home sales against 6,072, up 4.5 percent, at a median of $365,000 against $360,000, up 1.4 percent. Resales rose 15.8 percent, from 4,028 to 4,663, while estimated builder first sales fell 17.6 percent, from 2,044 to 1,685. We use the like-for-like definition because the newest homes are still coded as vacant land on the county roll until the appraiser re-codes them, and a count that ignores them understates the current year.

Table 5B. Year over year, like for like (single family, condominium and parcels still coded vacant)

How far prices sit from the 2022 and 2023 peak

By count, 2021 was the peak year, with 10,246 home sales. By price, the all-homes median peaked at $385,000 in 2022 and again in 2023, and the 12-month median of $365,000 sits 5.2 percent below it. The single-family median peaked at $399,900 in 2022, and the 12-month $380,000 is 5.0 percent below that. Against 2019 the all-homes median is up 57.3 percent, from $232,000 to $365,000, and the single-family median is up 58.7 percent, from $239,474 to $380,000.

Table 5C. Cape Coral home sales by calendar year (Lee County recorded sales; sales at median price)

What your budget buys: Cape Coral price bands

In the 12 months to September 25, 2026, 3,380 of the 5,804 recorded home sales, or 58.2 percent, closed under $400,000, and 1,582, or 27.3 percent, closed at $500,000 and up. Condominiums sit at the entry end: 424 of the 535 condominium sales, or 79.3 percent, closed under $300,000. The $300,000 to $400,000 band was the busiest, with 1,776 sales, 30.6 percent of the total.

Table 5D. Price bands, the 12 months to September 25, 2026

Days on market, sale-to-list price and inventory

Four market measures come from the multiple listing service, not from the county record. In Matrix MLS data for the six Cape Coral ZIP codes, the 12 months to September 25, 2026, residential homes marketed on the MLS sold after a median 52 days on market, at a median 97.3 percent of the final list price, across 6,026 MLS-marketed closings; sales entered on the MLS only after they closed are left out of both medians. Single-family homes ran 50 days at 97.6 percent and condominiums 71 days at 94.5 percent. On October 10, 2026 the MLS showed 2,499 active residential listings in the six ZIP codes at a $399,000 median list price, 2,212 of them single-family homes and 244 condominiums, with 607 more under contract. Against the 12-month pace of MLS-marketed closings that is 5.0 months of supply, counting active listings only. Homes coded on the MLS with Gulf access sold after a median 63 days at 95.2 percent of the final list price; homes without Gulf access took 49 days at 98.0 percent. The share of Cape Coral sales that close in cash: Information not available at time of publishing (checked 2026-10-07).

Data updated: October 2026 (Southwest Florida MLS (Matrix MLS), Residential, the six Cape Coral ZIP codes, closed September 26, 2025 to September 25, 2026, and active and pending on October 10, 2026; pulled October 10, 2026).

The two records count different things: Matrix MLS shows 6,068 closed residential sales in the six ZIP codes at a $370,000 median (every residential property type, by the listing's ZIP code), while the county record this page leads with counts 5,804 qualified sales of single-family homes and condominiums (Lee County use codes 01 and 04) at $365,000.

For dated context only, Florida Realtors SunStats for the city of Cape Coral, July 2026, as printed on our live Cape Coral guide and captured August 28, 2026, showed a median time to contract of 73 days, 5.4 months of supply and a median of 95.1 percent of original list price, with 147 cash sales, 26.5 percent of that month's closed sales.

Why every website shows a different Cape Coral median

Three instruments give three medians for three different places and periods. The county record, the lead figure on this page, is $365,000 for the 12 months to September 25, 2026 across the six Cape Coral ZIP codes. Florida Realtors SunStats reported a $389,950 median sale price for the city of Cape Coral in July 2026 alone. Florida Realtors' August 2026 summary for the whole Cape Coral-Fort Myers metropolitan area reported a $380,000 median for single-family homes. None of the three is wrong; each measures a different place, month or property type, so compare a number only with a number from the same instrument.

New homes inside the record

An estimated 1,685 of the 6,348 recorded home sales in the 12 months, 26.5 percent, were builder first sales, at a median of $369,000 against $360,000 for resales. They concentrate in the north and northeast: an estimated 79.5 percent of the city's single-family builder first sales closed in ZIP 33993 and ZIP 33909. Builders' own advertised starting prices, read on October 7, 2026, ran from $274,490 to "the $450s". Builders, lots and fees are on our Cape Coral new construction guide.

Where Should I Buy in Cape Coral? A ZIP-by-ZIP Guide

Single-family medians in Cape Coral run from $515,000 in ZIP 33914 down to $327,000 in ZIP 33909, a spread of 1.57 times, so the ZIP code sets your price level before any other choice does. New homes concentrate in ZIP 33993 and ZIP 33909, where an estimated 79.5 percent of the city's single-family builder first sales closed.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026).

The City of Cape Coral uses "North Cape", "South Cape" and "Northwest Cape" in its own pages but publishes no four-quadrant map, so every number below is tied to a ZIP code and not to a quadrant. Single-family medians by ZIP, highest to lowest: 33914 at $515,000; 33904 at $440,000; 33991 at $406,470; 33993 at $360,000; 33990 at $345,000; and 33909 at $327,000, a gap of $188,000 between the highest and the lowest.

Table 6A. Cape Coral by ZIP code, the 12 months to September 25, 2026 (Lee County recorded sales)

ZIP 33904: the southeast Cape and the riverfront condominiums

ZIP 33904 recorded 954 home sales at a $359,950 median: 719 single-family sales at $440,000 ($254.87 per square foot of county heated area) and 235 condominium sales at $199,900. Those 235 condominium sales are 43.9 percent of the city's 535. Single-family homes with saltwater canal frontage sold 378 times at $594,500 ($323.14 per square foot), while homes with no canal frontage sold 339 times at $306,000. Banyan Trace and River Towers carry 33904 addresses. An estimated 16 builder first sales closed here at a $540,000 median.

ZIP 33909: the northeast Cape and its freshwater canals

ZIP 33909 recorded 955 home sales at a $318,000 median, with 876 single-family sales at $327,000 ($186.07 per square foot) and 79 condominium sales at $185,000. No single-family parcel here touches a saltwater canal polygon: freshwater canal-front homes sold 187 times at $376,000, and homes with no canal frontage 689 times at $310,000. An estimated 564 builder first sales closed at $339,000, against 545 resales at $300,000, and the ZIP holds 7,636 vacant residential parcels, with 645 lot sales at a $41,500 median. Coral Lakes, Entrada and Concordia carry 33909 addresses; see the Coral Lakes and Entrada guides.

ZIP 33914: the southwest Cape, the highest single-family median

ZIP 33914 has the city's highest single-family median: 1,181 sales at $515,000 ($256.24 per square foot), within 1,328 home sales at $485,000, plus 147 condominium sales at $265,000. Saltwater canal-front homes sold 464 times at $775,000 ($355.62 per square foot), freshwater canal-front homes 78 times at $543,000, and homes with no canal frontage 637 times at $375,000. This ZIP and 33904 together hold 75.7 percent of the city's saltwater canal-front single-family parcels. Cape Harbour and Tarpon Point carry 33914 addresses; see the Cape Harbour and Tarpon Point guides.

ZIP 33990: the central Cape around City Hall

ZIP 33990 recorded 621 home sales at a $337,500 median: 568 single-family sales at $345,000 ($213.29 per square foot) and 53 condominium sales at $160,000. Saltwater canal-front homes sold 95 times at $580,000, freshwater canal-front homes 107 times at $440,000, and homes with no canal frontage 366 times at $304,000. City Hall, at 1015 Cultural Park Boulevard, is in 33990. An estimated 47 builder first sales closed at a $415,000 median, against 532 single-family resales at $340,000.

ZIP 33991: the east Cape, Sandoval and Cape Royal

ZIP 33991 recorded 659 home sales at a $400,000 median: 638 single-family sales at $406,470 ($214.34 per square foot) and 21 condominium sales at $255,000. Saltwater canal-front homes sold 33 times at $728,000, freshwater canal-front homes 129 times at $535,000, and homes with no canal frontage 476 times at $375,500. An estimated 164 builder first sales closed at $557,775, against 528 resales at $385,000. Sandoval and Cape Royal carry 33991 addresses; see the Sandoval and Cape Royal guides.

ZIP 33993: the north Cape, where most new homes close

ZIP 33993 recorded 1,287 single-family sales at a $360,000 median ($205.93 per square foot) and no condominium sale in the 12 months. Saltwater canal-front homes sold 124 times at $839,000, freshwater canal-front homes 144 times at $412,500, and homes with no canal frontage 1,019 times at $343,990. An estimated 774 builder first sales closed at $355,000, the most of any ZIP, and the ZIP holds 14,005 vacant residential parcels. Stonewater carries a 33993 address; see the Stonewater guide. Utilities status north of Pine Island Road varies by area, and the utilities section below explains how to check it.

Where Cape Coral's new homes are closing

Ranked by estimated single-family builder first sales in the 12 months to September 25, 2026: ZIP 33993 with 774, ZIP 33909 with 564, ZIP 33991 with 164, ZIP 33914 with 118, ZIP 33990 with 47 and ZIP 33904 with 16, for an estimated total of 1,683. Each is an estimate, because the county file does not label a builder sale; it infers one from the first qualified sale of a parcel in its year built. Builders, communities and fees are on our Cape Coral new construction guide.

How to read "North Cape" and "South Cape" on a listing

The city's own pages use "North Cape", "South Cape" and "Northwest Cape", and no city document defines four quadrants, so treat a compass word on a listing as a general direction and confirm the ZIP code and the parcel. The City says water, sewer and irrigation service has been extended to nearly all of Cape Coral south of Pine Island Road, while north of it the project proceeds by area. The City's economic development snapshot expects about 75 percent of new development to occur in North Cape Coral.

Thinking of buying in Cape Coral? Talk to us before you tour

With saltwater canal-front homes closing at a $698,000 median against $337,500 for homes with no canal frontage, the buyer who arrives with the assessment payoff, the flood file, the insurance quote and the tax estimate already in hand negotiates from strength. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072 to start, request your buyer consultation with the form at the top of this page, or read how we represent buyers across Southwest Florida. Selling a home first? Get a free home valuation and read how we sell homes in Cape Coral.

Which Cape Coral Communities Have Their Own Guides?

About 88,000 homes in Cape Coral sit in the city's numbered "Cape Coral Unit" plats, which carry no community name on the county roll (roll dated October 4, 2026). A set of named gated, golf, marina, master-planned and builder communities have their own guides below, each with its own county record for the 12 months to September 25, 2026.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; community figures count recorded sales whose legal description matches the community).

Sandoval

Sandoval, in ZIP 33991, is a gated master-planned community of single-family homes, villas and condominiums. Its 1,504 parcels recorded 92 sales in the 12 months at a $359,500 median, from $212,500 to $780,000. Read the Sandoval guide, or the guides to Villas at Sandoval and Somerville at Sandoval.

Tarpon Point

Tarpon Point, in ZIP 33914, is a gated marina enclave with three Tarpon Landings condominium towers, the Tarpon Gardens lake and park homes and Tarpon Estates single-family homes. Its 402 parcels recorded 19 sales at a $720,000 median, from $412,310 to $1,220,000. Read the Tarpon Point guide.

Cape Harbour

Cape Harbour, in ZIP 33914, is a marina community of condominium towers, coach homes and waterfront single-family homes. Its 476 parcels recorded 31 sales at a $487,500 median, from $330,000 to $3,150,000, with an estimated 2 of them builder-direct. Read the Cape Harbour guide.

Cape Royal

Cape Royal, in ZIP 33991, is a gated golf community with 27 holes, also known as Royal Tee, and it is not the Cape Royale condominium in ZIP 33904. Its 488 parcels recorded 25 sales at a $620,000 median, from $525,000 to $1,950,000. Read the Cape Royal guide.

Coral Lakes

Coral Lakes, in ZIP 33909, is a gated single-family community where Pulte's Sawgrass at Coral Lakes townhomes are now selling, with Pulte's Cape Coral page reading "from the low $300Ks" on October 7, 2026. Counting every legal description that begins Coral Lakes in ZIP 33909, the county recorded 67 sales at a $247,990 median, from $195,000 to $605,000, including an estimated 45 builder first sales at $245,990 and 22 resales at $307,500. Read the Coral Lakes guide.

Stonewater

Stonewater, in ZIP 33993, is a gated D.R. Horton single-family community that the builder shows as closing out, "From $328,990" on its page read October 7, 2026. The county recorded 42 sales there at a $378,070 median, from $299,000 to $496,515, including an estimated 38 builder first sales and 4 resales. Read the Stonewater guide.

Entrada

Entrada, in ZIP 33909, is a gated D.R. Horton single-family community (Village at Entrada). Its 769 parcels recorded 26 sales at a $347,500 median, from $243,000 to $485,000, and the rental apartment complex called Entrada Paramount is not part of the figure. Read the Entrada guide.

Bella Vida

Bella Vida is a community of single-family homes built from 2006 to 2018; we have not confirmed a gate on a first-party source, so we do not call it gated. Its 467 parcels recorded 26 sales at a $300,595 median, from $150,000 to $410,000. Read the Bella Vida guide.

Isles of Porto Vista

Isles of Porto Vista is a condominium community built from 2006 to 2007. Its 233 parcels recorded 13 sales at a $157,000 median, from $135,000 to $195,000, and the rental apartment phase stays out of every count. Read the Isles of Porto Vista guide.

What Does a Canal Home Cost in Cape Coral: Saltwater, Freshwater or No Canal?

In Cape Coral, single-family homes with saltwater canal frontage sold at a $698,000 median in the 12 months to September 25, 2026, freshwater canal-front homes at $440,000 and homes with no canal frontage at $337,500. The saltwater median is 2.07 times the no-canal median. The water type comes from the City's canal map, not from a gulf-access label.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; City of Cape Coral canal layer, Data Updated May 12, 2025, joined to the Lee County Property Appraiser parcel map on October 7, 2026).

We sorted the parcels by the City's own water type, so "saltwater canal-front" means the City's layer types the adjoining canal as saltwater. It does not mean a measured route to the Gulf, a bridge clearance or a boat-run time, which no City or county layer holds.

Table 8A. Single-family sale prices by the water behind the lot, the 12 months to September 25, 2026

Seventy-six parcels touch both water types and are left out. "No canal frontage" is a residual class: it also holds lake, golf, river and bay frontage that the canal layer does not carry.

How we sorted 91,289 single-family parcels

The City of Cape Coral Public Works canal layer holds 960 canal polygons, each typed FRESH or SALT. We joined it to the Lee County Property Appraiser parcel map with a 3 metre tolerance. A single-family parcel touching only saltwater canal polygons is "saltwater canal-front", one touching only freshwater polygons is "freshwater canal-front", and one touching neither is "no canal frontage". The limits: the Gloriana Canal has no geometry in the City layer, so its frontage sits in "no canal frontage" unless the appraiser codes it, and the canal layer dates from the early 1990s, with the City's page showing Data Updated May 12, 2025.

Saltwater canal-front homes

Saltwater canal-front single family had 17,582 parcels and 1,094 sales at a $698,000 median, or $334.08 per square foot of county heated area, with 1,034 resales at $675,000. Prices cluster high: 84.0 percent of saltwater canal-front sales closed at $500,000 or more (919 of 1,094) and 21.1 percent at $1,000,000 or more (231 sales). Of the 265 single-family sales at $1,000,000 or more citywide, 231 were saltwater canal-front. A saltwater seawall or dock permit also needs state environmental approval, covered in the seawall section below.

Freshwater canal-front homes

Freshwater canal-front single family had 8,134 parcels and 647 sales at a $440,000 median, or $226.16 per square foot, with 411 resales at $440,000. The largest group, 209 sales, closed between $500,000 and $750,000, and 206 closed between $300,000 and $400,000. The City says its freshwater canals also provide irrigation storage, with weirs and control structures managing water levels, and a freshwater parcel needs a seawall or an approved alternative.

Homes with no canal frontage

Homes with no canal frontage had 65,497 parcels and 3,526 sales at a $337,500 median, or $200.37 per square foot, with 2,677 resales at $325,000. They are the entry end of the single-family market: 73.7 percent closed under $400,000 (2,600 of 3,526), and only 27 closed at $1,000,000 or more.

Table 8B. Price bands by water class (single family, 12 months to September 25, 2026; sales)

The water class by ZIP code

Water type sorts prices inside every ZIP code that has it. In ZIP 33914 the three classes sit $400,000 apart at the extremes ($775,000 saltwater, $375,000 none), while in ZIP 33909 no single-family parcel touches a saltwater canal polygon at all.

Table 8C. Single-family medians by water class and ZIP (12 months to September 25, 2026)

Since the 2022 peak

From the 2022 calendar-year medians to the 12 months to September 25, 2026, the saltwater canal-front median fell 12.8 percent ($800,000 to $698,000), the freshwater canal-front median 14.6 percent ($515,000 to $440,000) and the no-canal median 7.5 percent ($365,000 to $337,500). Counting resales only, which avoids the coding lag for new homes, saltwater canal-front resales rose 36.1 percent in count against the prior 12 months. The year-by-year series is on our Cape Coral home valuation guide.

What "gulf access" means on this page, and what we do not print

No parcel-level or canal-level gulf-access, sailboat-access or bridge-clearance attribute exists in any City or county layer we found, so we print no gulf-access premium, no bridge heights and no boat-run times. The City also labels saltwater canals by navigation system, but no City document defining those systems was found, so we do not print them. The City reports that the Chiquita Lock removal project was completed on June 17, 2025 and urges boaters to use caution near the site because shallow areas may be present. To check a specific home we use the City's canal map, the route and any bridge seen on the water with you, and the seawall permit file. No price figure for access appears on this page.

Lake, golf and other frontage the canal layer does not hold

The Property Appraiser's own land-use codes mark some frontage the canal layer does not carry. Lake frontage (code 130) had 157 single-family sales at a $417,000 median, golf course frontage (code 140) had 53 sales at $525,000, and the group of gulf, bay, river, creek, bayou, ditch and island codes had just 22 sales at a $1,620,000 median, so read that last figure with its count.

A canal lot instead of a canal home

A saltwater canal-front vacant lot sold at a $240,000 median on 221 sales in the 12 months, a freshwater canal-front lot at $45,000 and a lot with no canal frontage at $42,500. Building on a lot is covered on our Cape Coral new construction guide.

Condominiums and the water cut

We do not use the canal cut for condominiums: 86 condominium parcels touch a saltwater canal polygon and 8,951 touch none, and the riverfront towers sit in the "none" class, so a water class would mislead.

Who Maintains the Seawall on a Cape Coral Canal Lot, and What Permits Apply to a Dock or Lift?

In Cape Coral, every parcel fronting a saline, brackish or tidal canal must have a seawall along its whole water frontage, built and structurally maintained at the owner's expense, and a freshwater parcel needs a seawall or an approved alternative, also at the owner's expense. The City's residential seawall permit fee is $147.00.

Data updated: October 2026 (City of Cape Coral Land Development Code sections 5.4.2 and 5.4.8 and the Miscellaneous Permit Fee Schedule effective January 1, 2026, read October 7, 2026).

Table 9A. City permit fees a canal-lot owner meets (schedule effective January 1, 2026; "Building Permit Fees Only. Additional fees may apply.")

The seawall rule in the city code

Section 5.4.8.A requires a seawall along the whole water frontage of a parcel on a saline, brackish or tidally influenced canal "at the owner's expense", and says seawalls "shall be structurally maintained at owner's expense". Section 5.4.8.B lets a parcel on a freshwater or non-tidal canal use a seawall or an alternative to a vertical bulkhead under the City's Engineering Design Standards, also maintained at the owner's expense, and exempts parcels on a golf course or public park water body.

Dock, piling and lift limits

Under section 5.4.2, pilings may not rise more than 10 feet above the seawall cap and dock decking may not rise more than 2 feet above the cap, or 4 feet on the Caloosahatchee River. A dock or piling may never leave less than 50 percent of the calculated waterway width navigable. The stand-alone residential boat lift or davit permit is $107.00.

What a seawall permit involves

The City's residential seawall guideline places a seawall at the property line and lists inspections for the slab, the cap, alignment and tieback, the concrete dock form and steel where a dock is included, and a final. The permit expires six months after issuance, a Notice of Commencement is needed when the value is $2,500 or more, and a floating turbidity screen stays in place during the work. State environmental approval is part of a saltwater seawall or dock permit and is not required on freshwater sites. Licensed general, residential, building or marine contractors, or an owner-builder, may pull the permit. For freshwater alternatives, the City's 2022 revision limits the slope to no steeper than 4 to 1 at the start and no steeper than 3 to 1 at the property line, with an as-built survey.

What a seawall costs: what we can and cannot tell you

We found no City document that sets a seawall replacement cost per foot or per lot, a boat lift cost, a required cap elevation or a City seawall replacement program, so we print none. Whether a seawall or dock gets inspected at a sale is a matter of the contract's inspection terms, not a City requirement we found. We also found no Cape Coral count of seawalls damaged after Hurricane Ian. Ask the seller for the seawall permit file and have a marine contractor inspect the wall before you close.

Canals, dredging and the Chiquita Lock

The City describes more than 400 miles of canals, designed for flood control and water quality, and says the freshwater canals also provide irrigation storage. Its Stormwater Fund sets aside $2 million a year for canal dredging, rising with inflation, and dredging needs approval from the U.S. Army Corps of Engineers and the Florida Department of Environmental Protection. The City reports that dredging equipment and turbidity barriers at the Chiquita Lock were removed on June 17, 2025, completing the Chiquita Lock Removal Project.

Pool barriers on a canal home

Florida section 515.29 requires a residential pool barrier at least 4 feet high on the outside, with gates that open outward, close by themselves and have a self-latching lock. The City's residential pool permit is $307.00, and a pool on a canal lot sits beside the seawall rules above.

What Is the Utilities Extension Project, and Will I Pay an Assessment If I Buy?

The Utilities Extension Project is the City of Cape Coral's program to extend water, sewer and irrigation service. Service now reaches nearly all of the city south of Pine Island Road, and North 1 East costs $32,288 per equivalent parcel if paid up front. The assessment stays with the property at a sale; some lenders may require payoff.

Data updated: October 2026 (City of Cape Coral assessments page, Utilities Extension Project pages and FAQ, read October 7, 2026).

Table 10A. Utilities Extension Project charges by area, per equivalent parcel (City of Cape Coral)

The earlier areas, up front and financed, are: Pine Island $10,296 and $11,496; Southwest 1 $13,236 and $14,676; Southwest 3 $13,936 and $15,896; Southwest 2 $16,329 and $17,369; Southeast 1 $23,310 and $24,548; Southwest 4 $24,742 and $25,234; Surfside $13,737 and $13,971; Southwest 5 $20,440 and $20,889; North Central Loop $17,610 and $17,814; and Southwest 6 and 7 $15,407.51 and $17,174.15.

Which Cape Coral areas are done, under way or still to come

South of Pine Island Road the City says service has been extended to nearly all of Cape Coral. North of it: North 2 is complete (about 5 square miles and about 8,800 parcels), North 1 West has all notices of availability sent, and North 1 East received its final assessment resolutions on November 19, 2025 and notices to proceed from December 2025, with completion anticipated by the end of 2027. North 3 is in design; the City's project page said, when read on October 7, 2026, that design was 75 percent complete, with bidding around summer 2026 and construction starting by the end of 2026, and the fiscal year 2027 budget adds $37.1 million for it. North 5 and North 6 are under study. North 1 East's up-front amount is 1.79 times North 2's.

What the North 1 yearly installment looks like

On the 30-year term, the City's maximum yearly installments sum to $3,385 for North 1 East and $3,734 for North 1 West.

Table 10B. North 1 maximum yearly installments, 30-year term (City of Cape Coral)

How the assessment follows the house at a sale

The City's FAQ says "you do not have to pay off the assessment if you sell the property", that "the assessment continues to be assessed against the property regardless of the owner", and that "some banks and other lending institutions may require payment in full". A special assessment is generally not a lien but a tax levy recorded with the Lee County Clerk of Courts as a notice, and if it is not paid in full it transfers to the new owner. An owner who has not prepaid by July 31 pays amortized installments on the tax bill, and any or all assessments may be paid in full later. The City also offers a hardship deferral (applications February 1 to April 15, deferring 10 to 100 percent), and "hardship and deferral liens must be paid in full at closing".

How to check a Cape Coral parcel before you offer

The City runs a free payoff request service through CapeIMS for any parcel; a payoff covers special assessments, utility balances, open code cases and building permits. After July 31 the balances are estimates until the yearly installment billing is complete. Permit history for an address can be searched without an account on the City's EnerGov Citizen Self Service portal. We request both before you make an offer.

Connection deadlines, septic and wells

The City's FAQ says a developed property "must connect within 180 days of the date on the Notice of Availability Letter"; in North 2 the Council gave an additional 60 days, 240 days in all (Resolution 216-20), and the date that binds an owner is the one on the owner's notice. Septic tank abandonment must be completed within 90 days following connection, with a $100 permit for most systems. The City's own estimate of the private cost to connect all three utilities from the property line to the home is "roughly $2,000 to $2,500, including septic tank pump-out and abandonment", based on North 2. Wells can remain intact, though irrigation use depends on the project area, and the Florida Department of Health in Lee County handles septic permits.

Worked example: paying off a North 1 East assessment at closing, or carrying it

This is an illustration, not a bill or a quote. In North 1 East the City's table lists $32,288 per equivalent parcel paid up front ($25,538 line extension plus $6,750 capital charge) and $33,142 financed ($26,212 plus $6,930), first on the 2026 tax bill, over 30, 25 or 20 years at 6.25 percent. The financed amount is $854 more than the up-front amount ($33,142 minus $32,288). On the 30-year term the City's maximum yearly installment is $3,385. At a sale, no payoff is required by the City, a lender may require one, and who pays a payoff at closing is a contract term, so the contract controls. The City publishes a maximum yearly installment and not a schedule, so we do not compute a 30-year total. Get the parcel's own payoff from CapeIMS before the offer.

Lots outside the assessment areas: well, septic and the City's connection charge

D.R. Horton sells separate "Water and Sewer" and "Well and Septic" lines in Cape Coral, which is the builder's own evidence that some lots sit outside the city utility area. Outside an assessment area but within 200 feet of City lines, a new build pays a Contribution in Aid of Construction at the latest Utilities Extension Project rates: water $8,221, sewer $9,607 and irrigation $7,710, a total of $25,538 effective November 20, 2025, financeable for 15 years on the tax bill. Lots and fees are covered on our Cape Coral new construction guide.

What Will My Property Taxes Be After I Buy in Cape Coral?

The last certified total millage for a Cape Coral parcel was 15.3806 mills for 2025, and the Property Appraiser's 2026 book, printed October 9, 2026, lists 15.3250 mills for 2026. At that rate a homesteaded $380,000 single-family home pays about $5,174.84 in ad valorem taxes, before city charges. The seller's bill is not a guide, because a sale triggers reassessment.

Data updated: October 2026 (Lee County Property Appraiser 2025 Taxing District Millage Book and 2026 Taxing District Millage Book printed October 9, 2026, read October 15, 2026; City of Cape Coral release of October 6, 2026; School District of Lee County release posted September 9, 2026; Lee County Property Appraiser exemption page for tax year 2026).

The 2026 column is the ACTUAL column of the Property Appraiser's 2026 millage book for district 057. It is not a tax bill.

Table 11A. Millage for a Cape Coral parcel (Lee County taxing districts 056 and 057)

The 2026 millage, as adopted

For 2026 the Cape Coral City Council kept the city operating millage at 5.1471, with a $1.439 billion fiscal year 2027 budget, in the City's release dated October 6, 2026. The School Board of Lee County adopted a total of 5.271 mills, down from 5.319, in the district release posted September 9, 2026. Every line, with the 15.3250 total, is in the Property Appraiser's 2026 Taxing District Millage Book, printed October 9, 2026 (ACTUAL column, district 057).

Worked examples on the 2026 millage

These are illustrations, not tax bills. Take a homesteaded single-family home assessed at the $380,000 median. Non-school taxable value is $380,000 minus $25,000 minus $26,411, which is $328,589, times 10.0540 mills, or $3,303.63. School taxable value is $355,000 times 5.271 mills, or $1,871.21. The ad valorem total is $5,174.84. At the 2025 certified rates the same home would pay $5,194.38, which is a cross-check, not a forecast. Rounding is to the cent, half up.

Table 11B. The tax bill after you buy, four Cape Coral homes, homesteaded, on the 2026 millage (an illustration, not a bill)

We took the price as the assessed value for illustration. A first-year homestead depends on your January 1 status and the March 1 filing, and the exemption is worth $648.66 a year on the $380,000 example.

Homestead, Save Our Homes and portability

For tax year 2026 the Lee County Property Appraiser's homestead exemption removes the first $25,000 of assessed value from all property taxes, plus up to $26,411 more on assessed value over $50,000 for non-school taxes only. Applications are due by March 1 of the year you qualify. Save Our Homes limits the yearly rise in a homestead's assessed value to 3 percent or the change in the Consumer Price Index, whichever is lower; the cap for 2026 is 2.7 percent. Non-homestead property has a 10 percent yearly assessment cap that does not apply to school taxes, and a homestead owner may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead.

When the bill arrives, the early-payment discount and the reset after you buy

Florida property taxes are for the calendar year and are paid in arrears; bills go out about November 1 and become delinquent April 1, so a closing prorates the year between seller and buyer. Paying early earns a discount: 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February. A buyer must be given the property tax disclosure summary under section 689.261, which warns that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment.

Amendment 3 on the November 3, 2026 ballot

Amendment 3 (CS/HJR 1F) is on the November 3, 2026 ballot and is not law. If voters approve it, the non-school homestead exemption would rise to as much as $150,000 from January 1, 2027 and $250,000 from January 1, 2028, only the first $25,000 would stay exempt from school taxes, and the non-homestead cap would fall from 10 percent to 5 percent. It would first show on August 2027 notices of proposed property taxes and on November 2027 bills, and it does not replace Save Our Homes.

How much of Cape Coral is homesteaded

The City says 91.4 percent of Cape Coral is residential and 60.8 percent of its improved residential properties are homesteaded.

What City Charges and Utility Bills Come With a Cape Coral Home?

City charges on a Cape Coral single-family tax bill for fiscal year 2027 come to an estimated $1,062.68: a reported average fire service assessment of $515.43, stormwater of $163 and solid waste of $384.25. City water, wastewater and irrigation at 5,000 gallons a month cost $163.04, or $1,956.48 a year, on rates effective October 1, 2026.

Data updated: October 2026 (City of Cape Coral assessments page, fiscal year 2026 column, read October 7, 2026; Cape Coral Breeze report of the Council's August 26, 2026 votes; City water, wastewater and irrigation rate schedules effective October 1, 2026).

The City's assessments page still showed fiscal year 2026 as its newest column on October 7, 2026, so every fiscal year 2027 city rate below is attributed to the press report of the Council's votes.

Table 12A. City assessments on the tax bill by fiscal year (City of Cape Coral; fiscal year 2027 as reported)

The fire service assessment

For fiscal year 2026, the newest rates the City has posted, the fire service assessment is a Tier 1 charge of $349.32 per parcel plus a Tier 2 charge of $3.47 for each $5,000 of structure value. For fiscal year 2027 the Cape Coral Breeze reported that the average single-family home pays $515.43, down from $540.17, under Resolution 223-26 adopted August 26, 2026, and that the budget keeps the assessment at 81 percent cost recovery; the fiscal year 2027 tier rates were not readable, so we do not print them. The City describes the fire service assessment as a two-tier special assessment whose method was validated by the Circuit Court in December 2013 and upheld by the Florida Supreme Court in May 2015.

Stormwater, solid waste and lot mowing

Stormwater was $156.00 per equivalent residential unit in fiscal year 2026, and the Council raised it to $163 for fiscal year 2027 on August 26, 2026 (Resolution 221-26, as reported). Solid waste was $384.25 per dwelling unit in fiscal year 2026 and was reported unchanged for fiscal year 2027. Lot mowing is billed per equivalent lot unit by district: District 1 $70.48, District 2 $48.05, District 3 $51.44 and District 4 $44.63 in fiscal year 2026, and $75.89, $52.99, $56.95 and $48.43 for fiscal year 2027 (Resolution 224-26, as reported). We print per-unit rates only and no annual lot total.

City water, sewer and irrigation rates

Table 12B. City utility rates, 5/8 inch meter, effective October 1, 2026

A year earlier the schedule effective October 1, 2025 had a water capacity charge of $22.85 and a wastewater capacity charge of $29.58, so each capacity charge rose 11.0 percent.

Worked example: a month of city water and sewer

This is a stated-usage illustration, not a bill. At 5,000 gallons of water and 5,000 gallons of wastewater a month: water is $25.36 plus 5 times $5.44, which is $27.20, for $52.56; wastewater is $32.83 plus 5 times $12.85, which is $64.25, for $97.08; irrigation is a flat $13.40. The month totals $163.04, and the year $1,956.48.

Opening a utility account

Under the schedule effective October 1, 2026, water meter installation is $325.00 for a 5/8 inch meter and $430.00 for a 1 inch meter, the residential security deposit is $225.00 and the new account application fee is $20.00.

The hardship deferral and what it means at a sale

The City offers a hardship deferral for assessments, with an application window of February 1 to April 15 and a deferral of 10 to 100 percent. A deferral records a lien, and hardship and deferral liens must be paid in full at closing, so ask the seller's title company for the payoff before you close.

How Much Does It Cost to Own a Home in Cape Coral Each Year?

A homesteaded $380,000 Cape Coral home carries an estimated tax bill of $6,237.52 a year including city charges, and $8,194.00 with city water and sewer at 5,000 gallons a month. That total comes before homeowners and flood insurance, tolls, association dues and electricity, and every figure is an estimate, not a bill.

Data updated: October 2026 (estimated from the figures in the two sections above: the 2026 millage book printed October 9, 2026, fiscal year 2027 city charges as reported, City utility rates effective October 1, 2026, and Lee County toll fares read October 7, 2026).

The yearly carrying cost of a $380,000 Cape Coral home

Table 13A. The yearly carrying cost of a $380,000 Cape Coral home (homesteaded, estimated; an illustration, not a bill)

Lines 2 to 4 sum to $1,062.68. Not in the table: homeowners and flood insurance, association or condominium dues, electricity, lot mowing on a vacant lot and seawall upkeep.

The same home with a North 1 East assessment on the bill

Add the City's maximum yearly installment on the 30-year term and the same home reads $11,579.00 a year ($8,194.00 plus $3,385), or $11,928.00 in North 1 West ($8,194.00 plus $3,734), still before insurance. The installment line is the City's published maximum, so confirm the parcel's own figure through the payoff request.

What the estimate leaves out

The estimate leaves out insurance (see the flood and insurance section below; we print no premium range for Cape Coral), flood insurance, association or condominium dues (we found no dated first-party fee for any community, so we print none), electricity, and the upkeep of a seawall.

The bridge toll as a household cost

Toll trips on the Cape Coral Bridge and the Midpoint Memorial Bridge are charged only for trips from Fort Myers to Cape Coral or Sanibel; the drive from Cape Coral toward Fort Myers is not tolled. For a two-axle vehicle the toll is $2.00 with a transponder or prepaid account, or $5.00 pay-by-plate ($2.00 plus a $3 administrative fee). LeeWay yearly programs run November 1 to October 31: unlimited trips for $330 a year, or reduced fare for $40 a year. Transponder users with a positive prepaid balance get 25 percent off at the Midpoint and Cape Coral plazas at off-peak times. One tolled crossing each working day at $2.00 over 250 days is $500 a year, against $330 for the unlimited program.

What the Census says about Cape Coral owners

The U.S. Census Bureau's 2020 to 2024 five-year survey estimates for Cape Coral show an owner-occupied housing rate of 77.2 percent, a median value of owner-occupied homes of $373,500 and a median household income of $78,104. These are survey estimates, a different instrument from the county sale record, so we do not compare them with the recorded-sale medians above.

What Should Cape Coral Buyers Know About Flood Zones, Hurricanes and Insurance?

More than 60 percent of Cape Coral is in a FEMA-mapped Special Flood Hazard Area, the City said on July 1, 2026. Its Community Rating System Class 5 gives 25 percent off flood insurance on every NFIP policy, X zones included, and the current maps took effect November 17, 2022. Look up your own address.

Data updated: October 2026 (City of Cape Coral release of July 1, 2026 and Flood Protection page; National Hurricane Center Tropical Cyclone Report for Hurricane Ian; Citizens Property Insurance 2026 Approved Rate Changes by County; all read October 7, 2026).

How much of Cape Coral is in a flood zone

The City's July 1, 2026 release says "more than 60% of Cape Coral is in a FEMA-mapped Special Flood Hazard Area". The current Flood Insurance Rate Maps for Cape Coral became effective November 17, 2022, and they introduced the Coastal A zone and the Limit of Moderate Wave Action line in Lee County. A federal notice published May 18, 2026 lists a map revision case for the City of Cape Coral; the notice does not describe the change. AE and VE are the high-risk zones on the City's maps, and the City's worksheet treats buildings from before August 17, 1981 as pre-FIRM. We state no flood zone, base flood elevation or premium for any address or neighborhood on this page.

How to look up a Cape Coral flood zone and elevation certificate

Look up the zone on the FEMA Flood Map Service Center, then ask the seller for the elevation certificate. Many certificates are on the City's Forerunner elevation certificate portal, and buildings from before 1993 may not have one on file. We pull both for every home on your short list.

The CRS discount and how the city kept it

Cape Coral holds a Community Rating System Class 5 rating, reached in 2010, worth a 25 percent flood insurance discount that FEMA's current rating method applies to every NFIP policy in the city, X zone included. On November 22, 2024 the City announced "Cape Coral Retains 25% Flood Insurance Discount, Avoids FEMA Probation", so the City was not placed on probation.

The flood disclosure you will receive

Under section 689.302, the seller of residential real property gives the buyer a flood disclosure "at or before the time the sales contract is executed". It covers known flooding during the seller's ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. The statute text holds no right for the buyer to cancel.

What Hurricane Ian did

Hurricane Ian made landfall on Cayo Costa at 1905 UTC on September 28, 2022 with an intensity of 130 knots, about 150 miles an hour, a Category 4. The National Hurricane Center reports that "maximum inundation levels of 6 to 9 ft AGL occurred in Pine Island, Cape Coral, and other communities" along the mouth of the Caloosahatchee River, and that the two sensors in Matlacha and Cape Coral were lost or destroyed. The 7.26 feet often quoted was measured at the tide gauge near downtown Fort Myers, not in Cape Coral, and no reliable surface wind observation exists where the eyewall came ashore, so we print no wind speed at Cape Coral. Ian caused at least 156 deaths in the United States, 66 of them direct; storm surge killed 41 people, 36 of them in Lee County; and damage is estimated at $112.9 billion, $109.5 billion of it in Florida. In Lee County at least 52,514 structures were affected, of which 5,369 were destroyed and 14,245 had major damage, which is a county figure and not a Cape Coral one. We found no Cape Coral count of damaged structures.

Homeowners insurance: what Citizens publishes for Lee County

Citizens Property Insurance Corporation publishes approved 2026 rate changes by county. The table below is Citizens' own Lee County book. It is not Cape Coral alone, it is not the private market, and it is not a quote.

Table 14A. Citizens Property Insurance, Lee County, 2026 approved rate changes (Citizens' own Lee County book; not Cape Coral alone, not the private market, not a quote)

Citizens had 5,845 personal residential multiperil policies and 1,981 personal residential wind-only policies in force in Lee County on August 31, 2026. We print counts only, and no premium range for Cape Coral homeowners or flood insurance. We did not find Florida Office of Insurance Regulation market data for Lee County, and the Citizens averages carry different coverage amounts from a median Cape Coral home.

Roof age, four-point and wind mitigation inspections

Citizens requires a 4-point inspection for homes over 20 years old, and its roof rule asks for documentation of at least five years of remaining useful life once a roof passes 25 years (50 years for the roof types Citizens treats as longer-lived). Other insurers set their own rules. A wind mitigation inspection is recorded on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802) under section 627.711, which insurers must accept from an authorized inspector.

The 50 percent rule if you plan to renovate or rebuild

The City states that an improvement or repair "the cost of which equals or exceeds 50% of the market value of the building or structure before the improvement or repair is started" is a substantial improvement, and the building must then meet the flood rules for new construction. Substantial damage is damage of any origin whose repair cost would equal or exceed 50 percent of the building's market value before the damage. Market value for the test is the value of the building only, land excluded: an actual cash value from a qualified independent appraiser prepared within 12 months of the submittal, or the tax assessment value adjusted by a factor from the property appraiser. A building brought into compliance must have its lowest floor at or above the base flood elevation plus 1 foot of freeboard. The City's current notice, updated July 1, 2025, states no look-back period, and we print none.

Small jobs and permits since July 1, 2026

From July 1, 2026 state law exempts single-family work valued under $7,500 from a building permit, but not on property in a flood hazard area and not for electrical, plumbing, structural, mechanical or gas work. The City says the exemption will not reach most Cape Coral projects for that reason, so ask before you assume a repair needs no permit.

What Should I Check Before Buying a Cape Coral Condo or a Home With an HOA?

Before buying a Cape Coral condominium or a home with an HOA, read the documents: an HOA buyer must receive a disclosure summary before signing or may cancel within 3 days, and a condominium resale buyer has 7 days, not counting weekends and legal holidays, after receiving the documents. Cape Coral recorded 535 condominium sales at a $210,000 median.

Data updated: October 2026 (Florida Statutes 2026, sections 720.401, 718.503, 553.899, 718.112 and 720.30851, read October 7, 2026; Lee County recorded sales through September 25, 2026).

Cape Coral condominium prices and where they sell

Cape Coral recorded 535 condominium sales at a $210,000 median in the 12 months to September 25, 2026, up 13.8 percent in count and down 2.3 percent in median from the prior 12 months. The median price per square foot of county heated area fell 7.3 percent, from $180.11 to $166.93. ZIP 33904 has 43.9 percent of the sales (235), ZIP 33914 27.5 percent (147), then ZIP 33909 with 79, ZIP 33990 with 53 and ZIP 33991 with 21, and none were recorded in ZIP 33993. By price, 79.3 percent of condominium sales closed under $300,000. The condominium median sits 22.7 percent below the 2023 median of $271,500.

Milestone inspections for Cape Coral condo buildings

Under section 553.899, a condominium or cooperative building of three or more habitable stories is inspected by December 31 of the year it reaches 30 years of age, and a local agency may require it at 25 years where conditions such as nearness to salt water justify it. Inspections repeat every 10 years, phase one is due within 180 days of the notice, and the association pays.

The structural integrity reserve study

Section 718.112(2)(g) requires a structural integrity reserve study for each building of three or more habitable stories at least every 10 years. Associations existing on or before July 1, 2022 and controlled by unit owners had to complete it by December 31, 2025, and in no event after December 31, 2026 where it is done with a milestone inspection. For budgets adopted on or after December 31, 2024, members may not vote to waive or reduce reserves for those items.

Your 7-day condominium review and the 3-day HOA right

Under section 718.503, a condominium resale buyer is entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, the summary of the milestone inspection report and the most recent structural integrity reserve study where they exist, and may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them. Under section 720.401, an HOA buyer must be given the disclosure summary before signing; without it the buyer may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and the right cannot be waived.

Estoppel certificates and what they cost

An association may charge for an estoppel certificate. The statute sets $250, plus $100 for delivery within 3 business days and $150 where the account is delinquent, and has the state adjust those caps for inflation every five years. The adjusted caps in force since the 2022 adjustment are $299, $119 and $179, per a title underwriter's bulletin of September 8, 2022, with the next adjustment scheduled for July 1, 2027. A certificate is due within 10 business days of the request and is good for 30 days if delivered by hand or electronically, 35 days if mailed, and the fee is refunded if the closing does not happen. Who pays is set by the contract.

Does a Cape Coral home have HOA fees?

Whether a home has an association is answered by its documents, not by its address. About 88,000 homes sit in the city's numbered unit plats, which carry no community name on the county roll. Some builders state "no HOA" on their own pages, read October 7, 2026: Lennar's Cape Coral page says "no HOA fees" and Maronda's Burnt Store page says "No HOA. No CDD." We found no dated first-party fee figure for any community, so we print none. Our post understanding HOAs: what every homebuyer should know explains what to ask.

What Should I Inspect on a Cape Coral House Before I Close?

Before closing on a Cape Coral house, check the roof and four-point report for insurability, search the permit history on the City's EnerGov portal, and ask whether the seawall and dock were inspected, because the contract's inspection terms decide that. Homes built or remodeled in the Chinese drywall years deserve a second look, and we give both agencies' years below.

Permit history and open or expired permits

Permit history for an address can be searched without an account on the City's EnerGov Citizen Self Service portal. Under section 553.79(16) and (17), an owner may close an open or expired permit with the original contractor, another licensed contractor or as owner-builder; a local agency may close a permit six years after it was issued if no apparent safety hazard exists; and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed. The City's payoff request also lists open building permits.

Roof, wind mitigation and the 4-point

Roof age and a current 4-point report drive insurability for older homes, because Citizens requires a 4-point inspection for homes over 20 years old and documentation of remaining roof life past 25 years, and other insurers set their own rules. A wind mitigation report on the state's Uniform Mitigation Verification Inspection Form records the features that can lower a premium.

Chinese drywall years

The Florida Attorney General says "Homes built or remodeled between 2001 and 2008 are at risk of containing Chinese drywall." The U.S. Consumer Product Safety Commission's identification guidance looks first for drywall "installed between 2001 and 2009" together with signs such as blackened copper wiring or air-conditioning coils. We give both, each with its own years, and we do not pick one end year.

Pools and pool barriers

Section 515.29 requires a residential pool barrier at least 4 feet high on the outside, with gates that open outward, close by themselves and have a self-latching lock. The City's residential pool permit is $307.00. Ask for the pool permit and the final inspection record.

Septic systems and wells

North of Pine Island Road, ask whether the home is on septic and well or on city utilities, and where it is connecting. Septic tank abandonment must be completed within 90 days following connection to public sewer, wells can remain intact although irrigation use depends on the project area, and the Florida Department of Health in Lee County handles septic permits.

The seawall, the dock and the lift

On a canal lot, ask for the seawall permit file, the dock and lift permits, and the dates of any repair. The owner builds and maintains the seawall at the owner's expense, and whether a seawall or dock is inspected at a sale is a matter of the contract's inspection terms.

What the seller must disclose

A Florida seller must disclose known facts that materially affect the value of a home and are not readily observable (Johnson v. Davis, 480 So. 2d 625, Fla. 1985), and an "as is" clause does not remove that duty. The seller must also give the flood disclosure under section 689.302, and you must receive the property tax disclosure summary under section 689.261.

What Are the Closing Costs to Buy a Home in Cape Coral?

In a Cape Coral purchase, the seller customarily pays the deed stamps and the owner's title policy, and the buyer customarily pays to record the deed and all costs of a new mortgage. Mortgage stamps are 35 cents per $100, the intangible tax is $2 per $1,000, and a two-page deed records for $18.50. The contract controls.

Data updated: October 2026 (Florida Statutes 2026, sections 201.02, 201.08, 199.133 and 28.24, read October 7, 2026; Lee County customs from our cost file dated June 29, 2026).

Who pays what in a Lee County purchase

These are customs, not law, and the contract controls. Florida's owner's title insurance premium is set by state rule at $5.75 per $1,000 up to $100,000 of coverage, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000, as carried from our cost file dated June 29, 2026. If your contract shifts the owner's title policy to you, the state-set premium on $380,000 is $1,975 before any credit a title company applies. Deed stamps, at 70 cents per $100, would be $2,660.00 on $380,000, and are the seller's customary line. For the seller's side, read our guide to selling a home in Cape Coral.

Three Cape Coral buyer worksheets

These are illustrations of the statutory lines only, with an 80 percent loan assumed. They are not a Loan Estimate. A title search, settlement fee, lien search, survey, lender fees, inspections, prepaid insurance and tax escrow are lines that your lender's Loan Estimate and the title company's quote fill in.

Table 17A. Three Cape Coral buyer worksheets (statutory lines only; an illustration, not a quote)

A condominium adds an estoppel certificate under the caps above, and who pays is set by the contract. A cash buyer pays only the recording line from this table.

The deposit, the inspection period and the days to closing

The deposit, the inspection period, the financing period and the days to closing are set in your contract, and no default day count is printed here. We read the dates with you before you sign, and we calendar every deadline.

Buying from a foreign seller: FIRPTA from the buyer's side

When the seller is a foreign person, the buyer generally withholds 15 percent of the amount realized under FIRPTA; 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000; and nothing where the buyer will live in it and the price is $300,000 or less. See the IRS page on FIRPTA withholding.

Buying an investment property with a 1031 exchange

A like-kind (section 1031) exchange covers real property held for investment or business, not a home used solely as a personal residence; the replacement property is identified in writing within 45 days and acquired within 180 days. See the IRS Instructions for Form 8824 and talk to a tax adviser.

The municipal payoff before closing

Before closing, request the City's free payoff for the parcel. It covers special assessments, utility balances, open code cases and open building permits, and any hardship or deferral lien must be paid in full at closing.

How Does Buyer Representation Work in Florida After the NAR Settlement?

In Cape Coral, a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring, in person or by live virtual tour, since August 17, 2024. It states the compensation and that commissions are not set by law and are fully negotiable. That is an industry settlement practice, not Florida statute.

Data updated: October 2026 (National Association of REALTORS "Written Buyer Agreements 101" and Florida Statutes section 475.278, read October 7, 2026).

What the buyer agreement covers

According to the National Association of REALTORS, the written agreement must state the amount or rate of the agent's compensation and that "broker commissions are not set by law and are fully negotiable". Read it before the first tour, and ask us any question about it.

Who pays the buyer's agent in 2026

According to the National Association of REALTORS, offers of compensation to a buyer's broker are no longer advertised on the multiple listing service. A seller may still choose to offer compensation off the service, and seller concessions may still be listed. Compensation is negotiated, and we put it in writing before we tour. We print no commission rate.

Transaction broker or single agent

Under section 475.278, Florida presumes a licensee acts as a transaction broker unless a single agent or no brokerage relationship is set in writing, and a licensee may not act as a dual agent. Chapter 475 does not require a buyer agreement before a showing.

The steps from search to keys in Cape Coral

1. Get a pre-approval or proof of funds.
2. Sign the written buyer agreement before touring.
3. Choose ZIP codes and a water type by budget, from the ZIP and canal sections above.
4. Request the City's payoff on each parcel on your short list to check for assessments.
5. Build the flood and insurance file: the flood zone, the elevation certificate and the roof.
6. Make an offer, with the contract's dates in writing.
7. Use the inspection period for the roof, permits, pool, seawall and systems.
8. Review the association documents for a condominium or an HOA.
9. Settle title and the municipal payoff.
10. Close, then file for the homestead exemption by March 1.

How to check a licence

Check any Florida real estate or contractor licence on the state's licence lookup. Section 489.140 creates the Florida Homeowners' Construction Recovery Fund, and we state no claim amount.

First-time buyers in Cape Coral

For a first purchase, three facts about the entry price matter most. Homes under $300,000 numbered 1,604 of the 5,804 recorded sales (356 under $200,000 and 1,248 from $200,000 to $300,000), and 424 of the 535 condominium sales closed under $300,000. The homestead exemption applies if you file by March 1, and the seller's tax bill is not a guide to yours. Assistance programs have their own terms and change; we do not print program terms on this page, and we go through the current options at your consultation. See how we represent buyers across Southwest Florida.

Which Schools Serve Cape Coral?

The School District of Lee County assigns students through residential and choice zones under its Student Enrollment Plan for 2026 to 2027, and open enrollment began online on January 20, 2026. Four district high schools are in Cape Coral, and the City of Cape Coral runs Oasis Charter Schools, a municipal system with four campuses.

Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026 to 2027 and fiscal year 2027 budget release; City of Cape Coral fiscal year 2027 budget release; Oasis Charter Schools pages; all read October 7, 2026).

How Lee County school choice works for a Cape Coral buyer

Which school an address is zoned to depends on the district's address lookup, so check the address you are considering on the district's site before you offer. We name no zoned school for any area, and we rate no school.

District high schools in Cape Coral

The district's list shows four high schools in Cape Coral: Cape Coral High, Ida S. Baker High, Island Coast High and Mariner High. The School Board's fiscal year 2027 budget totals $3,055,366,436.

Oasis Charter Schools, the city's own system

The City of Cape Coral runs Oasis Charter Schools, with four campuses: Oasis Elementary North, Oasis Elementary South, Oasis Middle and Oasis High. The fiscal year 2027 city budget dedicates $50.4 million to run the system. Oasis High's own page says students residing in any Florida school district may seek enrollment under the state's open enrollment law, subject to seat capacity.

Is Cape Coral a Good Place to Live? What the Record Shows

Cape Coral is a city of 236,264 people (U.S. Census Bureau estimate for July 1, 2025, up 21.8 percent from the 2020 census), with more than 400 miles of canals by the City's description, a $380,000 single-family median and a city-run charter school system. Whether it fits you depends on the costs and rules on this page.

Data updated: October 2026 (U.S. Census Bureau QuickFacts V2025; City of Cape Coral; Lee County toll fares; distances computed October 7, 2026).

Population and growth

The Census Bureau counted 194,016 people in Cape Coral on April 1, 2020 and estimated 236,264 for July 1, 2025. The City's economic development snapshot reports $1.7 billion of construction investment and 3,578 certificates of occupancy and completion in 2025, says the city is about 60 percent built out, and projects a population of about 375,000 in 2050. Census survey estimates for 2020 to 2024 put the median household income at $78,104 and the household size at 2.59 persons.

Size and history

The Census Bureau reports 106.02 square miles of land in Cape Coral from the 2020 census, and the City describes itself as "close to 120 square miles". The City says Cape Coral "was founded in 1957 by brothers Jack and Leonard Rosen and developed as a planned community".

Getting around: bridges, tolls and distances

The distances below are about, by road, from City Hall at 1015 Cultural Park Boulevard, computed on October 7, 2026 from an approximate City Hall point with a routing engine. We state no travel times.

Table 20A. Distances from Cape Coral City Hall (about, by road; no travel times)

The Cape Coral Bridge and Midpoint Memorial Bridge toll is $2.00 with a transponder and $5.00 pay-by-plate for a two-axle vehicle, charged only on trips from Fort Myers to Cape Coral or Sanibel; the Sanibel Causeway toll is $6.00 with a transponder and $9.00 pay-by-plate. On September 19, 2023 the Lee County Board voted to advance the Cape Coral Bridge replacement design with a pedestrian bridge, with construction "set to begin in 2026" according to the county; we print no cost and no completion date.

What is being built: the approved and proposed projects

Each project below carries the date of the record we read. Seven Islands, in northwest Cape Coral along the North Spreader waterway, has about 47 to 48 acres and a maximum of 995 residential units; the Council approved the development agreement at its final hearing on January 21, 2026 and a community development district on July 22, 2026. Star Farms at Cape Coral, formerly Hudson Creek, is a 1,732-acre planned development approved in 2023 for a maximum of 3,500 dwelling units, up to 2,500 of them single family, and its community development district was approved July 22, 2026; no homes were for sale in any record we read, and our post on the Hudson Creek land deal has the background. Bimini East, in the South Cape, is proposed and not approved: a development agreement for about 34 acres and a maximum of 900 residential units had its first public hearing set for October 7, 2026 and its second and final hearing set for October 21, 2026, and no outcome of the October 7 hearing was in a city record we read on October 10, 2026. Cape Coral Grove, on Pine Island Road, is described by the City as about 1,200 apartment residences with a hotel and retail, which is rental housing. Bimini Square and The Cove at 47th are rental apartments. The Old Golf Course site is planned as public space with no residential units. The fiscal year 2027 budget also funds $400 million more for the North Water Reclamation Facility and $12.9 million for repaving. The pipeline is covered on our Cape Coral new construction guide.

What works in a Cape Coral buyer's favor

These are facts, not verdicts. The single-family median of $380,000 is 10.6 percent below Fort Myers's $425,000. The drive from Cape Coral toward Fort Myers is not tolled. The City kept its 25 percent Community Rating System discount on November 22, 2024. Like for like, resales rose 15.8 percent in count, so there were more resale homes recorded to compare. City utilities reach nearly all of the city south of Pine Island Road.

What costs more than buyers expect in Cape Coral

These are facts, not verdicts. The North 1 assessments run $32,288 to $33,367 up front per equivalent parcel. More than 60 percent of the city is in a Special Flood Hazard Area. The owner of a canal lot maintains the seawall. The fire service Tier 1 charge rose from $147.42 in fiscal year 2021 to $349.32 in fiscal year 2026, and solid waste from $210.19 to $384.25. Hurricane Ian's inundation reached 6 to 9 feet above ground in Cape Coral and other communities.

How the city describes itself

The City says 91.4 percent of Cape Coral is residential and 60.8 percent of its improved residential properties are homesteaded, and that its canals are designed for flood control, water quality and irrigation storage.

Cape Coral vs Fort Myers: Which Costs Less to Buy and Own?

Single-family homes in Cape Coral had a $380,000 median against $425,000 in the ten Fort Myers ZIP codes, $45,000 or 10.6 percent lower, and condominiums $210,000 against $235,000, also 10.6 percent lower. The all-homes median reads higher in Cape Coral only because condominiums are a smaller share of its sales.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026, the six Cape Coral ZIP codes against the ten Fort Myers ZIP codes our Fort Myers guides use: 33901, 33905, 33907, 33908, 33912, 33913, 33916, 33919, 33966 and 33967).

Table 21A. Cape Coral vs Fort Myers: the decision table (Lee County recorded sales, the 12 months to September 25, 2026, unless named)

Price, like for like

Comparing single family with single family and condominium with condominium, Cape Coral is 10.6 percent lower on each: $380,000 against $425,000, and $210,000 against $235,000. Per square foot of county heated area, single-family homes were $219.73 in Cape Coral and $230.04 in Fort Myers.

Why the all-homes median misleads

The all-homes median was $365,000 in Cape Coral and $345,000 in Fort Myers, which looks like Cape Coral costs more. It does not: condominiums were 535 of Cape Coral's 5,804 recorded home sales (9.2 percent) and 2,157 of Fort Myers's 6,006 (35.9 percent), and condominiums sell for less, so mix pulls the Fort Myers number down. Compare like with like.

New homes on each side of the river

An estimated 1,683 single-family builder first sales closed in the six Cape Coral ZIP codes in the 12 months, against 574 in the ten Fort Myers ZIP codes. In Cape Coral an estimated 79.5 percent of those closed in ZIP 33993 and ZIP 33909.

The bridge between them

Toll trips on the Cape Coral Bridge and the Midpoint Memorial Bridge are charged only from Fort Myers to Cape Coral or Sanibel, at $2.00 with a transponder, so the drive from Cape Coral toward Fort Myers is not tolled. City Hall is about 11 miles from downtown Fort Myers, and the county voted on September 19, 2023 to advance the Cape Coral Bridge replacement design, with construction "set to begin in 2026".

Where to read the Fort Myers side

Our Fort Myers buyer guide and our Fort Myers community guide cover the other side of the river in full. Our post Bonita Springs vs Cape Coral carries its own date and figures.

How Do I See Current Cape Coral Homes for Sale?

To see Cape Coral homes for sale right now, search Domain Realty Group's Cape Coral listings. Live listings, active inventory and new listings are on our team's Domain Realty Group site, while this page gives the record and the rules. On October 10, 2026, Matrix MLS showed 2,499 active residential listings across the six Cape Coral ZIP codes, at a $399,000 median list price.

Listing alerts

Set up custom listing alerts through the property search sign-up, and saved searches reach Marc and Jesse so we can message you when a home matches your ZIP code, water type and budget.

Get your personalized Cape Coral buyer consultation

Use the buyer consultation form at the top of this page, call Marc at (239) 287-5873, or talk to Jesse direct at (239) 898-6072. Read how we represent buyers across Southwest Florida first if you would like.

Buying here and selling somewhere else?

Many of our buyers are moving within Southwest Florida. Our guides to selling a home in Cape Coral and what your Cape Coral home is worth explain how we time a sale and a purchase together. Call Jesse direct at (239) 898-6072.

What Should Seasonal and Out-of-State Buyers Know About Cape Coral?

In Cape Coral the homestead exemption applies from the year an owner qualifies, with the application due by March 1, and a home without it has a 10 percent yearly assessment cap that does not apply to school taxes. The exemption is worth $648.66 a year on a $380,000 example, and LeeWay bridge programs run November 1 to October 31.

Taxes for a part-year owner

Without a homestead exemption, a 2026 tax bill on $380,000 is $5,823.50 against $5,174.84 with one, a difference of $648.66 a year. Save Our Homes limits the yearly rise in a homestead's assessed value to the lesser of 3 percent or the change in the Consumer Price Index, 2.7 percent for 2026. Florida levies no state personal income tax (Florida Constitution, Article VII, Section 5(a); Florida Department of Revenue).

Leaving a Cape Coral home empty for the summer

Keep the roof documentation, the wind mitigation report and the elevation certificate where a property manager or insurer can reach them, because Citizens asks for a 4-point inspection on homes over 20 years old and roof documentation past 25 years, and other insurers set their own rules.

Closing from out of state

The steps that need no presence in Florida are the written buyer agreement, the flood disclosure under section 689.302 and the condominium or HOA documents under sections 718.503 and 720.401. We calendar the contract's dates and walk you through each one.

Canadian and other foreign buyers

The FIRPTA rules in the closing section apply when the seller is a foreign person. If you are a foreign buyer, read the IRS page on FIRPTA withholding and talk to a tax adviser before you offer.

Renting it out

We do not cover short-term rental rules on this page. The City code and any association rules govern a rental, and we confirm them for a specific home before you offer.

What Cape Coral Buyers Say About Working With Us

Marc Comisar is a top-reviewed Cape Coral buyer's agent and Jesse McGreevy is a top-reviewed Cape Coral realtor; read every review on our Google Business Profile. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us.

On negotiating with a builder

★★★★★ "Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder." Verified Google review

On being kept informed

★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review

On market knowledge

★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review

On working for the buyer

★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review

On a repeat buyer's experience

★★★★★ "We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!" Verified Google review

Frequently Asked Questions, Cape Coral Buyer Edition

These are the questions buyers ask us most about Cape Coral, answered from Lee County recorded sales, the City of Cape Coral, Florida law and published agency records. For your own search, call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.

How do I buy a house in Cape Coral, Florida?

Get cash or a pre-approval, sign a written buyer agreement before touring, choose a ZIP code and water type by budget, request the City's free payoff for each parcel to check for assessments, look up the flood zone, and use the inspection period for the roof, permits and seawall. Review any HOA or condominium documents, close through a Florida title company, and file for homestead by March 1.

What is the median home price in Cape Coral?

Across the six Cape Coral ZIP codes, the median price for all homes was $365,000 on 5,804 recorded sales in the 12 months to September 25, 2026. Single-family homes had a $380,000 median on 5,269 sales, and condominiums a $210,000 median on 535 sales. The source is Lee County recorded sales, with the county roll dated October 4, 2026.

Are Cape Coral home prices going up or down?

Like for like, the median rose 1.4 percent to $365,000 from $360,000 and sales rose 4.5 percent to 6,348. The 12-month all-homes median is 5.2 percent below the $385,000 peak of 2022 and 2023, the single-family median of $380,000 is 5.0 percent below its $399,900 peak in 2022, and the saltwater canal-front median fell 12.8 percent from $800,000 in 2022 to $698,000.

Is it a buyer's or a seller's market in Cape Coral?

That depends on months of supply and the sale-to-list ratio, which come from the multiple listing service. On October 10, 2026 Cape Coral had 5.0 months of supply, 2,499 active residential listings against the pace of 6,026 MLS-marketed closings in the 12 months to September 25, 2026 (Matrix MLS), and in those 12 months homes sold at a median 97.3 percent of the final list price after a median 52 days on market. What the county record shows is that resales rose 15.8 percent in count to 4,663 and saltwater canal-front resales rose 36.1 percent.

Why do websites show different Cape Coral median prices?

Each site measures a different place, month or property type. The county record shows $365,000 for the 12 months to September 25, 2026 across six ZIP codes; Florida Realtors SunStats reported $389,950 for the city in July 2026 alone; and Florida Realtors reported $380,000 for single-family homes across the whole metropolitan area in August 2026. Compare a number only with the same instrument.

What ZIP codes are in Cape Coral?

The six Cape Coral ZIP codes are 33904, 33909, 33914, 33990, 33991 and 33993. City Hall, at 1015 Cultural Park Boulevard, is in 33990; Cape Harbour and Tarpon Point are in 33914; Sandoval and Cape Royal are in 33991; Coral Lakes and Entrada are in 33909; and Stonewater is in 33993. Check the ZIP code on a property's own address.

Which Cape Coral ZIP code has the highest home prices?

ZIP 33914 has the highest single-family median, $515,000 on 1,181 sales in the 12 months to September 25, 2026, and ZIP 33909 has the lowest at $327,000 on 876 sales. The highest is 1.57 times the lowest, a gap of $188,000. ZIP 33904 follows 33914 at $440,000 and ZIP 33991 at $406,470.

Is Cape Coral a good place to live?

We answer with facts about homes, costs and places and do not rank cities for people. Cape Coral has 236,264 people (Census estimate, July 1, 2025), more than 400 miles of canals by the City's description, and a single-family median of $380,000, 10.6 percent below Fort Myers. It also has more than 60 percent of its area in a flood hazard zone and a $32,288 North 1 East assessment. Whether it fits depends on your priorities.

What is it like living in Cape Coral?

The record shows more than 400 miles of canals by the City's description, a city-run charter school system with four campuses, and downtown Fort Myers about 11 miles from City Hall. The drive toward Fort Myers is not tolled, while the trip from Fort Myers to Cape Coral costs $2.00 with a transponder. Census survey estimates put owner-occupancy at 77.2 percent.

What are the pros and cons of buying in Cape Coral?

On the cost side, the single-family median is 10.6 percent below Fort Myers, the drive toward Fort Myers is not tolled and the City kept a 25 percent flood insurance discount. Against that, North 1 East carries $32,288 per equivalent parcel, more than 60 percent of the city is in a flood hazard area, the canal-lot owner maintains the seawall, and the fire Tier 1 charge rose from $147.42 to $349.32 between fiscal years 2021 and 2026.

How much does it cost to own a house in Cape Coral each year?

For a homesteaded $380,000 home, we estimate $6,237.52 a year in the tax bill including city charges, and $8,194.00 with city water and sewer at 5,000 gallons a month. That is before homeowners and flood insurance, tolls, association dues and electricity. A North 1 East installment would add up to $3,385 a year.

How much are property taxes in Cape Coral, FL?

The 2025 certified total millage for a Cape Coral parcel was 15.3806 mills, and the Property Appraiser's 2026 book, printed October 9, 2026, lists 15.3250 mills for 2026. At that rate a homesteaded $380,000 home pays about $5,174.84 in ad valorem taxes, and the City's fiscal year 2027 charges add an estimated $1,062.68, for $6,237.52. It is an illustration, not a bill.

Will my property taxes go up after I buy in Cape Coral?

A sale triggers reassessment, so the seller's bill is not a guide to yours, which is why Florida section 689.261 requires the tax disclosure summary. After you buy and file a homestead, Save Our Homes limits the yearly rise in assessed value to the lesser of 3 percent or the Consumer Price Index change, 2.7 percent for 2026. Non-homestead property has a 10 percent cap that does not apply to school taxes.

How do I apply for the homestead exemption in Lee County?

Apply with the Lee County Property Appraiser by March 1 of the year you qualify. For tax year 2026 the first $25,000 of assessed value is exempt from all property taxes, and up to $26,411 more applies to assessed value over $50,000 for non-school taxes. See the Property Appraiser's General Exemption Information.

What is the Cape Coral fire service assessment?

It is a two-tier special assessment. For fiscal year 2026 it is $349.32 per parcel plus $3.47 for each $5,000 of structure value. For fiscal year 2027 the Cape Coral Breeze reported an average single-family assessment of $515.43, down from $540.17. The City's method was validated by the Circuit Court in December 2013 and upheld by the Florida Supreme Court in May 2015.

How much is homeowners insurance in Cape Coral?

We print no Cape Coral premium range. Citizens Property Insurance's own Lee County book shows an average homeowners multiperil premium of $3,039 after the 2026 approved change of minus 8.5 percent on 5,586 policies, and $4,279 for wind-only after minus 5.9 percent. That is Citizens' Lee County book, not Cape Coral alone, not the private market and not a quote.

Do I need flood insurance to buy a house in Cape Coral?

More than 60 percent of Cape Coral is in a FEMA-mapped Special Flood Hazard Area, and the City's Class 5 rating gives a 25 percent flood insurance discount on every NFIP policy, X zones included. Whether flood insurance is required for your purchase depends on your lender and the home's flood zone, so look up the zone for the address and ask your lender early.

What flood zone is my Cape Coral address in?

Look up the address on the FEMA Flood Map Service Center and ask the seller for the elevation certificate. Many certificates are on the City's Forerunner portal, and buildings from before 1993 may not have one on file. We state no flood zone for an address or neighborhood on this page, so check the home you are considering.

What is Cape Coral's CRS class and what does it save?

Cape Coral holds a Community Rating System Class 5 rating, reached in 2010. That is a 25 percent flood insurance discount, which FEMA's current rating method applies to every NFIP policy in the city, X zone included. On November 22, 2024 the City announced that it retained the 25 percent discount and avoided FEMA probation.

How did Hurricane Ian affect Cape Coral?

The National Hurricane Center reports maximum inundation of 6 to 9 feet above ground in Pine Island, Cape Coral and other communities after Ian made landfall on Cayo Costa at 130 knots on September 28, 2022. The 7.26 feet often quoted was measured at the tide gauge near downtown Fort Myers. In Lee County at least 52,514 structures were affected, a county figure, and we found no Cape Coral count.

What does gulf access mean for a Cape Coral home?

No City or county layer we found holds gulf access, sailboat access or bridge clearance, so we print no gulf-access premium. What we can measure is the water type: saltwater canal-front single-family homes sold at a $698,000 median. The City reports the Chiquita Lock removal was completed on June 17, 2025. We check a specific home's route with you and its seawall permit file.

How much does a saltwater canal home cost in Cape Coral?

Saltwater canal-front single-family homes sold at a $698,000 median on 1,094 sales in the 12 months to September 25, 2026; 84.0 percent closed at $500,000 or more and 21.1 percent at $1,000,000 or more. By ZIP, the median was $775,000 in 33914 and $839,000 in 33993, where 124 sales closed. Freshwater canal-front homes sold at $440,000.

What is the difference between saltwater and freshwater canals in Cape Coral?

In recorded sales, saltwater canal-front homes had a $698,000 median and freshwater canal-front homes $440,000. The City says freshwater canals also provide irrigation storage, with weirs managing levels. A saltwater seawall or dock permit needs state environmental approval, and both types of parcel carry seawall duties at the owner's expense, though a freshwater parcel may use an approved alternative.

What is the Utilities Extension Project, and do I pay for it if I buy?

It is the City's program to extend water, sewer and irrigation service, now reaching nearly all of Cape Coral south of Pine Island Road. North 1 East is $32,288 per equivalent parcel if paid up front or $33,142 financed. The assessment stays with the property; the City says you do not have to pay it off when you sell, and a buyer takes it over if it is unpaid.

Do all Cape Coral homes have city water and sewer?

No. The City says service reaches nearly all of Cape Coral south of Pine Island Road, while north of it the project proceeds by area. D.R. Horton sells separate "Water and Sewer" and "Well and Septic" lines in Cape Coral. A developed property must connect within 180 days of its Notice of Availability, septic tanks must be abandoned within 90 days, and wells can remain.

How do I check a Cape Coral address for an unpaid assessment before I make an offer?

Use the City's free payoff request through CapeIMS. A payoff covers special assessments, utility balances, open code cases and open building permits for the parcel. After July 31 the balances are estimates until the yearly installment billing is complete. We request it for every home on your short list before you offer.

Who maintains the seawall on a Cape Coral canal lot?

The owner does. Under section 5.4.8 of the City's Land Development Code, a seawall on a saline, brackish or tidal canal frontage is built "at the owner's expense" and "shall be structurally maintained at owner's expense". A freshwater parcel needs a seawall or an approved alternative, also maintained at the owner's expense.

How much does it cost to replace a seawall in Cape Coral?

We print no replacement cost because we found no City document that sets one per foot or per lot. The City's permit fees are published: a residential seawall permit is $147.00 and a seawall repair permit is $240.00, plus a 2.5 percent state surcharge on Florida Building Code permits. Those are permit fees only, not construction costs.

Do I need a permit for a dock or boat lift in Cape Coral?

The City's fee schedule effective January 1, 2026 lists a concrete dock permit at $280.00 and a stand-alone residential boat lift or davit permit at $107.00. Pilings may not rise more than 10 feet above the seawall cap and decking not more than 2 feet, or 4 feet on the Caloosahatchee River. A saltwater site also needs state environmental approval.

Does Cape Coral have HOA fees?

It depends on the home. About 88,000 homes sit in the city's numbered unit plats, which carry no community name on the county roll, and a home's documents show whether an association exists. Lennar's Cape Coral page says "no HOA fees" and Maronda's says "No HOA. No CDD.", as read October 7, 2026. An HOA buyer has a 3-day cancellation right if the disclosure summary was not given. We print no fee figures.

How long does a Cape Coral condo buyer have to cancel?

Under section 718.503, a condominium resale buyer may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving the association documents. The seller pays for the documents. Read the budget, the reserve study and the milestone inspection summary in that window.

What do Florida's condo safety laws mean for a Cape Coral condo buyer?

Buildings of three or more habitable stories need a milestone inspection by December 31 of the year they reach 30 years of age, or 25 where a local agency requires it, then every 10 years. They also need a structural integrity reserve study at least every 10 years, and members may not waive or reduce those reserves in budgets adopted on or after December 31, 2024.

What are the best neighborhoods in Cape Coral?

We describe homes and places and do not rank neighborhoods for people. By price, single-family medians run from $515,000 in ZIP 33914 to $327,000 in ZIP 33909. Named communities with their own guides include Sandoval (92 sales at a $359,500 median), Tarpon Point (19 at $720,000), Coral Lakes (67 at $247,990) and Stonewater (42 at $378,070), over the 12 months to September 25, 2026.

Is it cheaper to buy in Cape Coral or Fort Myers?

Like for like, yes: the single-family median is $380,000 in Cape Coral against $425,000 in the ten Fort Myers ZIP codes, 10.6 percent lower, and the condominium median is $210,000 against $235,000, also 10.6 percent lower. The all-homes median reads higher in Cape Coral ($365,000 against $345,000) only because condominiums are a smaller share of its sales.

How far is Cape Coral from Fort Myers, the airport, Sanibel and Naples?

From City Hall, by road, downtown Fort Myers is about 11 miles, Fort Myers Beach about 20 miles, the Sanibel Causeway at Punta Rassa about 20 miles, Southwest Florida International Airport about 24 miles, Punta Gorda about 24 miles and Naples about 52 miles. These are computed distances from October 7, 2026, and we state no travel times.

How much are the Cape Coral and Midpoint bridge tolls?

For a two-axle vehicle the toll is $2.00 with a transponder or prepaid account and $5.00 pay-by-plate, charged only on trips from Fort Myers to Cape Coral or Sanibel. LeeWay yearly programs run November 1 to October 31: $330 for unlimited trips or $40 for reduced fare. Transponder users get 25 percent off at off-peak times.

Which bridges connect Cape Coral to Fort Myers, and what is being rebuilt?

The Cape Coral Bridge and the Midpoint Memorial Bridge, both tolled only toward Cape Coral or Sanibel at $2.00 with a transponder. On September 19, 2023 the Lee County Board voted to advance the Cape Coral Bridge replacement design with a pedestrian bridge, with construction "set to begin in 2026" according to the county. We print no cost and no completion date.

What schools serve Cape Coral?

The School District of Lee County assigns students through residential and choice zones, with four district high schools in Cape Coral: Cape Coral High, Ida S. Baker High, Island Coast High and Mariner High. The City also runs Oasis Charter Schools, with four campuses. Check an address on the district's lookup, because we name no zoned school for an area.

How does a roof's age affect which Cape Coral homes I can insure?

Citizens requires a 4-point inspection for homes over 20 years old, and its roof rule asks for documentation of at least five years of remaining useful life once a roof passes 25 years (50 years for roof types it treats as longer-lived). Other insurers set their own rules. A wind mitigation inspection on the state's form can lower a premium, so get both reports before you offer.

Do I have to sign a buyer agreement before touring homes in Cape Coral?

Since August 17, 2024 a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement before touring, in person or by live virtual tour, stating the compensation. That is an industry settlement practice, not Florida law, since chapter 475 does not require it. Florida presumes a transaction broker unless a single agent or no relationship is set in writing.

Who pays the buyer's agent in Cape Coral in 2026?

Compensation is negotiable and is put in the written buyer agreement. According to the National Association of REALTORS, offers of compensation are no longer advertised on the multiple listing service, a seller may still offer one off the service, and seller concessions may still be listed. We print no commission rate.

How much cash do I need to close on a house in Cape Coral?

On a $380,000 home with 20 percent down, the down payment is $76,000 and the statutory lines for a $304,000 loan are $1,690.50: $1,064.00 in mortgage stamps, $608.00 in intangible tax and $18.50 to record a two-page deed. Lender fees, title search, settlement, survey, inspections and prepaid insurance and taxes are extra. A cash buyer pays only the recording line.

Who pays for title insurance in Cape Coral?

In Lee County the seller customarily pays the owner's title insurance policy and chooses the closing agent. That is a custom, not law, and the contract controls. If your contract shifts the policy to you, the state-set premium on a $380,000 purchase is $1,975 before any credit a title company applies, based on our cost file dated June 29, 2026.

What inspections should I order on a Cape Coral house?

Order a roof inspection and a 4-point report, a wind mitigation inspection, a permit history search on the City's EnerGov portal, a pool barrier check where there is a pool, a septic or well inspection if the home is not on city utilities, and a seawall and dock inspection on a canal lot, since the contract sets those terms. Ask about Chinese drywall for any home built, remodeled or drywalled in the years the Florida Attorney General (2001 to 2008) and the CPSC (2001 to 2009) each name.

How do I check whether a Cape Coral house was built in the Chinese drywall years?

Check the year built and any remodel dates. The Florida Attorney General says homes built or remodeled between 2001 and 2008 are at risk, and the U.S. Consumer Product Safety Commission's guidance looks for drywall installed between 2001 and 2009 together with signs such as blackened copper wiring or air-conditioning coils. We cite both, each with its own years.

Is Cape Coral safe?

We do not rate the safety of a city or a neighborhood. What this page holds is the record on flood, storms and insurance: more than 60 percent of the city is in a FEMA-mapped Special Flood Hazard Area, Hurricane Ian's inundation reached 6 to 9 feet above ground, and Citizens publishes Lee County premiums. For crime data, use the public data of the Cape Coral Police Department and the Florida Department of Law Enforcement.

What is the population of Cape Coral?

The U.S. Census Bureau estimated 236,264 people in Cape Coral for July 1, 2025, up 21.8 percent from 194,016 at the April 1, 2020 census. The City's economic development snapshot projects about 375,000 people in 2050 and says the city is about 60 percent built out.

What new developments are coming to Cape Coral?

Seven Islands in northwest Cape Coral has approvals dated January 21, 2026 and July 22, 2026 for a maximum of 995 residential units. Star Farms, formerly Hudson Creek, is a 1,732-acre planned development for up to 3,500 dwelling units, with a district approved July 22, 2026. Bimini East is proposed, not approved: its first hearing was set for October 7, 2026 and its second and final hearing is set for October 21, 2026. Cape Coral Grove is described by the City as rental apartments.

Can I rent out a Cape Coral house short term?

The City code and any association rules govern short-term rentals, and we do not cover those rules on this page. We confirm them for a specific home before you offer, and for a condominium or HOA we read the association's own documents first.

What should a buyer from outside the United States know?

Foreign status matters most when the seller is a foreign person: the buyer generally withholds 15 percent of the amount realized under FIRPTA, or 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000. See the IRS page on FIRPTA withholding and talk to a tax adviser.

How many homes are for sale in Cape Coral right now?

On October 10, 2026, Matrix MLS showed 2,499 active residential listings in the six Cape Coral ZIP codes, 2,212 single-family homes and 244 condominiums among them, with 607 more under contract. Live listings and the current count are on our team's Domain Realty Group site, and this page gives the record behind the prices: 5,804 recorded home sales at a $365,000 median in the 12 months to September 25, 2026.

How do mortgage rates change what I can afford in Cape Coral?

We print no rate here because rates change weekly; Freddie Mac publishes the current average in its Primary Mortgage Market Survey. The size of the loan matters too: at 20 percent down, a $380,000 home needs a $304,000 loan and a $698,000 saltwater canal-front home a $558,400 loan. Your lender's Loan Estimate gives your own rate and payment.

Why Does a Cape Coral Specialist Matter When You Buy?

In Cape Coral, the water type, the utilities status, the flood file and the seawall permit history change a home's cost more than its kitchen does. Saltwater canal-front homes sold at a $698,000 median against $337,500 with no canal frontage, North 1 East carries $32,288, and the canal-lot owner maintains the seawall.

What we check that a listing does not show

A listing rarely shows the parcel's payoff balance, the elevation certificate, the seawall permit history or the water type on the City's canal map. We pull all four before you tour, so you compare homes on what they cost to own and not only on price.

If you are also selling

If you are selling a home to buy in Cape Coral, read our guides to selling a home in Cape Coral and what your Cape Coral home is worth, and call Jesse direct at (239) 898-6072.

Ready to Buy in Cape Coral? Work With the #1 Team in Southwest Florida Since 2012

Buying in Cape Coral starts with one conversation. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072, or use the buyer consultation form at the top of this page, and we will build your Cape Coral short list with recorded sales, the assessment status, flood profiles and association documents before you tour.

If you're searching for "the best buyer's agent in Cape Coral, Florida," McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you're relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.

As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Cape Coral market record, last 12 months: we tracked 5,804 recorded home sales in the six Cape Coral ZIP codes in the 12 months to September 25, 2026, at a $365,000 median (single family $380,000; condominium $210,000), per Lee County recorded sales.

Start your Cape Coral buyer consultation

Use the buyer consultation form at the top of this page, call Marc at (239) 287-5873, or talk to Jesse direct: (239) 898-6072. Selling first? Get your free Cape Coral home valuation.

Your Local Real Estate Experts

Marc Comisar is a top-reviewed Cape Coral buyer's agent and Jesse McGreevy is a top-reviewed Cape Coral realtor; read every review on our Google Business Profile. We have represented buyers and sellers since 2008 from our Bonita Springs headquarters and our Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.

Follow our Southwest Florida sales on Instagram, Facebook and YouTube.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.

Sources and Authoritative References

Every fact on this Cape Coral page traces to one of the primary sources below: Lee County recorded sales, the Lee County Property Appraiser, the City of Cape Coral, Lee County government, state and federal agencies, Florida law, industry first-party documents and, for a dated vote or event, news reporting from an approved regional roster. Builders are cited only for their own program and asking price. We do not cite brokerage or listing sites. Sources were read on October 7, 2026 unless the entry says otherwise.

• Lee County recorded sales through September 25, 2026 and the county parcel roll dated October 4, 2026 (Lee County Property Appraiser data), six Cape Coral ZIP codes 33904, 33909, 33914, 33990, 33991 and 33993, 12 months to September 25, 2026 and prior periods, computed by McGreevy and Comisar on October 7, 2026; the public door is the Lee County Property Appraiser property search.
• Southwest Florida MLS, Matrix, Residential search by ZIP code for 33904, 33909, 33914, 33990, 33991 and 33993, closed September 26, 2025 to September 25, 2026 and active and pending on October 10, 2026, subscriber data with no public page, pulled October 10, 2026.
• Assessments (annual rates fiscal year 2021 to fiscal year 2026; Utilities Extension Project tables), City of Cape Coral, Customer Billing Services, read October 7, 2026.
• Utilities Extension Project (UEP) overview, City of Cape Coral, Public Works, read October 7, 2026.
• UEP Frequently Asked Questions, City of Cape Coral, Public Works, read October 7, 2026.
• North 1 UEP, City of Cape Coral, Public Works, read October 7, 2026.
• North 1 East assessment costs, City of Cape Coral, Public Works, read October 7, 2026.
• North 1 West assessment costs, City of Cape Coral, Public Works, read October 7, 2026.
• North 2 UEP (Construction Completed), City of Cape Coral, Public Works, read October 7, 2026.
• North 3 UEP, City of Cape Coral, Public Works, read October 7, 2026.
• Special Assessment FAQs, City of Cape Coral, Customer Billing Services, read October 7, 2026.
• CapeIMS and the payoff request service, City of Cape Coral, Information Technology Services, read October 7, 2026.
• New Construction, General Information (CIAC, capital expansion fees, meter fee), City of Cape Coral, Customer Billing Services, read October 7, 2026.
• Water, Wastewater and Irrigation Rate Schedules, effective October 1, 2026, City of Cape Coral, Customer Billing Services, read October 7, 2026.
• Miscellaneous Permit Fee Schedule, effective January 1, 2026, City of Cape Coral, Development Services, read October 7, 2026.
• Seawall (with or w/o Concrete Dock) Guideline, Residential, last revised June 22, 2020, City of Cape Coral, Development Services, read October 7, 2026.
• Revision of Commercial and Residential Seawall Alternative Guidelines, effective January 1, 2022, City of Cape Coral, Development Services, read October 7, 2026.
• Substantial Improvement / Damage Application Checklist and Notice (FEMA 50% Rule), updated July 1, 2025, City of Cape Coral, Floodplain Management, read October 7, 2026.
• Flood Protection, City of Cape Coral, Building Division, read October 7, 2026.
• FEMA (NFIP letters, corrective action plan, November 22, 2024 notice), City of Cape Coral, Emergency Management and Resilience, read October 7, 2026.
• Land Development Code, Article 5, Chapter 4, Marine Improvements (Sections 5.4.2 and 5.4.8), City of Cape Coral (enCodePlus), read October 7, 2026.
• Land Development Code, Section 4.1.3, Zoning district development dimensional standards, City of Cape Coral (enCodePlus), read October 7, 2026.
• Chiquita Boat Lock (June 17 update: lock removal project complete), City of Cape Coral, Parks and Recreation, read October 7, 2026.
• Canal Dredging, City of Cape Coral, Public Works, Stormwater, read October 7, 2026.
• City Council Approves 2027 Budget, Maintains Millage Rate (October 6, 2026), City of Cape Coral, read October 7, 2026.
• HB 803 Permit Rules Effective July 1 (July 1, 2026), City of Cape Coral, read October 7, 2026.
• Property Tax Toolkit, City of Cape Coral, read October 7, 2026.
• Fire Services Assessment (method and history), City of Cape Coral, City Manager, read October 7, 2026.
• EnerGov Citizen Self Service (permit search), City of Cape Coral, read October 7, 2026.
• Northwest Cape and Seven Islands, City of Cape Coral, City Planning Division, read October 7, 2026.
• City Planning Public Hearing Cases, City of Cape Coral, City Planning Division, read October 7, 2026.
• Bimini Basin East, City of Cape Coral, Office of Economic and Business Development, read October 7, 2026.
• Cape Coral Grove, City of Cape Coral, Office of Economic and Business Development, read October 7, 2026.
• Cape Coral Snapshot (page updated December 2025), City of Cape Coral, Office of Economic and Business Development, read October 7, 2026.
• Cape History, City of Cape Coral, Office of Economic and Business Development, read October 7, 2026.
• Oasis Charter School Information, City of Cape Coral, Human Resources, read October 7, 2026.
• City of Cape Coral Fresh Water and Salt Water Canals (map), City of Cape Coral, read October 7, 2026.
• Canals layer (960 records, water type fresh or salt), City of Cape Coral, Public Works GIS, read October 7, 2026.
• Canals, open data page (Data Updated May 12, 2025), City of Cape Coral GIS, read October 7, 2026.
• Septic System (North 1 UEP project site), City of Cape Coral, N1 UEP, read October 7, 2026.
• Flood elevation certificate portal (Forerunner), City of Cape Coral, read October 7, 2026.
• Bimini Square, City of Cape Coral, Office of Economic and Business Development, read October 7, 2026.
• The Cove at 47th, City of Cape Coral, Office of Economic and Business Development, read October 7, 2026.
• Old Golf Course Transformation, City of Cape Coral, read October 7, 2026.
• General Exemption Info (Tax Year 2026), Lee County Property Appraiser, read October 7, 2026.
• Lee County Tax Rolls (millage books list), Lee County Property Appraiser, read October 7, 2026.
• 2025 Taxing District Millage Book, Lee County Property Appraiser, read October 7, 2026.
• 2026 Taxing District Millage Book (printed October 9, 2026), Lee County Property Appraiser, read October 15, 2026.
• Parcel fabric (FabricParcels: STRAP, LandUseCode), Lee County Property Appraiser GIS, read October 7, 2026.
• Standard Toll Fares, Lee County (LeeWay), read October 7, 2026.
• Lee Commissioners confirm design direction for Cape Coral bridge replacement (September 19, 2023), Lee County, read October 7, 2026.
• School Board of Lee County Approves Budget for FY27 (posted September 9, 2026), School District of Lee County, read October 7, 2026.
• Student Enrollment Plan 2026 to 2027, School District of Lee County, read October 7, 2026.
• Open enrollment entirely online January 20th, School District of Lee County, read October 7, 2026.
• Onsite sewage disposal, Florida Department of Health in Lee County, read October 7, 2026.
• Oasis Charter Schools, Cape Coral Charter School Authority, read October 7, 2026.
• Oasis High School, Prospective Students, Oasis High School, read October 7, 2026.
• Section 28.24, Service charges (recording), Florida Senate, 2026 Florida Statutes, read October 7, 2026.
• Section 197.162, Tax discount payment periods, Florida Senate, 2026 Florida Statutes, read October 7, 2026.
• Section 199.133, Levy of nonrecurring tax, Florida Senate, 2026 Florida Statutes, read October 7, 2026.
• Section 201.02, Tax on deeds and other instruments relating to real property, Florida Senate, 2026 Florida Statutes, read October 7, 2026.
• Section 201.08, Tax on promissory or nonnegotiable notes, mortgages, Florida Senate, 2026 Florida Statutes, read October 7, 2026.
• Section 475.278, Authorized brokerage relationships, Florida Senate, 2026 Florida Statutes, read October 7, 2026.
• Section 515.29, Residential swimming pool barrier requirements, Florida Senate, 2026 Florida Statutes, read October 7, 2026.
• Section 553.79, Permits; applications; issuance; inspections, Florida Senate, 2026 Florida Statutes, read October 7, 2026.
• Section 553.899, Mandatory structural inspections for condominium and cooperative buildings, Florida Senate, 2026 Florida Statutes, read October 7, 2026.
• Section 689.261, Sale of residential property; disclosure of ad valorem taxes to prospective purchaser, Florida Senate, 2026 Florida Statutes, read October 7, 2026.
• Section 689.302, Disclosure of flood risks to prospective purchaser, Florida Senate, 2026 Florida Statutes, read October 7, 2026.
• Section 718.112, Bylaws (structural integrity reserve study, reserves), Florida Senate, 2026 Florida Statutes, read October 7, 2026.
• Section 718.503, Developer disclosure prior to sale; nondeveloper unit owner disclosure prior to sale; voidability, Florida Senate, 2026 Florida Statutes, read October 7, 2026.
• Section 720.30851, Estoppel certificates, Florida Senate, 2026 Florida Statutes, read October 7, 2026.
• Section 720.401, Prospective purchasers subject to association membership requirement; disclosure required; covenants; assessments; contract cancellation, Florida Senate, 2026 Florida Statutes, read October 7, 2026.
• Save Our Homes annual assessment limitation table, Florida Department of Revenue, read October 7, 2026.
• How to Protect Yourself: Chinese Drywall, Florida Attorney General, read October 7, 2026.
• 2026 Approved Rate Changes by County, Citizens Property Insurance Corporation, read October 7, 2026.
• Policies in Force, August 31, 2026, Citizens Property Insurance Corporation, read October 7, 2026.
• Inspections (4-point and roof rules), Citizens Property Insurance Corporation, read October 7, 2026.
• Your Wind Mitigation Inspection, Citizens Property Insurance Corporation, read October 7, 2026.
• Licence lookup, Florida Department of Business and Professional Regulation, read October 7, 2026.
• Florida's 2026 Proposed Amendment 3 (CS/HJR 1F), Leon County Property Appraiser, read October 7, 2026.
• Tropical Cyclone Report, Hurricane Ian (AL092022), National Hurricane Center, NOAA, read October 7, 2026.
• QuickFacts, Cape Coral city, Florida (V2025), U.S. Census Bureau, read October 7, 2026.
• FEMA Flood Map Service Center, FEMA, read October 7, 2026.
• FloodSmart, National Flood Insurance Program, FEMA, read October 7, 2026.
• FIRPTA withholding, Internal Revenue Service, read October 7, 2026.
• Instructions for Form 8824, Like-Kind Exchanges, Internal Revenue Service, read October 7, 2026.
• How can I tell if my home has problem drywall?, U.S. Consumer Product Safety Commission, read October 7, 2026.
• All-Transactions House Price Index for Cape Coral-Fort Myers, FL (MSA), series ATNHPIUS15980Q, Federal Reserve Bank of St. Louis (FRED), source FHFA, read October 7, 2026.
• Primary Mortgage Market Survey, Freddie Mac, read October 7, 2026.
• Written Buyer Agreements 101, National Association of REALTORS, read October 7, 2026.
• What the NAR Settlement Means for Home Buyers and Sellers, National Association of REALTORS, read October 7, 2026.
• Summary of 2024 MLS Changes, National Association of REALTORS, read October 7, 2026.
• Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), Supreme Court of Florida (text hosted by Justia), read October 7, 2026.
• New homes in Cape Coral, D.R. Horton, read October 7, 2026.
• Stonewater, D.R. Horton, read October 7, 2026.
• New Homes in Cape Coral, Lennar, read October 7, 2026.
• Cape Coral, Pulte Homes, read October 7, 2026.
• Burnt Store, Maronda Homes, read October 7, 2026.
• Cape Coral market, Holiday Builders, read October 7, 2026.
• Cape Coral, LGI Homes, read October 7, 2026.
• Cape Harbour, Realmark Development, read October 7, 2026.
• Cape Council sets fees, assessments (August 26, 2026), Cape Coral Breeze, read October 7, 2026.
• Cape Coral City Council sets fiscal 2027 property tax cap (July 23, 2026), Gulfshore Business, read October 7, 2026.
• New construction in Cape Coral to face increased fees, Gulfshore Business, read October 7, 2026.
• New CDDs will fund infrastructure for Cape Coral communities (July 23, 2026), Gulfshore Business, read October 7, 2026.
• Star Farms CDD report (Ordinance 35-26, formerly Hudson Creek), Cape Coral Breeze, read October 7, 2026.
• Florida Realtors, Statewide by Metropolitan Statistical Area summary, August 2026 (released September 16, 2026), read October 7, 2026.
• Florida Department of Revenue, Property tax information for taxpayers, read October 7, 2026.

Downloadable Documents

These are the forms, statutes and reference files a Cape Coral buyer is most likely to need, each linked to the official source that publishes it: the State of Florida, Lee County, the City of Cape Coral or a federal or state agency. Open them before you tour.

• Florida Flood Disclosure (section 689.302): The disclosure the seller must give you at or before the time the contract is executed.
• Florida Property Tax Disclosure (section 689.261): The warning not to rely on the seller's taxes.
• Condominium resale disclosure and 7-day voidability (section 718.503): The documents a condominium resale buyer receives and the cancellation window.
• Homeowners association disclosure summary (section 720.401): The summary an HOA buyer must receive before signing.
• Lee County 2026 Taxing District Millage Book, printed October 9, 2026: Adopted 2026 rates for every Lee County taxing district, including Cape Coral.
• City of Cape Coral Fresh Water and Salt Water Canals map: The public record of which water type is behind a lot.
• City of Cape Coral Water, Wastewater and Irrigation Rate Schedules, effective October 1, 2026: The City's utility rates and account fees.
• City of Cape Coral Miscellaneous Permit Fee Schedule, effective January 1, 2026: Seawall, dock, pool, fence and irrigation permit fees.
• City of Cape Coral Substantial Improvement / Damage Application Checklist and Notice (the 50 percent rule): The City's flood rule for renovations and repairs, updated July 1, 2025.
• City of Cape Coral Residential Seawall Guideline: The seawall permit process and inspections; its fee line is superseded by the 2026 fee schedule above.
• Citizens Property Insurance 2026 Approved Rate Changes by County: Citizens' own Lee County average premiums and approved changes.
• Florida Department of Revenue Save Our Homes table: The yearly assessment cap for homestead property.
• National Hurricane Center Tropical Cyclone Report: Hurricane Ian: The official record of Ian's landfall, surge and damage.

Market data from Lee County recorded sales through September 25, 2026 (county roll dated October 4, 2026), computed October 7, 2026. Brokered by Domain Realty.