What Is My Cape Coral Home Worth?

Updated October 2026. · Jesse McGreevy and Marc Comisar, Domain Realty · Values from Lee County recorded sales through September 25, 2026 (county roll dated October 4, 2026)

What is your Cape Coral home worth? This is McGreevy and Comisar's valuation guide for owners across Cape Coral, built from every recorded sale in the six Cape Coral ZIP codes (33904, 33909, 33914, 33990, 33991, 33993) for the 12 months to September 25, 2026, sorted by the water behind each lot, by ZIP code, by price band and by year. It sits under our Cape Coral community guide, and it pairs with our guide to selling your home in Cape Coral for owners who are ready to list.

Here is the short answer. In the 12 months to September 25, 2026, Lee County recorded 5,804 home sales (single-family homes plus condominiums) in the six Cape Coral ZIP codes at a median of $365,000: single-family homes at $380,000 and condominiums at $210,000. But a Cape Coral house is not worth the city median. Single-family homes on a saltwater canal sold at a median of $698,000, on a freshwater canal at $440,000, and with no canal frontage at $337,500, and single-family medians by ZIP code ran from $327,000 in 33909 to $515,000 in 33914. Your value lives inside those spreads, set by the water behind your lot, your ZIP code, your lot and seawall, your flood zone, your roof and any utility assessment that stays with the property.

McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and are the #5 real estate team in Florida (RealTrends 2026). We serve Cape Coral from our Bonita Springs headquarters and our Fort Myers office at 8290 College Parkway, and every sale figure below comes from the county's recorded deeds, not a listing portal or an automated estimate. If you came here from a Lee County Property Appraiser search, the just value on that record is a tax figure, not a price; we explain the difference in the section on your Property Appraiser record.

What Is My Cape Coral Home Worth in 2026?

A Cape Coral home is worth what comparable homes on the same kind of water, in the same ZIP code and price band, have recently sold for, adjusted for size, lot, flood zone, seawall, roof and any utility assessment. Across the six Cape Coral ZIP codes, single-family homes sold at a $380,000 median and condominiums at $210,000 in 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; the six Cape Coral ZIP codes; window September 26, 2025 to September 25, 2026; tabulated by McGreevy and Comisar on October 7, 2026).

The per-square-foot medians cover the 4,729 sales for which the county roll carries a heated area. The roll holds 91,289 single-family parcels, 9,041 condominium parcels and 27,039 vacant residential parcels in the six ZIP codes. Those ZIP codes held 27.5 percent of Lee County's recorded home sales (5,804 of 21,111) and 32.6 percent of its single-family sales (5,269 of 16,155) in the same 12 months. This page reports medians; the county tool does not report an average.

Three things that set almost every Cape Coral value

• The water behind the lot. Single-family homes sold at a $698,000 median on a saltwater canal, $440,000 on a freshwater canal and $337,500 with no canal frontage.
• ZIP code. The single-family median was $515,000 in 33914 against $327,000 in 33909, a gap of $188,000.
• What competes with you. An estimated 1,685 builder first sales closed at a $369,000 median in the same 12 months, so a resale is often priced against a new home.

What this page covers

This guide covers how to get a free Cape Coral valuation, why online estimates miss canal homes, how we value a home, what the saltwater, freshwater and no-canal medians are, values by ZIP code and price band, the year-over-year and long-run trend, what the MLS fields show and do not show, how new homes change a resale's value, vacant lot values, how your Lee County Property Appraiser record differs from a price, how utility assessments, flood rules, insurance, seawalls and condominium reserves move value, how Cape Coral compares with Fort Myers, and the valuation questions Cape Coral owners ask us most.

Key Takeaways

These are the ten facts that shape what a Cape Coral home is worth in October 2026, each from Lee County recorded sales through September 25, 2026, a City of Cape Coral document, a Florida statute or a federal agency, and each explained further down this page.

• Citywide: 5,804 recorded home sales in the six Cape Coral ZIP codes in the 12 months to September 25, 2026 at a median of $365,000; single family 5,269 at $380,000, condominium 535 at $210,000.
• Water is the biggest price line: saltwater canal-front single-family homes sold at $698,000 (1,094 sales), freshwater canal-front at $440,000 (647) and no canal frontage at $337,500 (3,526).
• The gap is wide: saltwater canal-front is 2.07 times the no-canal median, a gap of $360,500, and 1.59 times freshwater.
• ZIP code sets the band: single-family medians ran from $327,000 in 33909 to $515,000 in 33914.
• Sales rose year over year on a like-for-like count: 6,348 against 6,072, up 4.5 percent; resales up 15.8 percent; the median up 1.4 percent.
• Values sit below the 2022 peak: the single-family median of $380,000 is 5.0 percent below 2022's $399,900 and 58.7 percent above 2019.
• New homes compete with resales: an estimated 1,685 builder first sales at a median of $369,000, 26.5 percent of recorded home sales; 79.5 percent of single-family builder first sales were in 33993 and 33909.
• Lots follow the water too: a saltwater canal-front lot sold at a median of $240,000, 5.3 times a freshwater lot ($45,000).
• A utility assessment stays with the property: North 1 East is $32,288 per equivalent parcel paid up front, and the city says you do not have to pay it off when you sell, though some lenders may require it.
• Flood rules are a price input: the city says more than 60 percent of Cape Coral is in a FEMA Special Flood Hazard Area, and its Community Rating System Class 5 rating gives a 25 percent flood insurance discount on every NFIP policy, X zone included.

Table of Contents

Your home's value: What Is My Cape Coral Home Worth in 2026? · How Do I Get a Free Cape Coral Home Valuation? · Why Do Online Estimates Miss Cape Coral Canal Homes? · How Do We Value a Cape Coral Home?

The measured tables: Saltwater canal, freshwater canal or no canal · Values by ZIP code · Values by price band · Rising or falling? · Days on market and sale-to-list · New homes and builders · Vacant lots

What moves value: Your Property Appraiser record · Utility assessments · Flood zones and the 50 percent rule · Insurance and roof age · Seawall, dock and lift · Condominiums

Compare and decide: Cape Coral against Fort Myers · What we found when we tracked every sale · A free in-person valuation

Answers and experts: Frequently Asked Questions · What Southwest Florida Sellers Say About Working With Us · Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents

How Do I Get a Free Cape Coral Home Valuation?

To get a free Cape Coral home valuation, enter your address in the Home Valuation form at the top of this page, or phone us: Call Jesse direct at (239) 898-6072. We price from recorded sales on the same kind of water in your ZIP code, adjust for lot, seawall, flood zone, roof and assessments, and send a written range.

Start with the Home Valuation form at the top of this page

The fastest route to a number is the Home Valuation form at the top of this page: type your Cape Coral address, confirm a few details about the home and send it. It goes to Jesse McGreevy and Marc Comisar, not to a call center. Would you rather talk? Call Jesse direct at (239) 898-6072, text or call, and we will build the same range while you are on the phone.

What we send you

You receive a value range built from county recorded sales on your water class and ZIP code, the comparable sales list with dates and prices from the county record, and the adjustments we made and why. We add what builders are asking near you where they sell, and the utility assessment status from the city's payoff request. Our starting point is the 5,804 home sales in the six Cape Coral ZIP codes, cut by the saltwater, freshwater and no-canal classes and by ZIP code, so the range reflects the part of Cape Coral your home sits in. It comes from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, and you can use it whether or not you list.

What we need from you

Please send these items if you have them. Whether the lot is on a saltwater canal, a freshwater canal or neither (the city's canal map settles it). Seawall and dock permits and any repairs. The roof permit year and any 4-point or wind-mitigation report. An elevation certificate, if one exists. Any open permits. Your utility area and whether any assessment is prepaid. None of these is a barrier to a first number; each one narrows the range.

Why Do Online Estimates Miss Cape Coral Canal Homes?

Online automated estimates in Cape Coral miss most where the water behind the lot changes the price: in the 12 months to September 25, 2026, a saltwater canal-front house sold at a $698,000 median against $440,000 on a freshwater canal and $337,500 with no canal frontage. A model that blurs those classes blurs the value.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; the six Cape Coral ZIP codes; window September 26, 2025 to September 25, 2026; tabulated by McGreevy and Comisar on October 7, 2026; City of Cape Coral canal layer, data updated May 12, 2025; Southwest Florida MLS closed residential sales September 26, 2025 to September 25, 2026 and listings as of October 10, 2026, pulled October 10, 2026).

Saltwater against freshwater is the biggest line

The saltwater canal-front median of $698,000 is 1.59 times the freshwater canal-front median of $440,000, a gap of $258,000. Per square foot of county heated area the same classes read $334.08 against $226.16, so the difference is not only house size. An estimate that treats "canal" as one feature averages two different markets.

A canal is not the same as gulf access

The city's canal layer types each canal as fresh or salt. No public layer records gulf access, bridge clearance or sailboat access lot by lot, so this page measures saltwater canal-front, and a valuation checks the route by boat for your specific lot. The city reported the Chiquita Lock removal complete on June 17, 2025. No public record measures gulf access, but the Southwest Florida MLS carries a Gulf Access field that listing agents fill in, and it points the same way: Cape Coral single-family homes marked Gulf Access that closed through the MLS in the same 12 months sold at a $720,000 median, 2.12 times the $340,000 median for homes marked not waterfront. These are agent-entered MLS groups, not the county's canal classes, so they confirm the size of the saltwater premium rather than replace it.

New homes still coded as vacant land

An estimated 544 new-home closings in the 12 months to September 25, 2026 sit on parcels the county roll still codes as vacant land, so a count of only home-coded parcels undercounts the newest homes. Any year-over-year comparison on this page uses the like-for-like count that includes them, which is why it shows sales rising.

The seawall, dock and lift are not in the record

Under the city's Land Development Code the seawall is the owner's to build and maintain at the owner's expense, yet no sale record says whether a seawall is sound. No city document states a seawall replacement cost, so a valuation reads the permit history on the city's permit search instead.

The utility assessment balance

A utilities extension assessment transfers to the new owner, and the city says a special assessment that is not paid in full transfers with the property. An automated estimate sees the house, not the assessment, and two otherwise similar homes can carry very different balances.

Flood zone and lowest floor

The flood zone and the base flood elevation are read per address on FEMA's Flood Map Service Center and the city's elevation certificate portal. We never state a zone for an area, because zones change from one street to the next.

Why we publish no automated error rate

No estimate provider's published error rate for Cape Coral canal homes was found for this page, so we publish none. The check we offer is the table in the next section: if an estimate for a Cape Coral canal house sits near the no-canal median, it has probably missed the water. If you are choosing who prices and sells your home, see how we compare the best real estate agents in Cape Coral.

How Do We Value a Cape Coral Home?

We value a Cape Coral home the way an appraiser would: recorded sales of homes on the same water type, in the same ZIP code and price band, adjusted for heated area, lot, seawall and dock, flood zone, roof, condition and any utility assessment, then tested against what buyers can tour, builders' new homes included.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; the six Cape Coral ZIP codes; window September 26, 2025 to September 25, 2026; tabulated by McGreevy and Comisar on October 7, 2026).

Step one: the right comparables, from the right window

We start with the 12 months to September 25, 2026 and widen to 24, 36 and 60 months when a cut has fewer than 10 sales. For all homes in the six ZIP codes the windows read 11,874 sales at a median of $362,945 over 24 months, 18,180 at $369,990 over 36 months and 33,296 at $374,000 over 60 months. Under 10 sales we list the sales themselves rather than quote a median: 76 parcels touch both a saltwater and a freshwater canal polygon, and they produced 12 sales in 60 months at a median of $950,000.

Step two: adjust for what Cape Coral buyers pay for

The adjustments follow the water type ($698,000, $440,000 and $337,500 medians), the ZIP code (a $188,000 spread in single-family medians), heated area at the class price per square foot, lot type and size under the city's zoning rules, the seawall and dock, the flood zone and lowest floor, the roof and its insurability, the utility assessment status, and for condominiums the building's reserves and inspections. Each is explained in its own section below.

Step three: time

We apply the like-for-like trend, with sales up 4.5 percent and the median up 1.4 percent year over year, and the class trend since the 2022 peak, where saltwater canal-front medians are down 12.8 percent, freshwater down 14.6 percent and no canal down 7.5 percent. We also compare resales alone, prior 12 months against current, because resales are clean of the coding lag that affects new homes.

Step four: the competition this week

We read builder first sales by ZIP code and builders' asking prices as read on October 7, 2026. From the Southwest Florida MLS we read the active competition: 2,499 active residential listings in the six ZIP codes on October 10, 2026, 5.0 months of supply at the past year's MLS closing pace (single family 4.9 months, condominium 6.1).

The checklist behind every Cape Coral valuation

Six items come first. Your water type, which the city canal map settles. Your ZIP band, from the table below. Your utility area and payoff, which the city's payoff request returns. Your seawall and dock permits. Your flood zone and elevation certificate. The builders near you. That is the checklist McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, apply to every Cape Coral canal home.

A worked example: a no-canal single-family home in 33993

This is an illustration from the county tables, not an appraisal of any address, and the 2,000 square foot size is a stated assumption. The 33993 single-family median is $205.93 per square foot of county heated area and the citywide no-canal median is $200.37. On 2,000 square feet that is 2,000 x $205.93 = $411,860 and 2,000 x $200.37 = $400,740, so the starting bracket is about $400,740 to $411,860 before adjustments. The ZIP's no-canal median is $343,990 on 1,019 sales, which shows that most no-canal homes that sold in 33993 were smaller or plainer than this example. Builder competition then moves the number: 774 estimated builder first sales at a $355,000 median in 33993, and the lot's utility status. The final step is the listings a buyer can tour.

A worked example: a saltwater canal-front home in 33914

This is an illustration from the county tables, not an appraisal of any address, and the 2,000 square foot size is a stated assumption. In 33914 saltwater canal-front single-family homes sold at $355.62 per square foot of county heated area and a $775,000 median on 464 sales; citywide saltwater is $334.08. On 2,000 square feet that is 2,000 x $355.62 = $711,240 and 2,000 x $334.08 = $668,160, so the bracket is about $668,160 to $711,240 before adjustments, against a $775,000 ZIP-class median. The seawall permit record, the boat route for the lot, the lowest floor and the roof then move it.

When we recommend an appraisal

There were 265 single-family sales at $1,000,000 or more in the 12 months, and 231 of them were saltwater canal-front. For homes at that level, and for homes with storm rebuilding or an open permit, a pre-listing appraisal defends the price before the buyer's lender orders its own. Under the city's 50 percent rule a qualified appraisal is encouraged and, for condominiums, required.

How Much Does a Saltwater Canal, a Freshwater Canal or No Canal Change a Cape Coral Home's Value?

In the 12 months to September 25, 2026, a single-family home on a Cape Coral saltwater canal sold at a $698,000 median, on a freshwater canal $440,000, and with no canal frontage $337,500. Saltwater canal-front sold at 2.07 times the no-canal median and 1.59 times the freshwater median.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; the six Cape Coral ZIP codes; window September 26, 2025 to September 25, 2026; tabulated by McGreevy and Comisar on October 7, 2026; City of Cape Coral canal layer joined to the Lee County Property Appraiser parcel map, October 7, 2026; Southwest Florida MLS closed residential sales September 26, 2025 to September 25, 2026 and listings as of October 10, 2026, pulled October 10, 2026).

How we measured it: we joined the City of Cape Coral Public Works canal layer (960 canal polygons, each typed fresh or salt) 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, only freshwater polygons freshwater canal-front, and neither no canal frontage.

The three classes do not add to 5,269 exactly because the 76 parcels that touch both water types and parcels without a match sit outside them.

Saltwater canal-front homes

Saltwater canal-front homes sold at a $698,000 median and $334.08 per square foot of county heated area, 1.67 times the no-canal price per square foot. Of the 1,094 sales, 84.0 percent closed at $500,000 or more and 21.1 percent (231 sales) at $1,000,000 or more. These homes cluster in two ZIP codes: 75.7 percent of saltwater canal-front parcels and 77.0 percent of saltwater sales are in 33914 and 33904.

Freshwater canal-front homes

Freshwater canal-front homes sold at a $440,000 median, 1.30 times the no-canal median, a gap of $102,500. The city says its freshwater canals also provide irrigation storage, with weirs and control structures managing water levels. Under the city code a freshwater frontage needs a seawall or an approved alternative, and the city's alternative guideline sets a slope rule for permits from January 1, 2022.

Homes with no canal frontage

No canal frontage is a residual class: interior lots, and also lake, golf-course, river and bay frontage that the canal layer does not hold. These homes sold at a $337,500 median across 3,526 sales, at $200.37 per square foot of county heated area. Of them, 73.7 percent closed under $400,000.

The appraiser's own water codes, as a cross-check

The Lee County Property Appraiser codes the land use of each parcel, including water frontage. The table below sorts single-family sales by those codes as a cross-check on the city layer. The appraiser's canal code does not say salt or fresh, which is why the city layer leads; 98.2 percent of the appraiser's canal-coded parcels touch a City canal polygon.

The gulf, bay, river and island group is small: 22 sales, so read its median with that count beside it.

Price bands by water type

Water sorts price bands sharply. Under $300,000 there were only 3 saltwater canal-front sales, while 231 of the 265 single-family sales at $1,000,000 or more were saltwater canal-front.

Thinking of selling your Cape Coral home? Get your number first

Saltwater canal-front houses sold at a $698,000 median against $337,500 with no canal frontage in the 12 months to September 25, 2026, so the number depends on where your lot sits, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, will show you the sales behind it. Request your free Cape Coral home valuation, or phone us: Call Jesse direct at (239) 898-6072, and read how we sell homes in Cape Coral. Buying as well? Call Marc at (239) 287-5873 or read how we represent buyers, and see our guide to buying a home in Cape Coral.

Water type by year, 2019 to 2026

The ordering has held every year: saltwater above freshwater above no canal. The 2026 row is January 1 to September 25 and counts single-family parcels coded as homes only, so new homes still coded vacant are missing, mostly from the no-canal class.

From the 2022 peak to the 12 months to September 25, 2026, the saltwater canal-front median fell from $800,000 to $698,000, down 12.8 percent; freshwater from $515,000 to $440,000, down 14.6 percent; and no canal from $365,000 to $337,500, down 7.5 percent.

Worked example I: water type since 2019. Comparing the 2019 calendar year with the 12 months to September 25, 2026, the saltwater median rose from $430,000 to $698,000, up 62.3 percent; freshwater from $290,000 to $440,000, up 51.7 percent; and no canal from $220,000 to $337,500, up 53.4 percent. Every class is far above 2019 and below 2022.

Resales this year against last year, by water type

Resales are clean of the coding lag, so they are the safest like-for-like comparison.

How sensitive is the measure?

The 3 metre tolerance does not drive the result. At a 0 metre join, saltwater reads 790 sales at $700,000 and freshwater 441 at $435,000; at 6 metres the figures equal the 3 metre ones. The medians move by no more than $12,400. Two limits apply: the Gloriana Canal has no geometry in the City layer, and the layer dates from the early 1990s (the city's page reads Data Updated May 12, 2025).

What the canal layer cannot tell you

The city layer also labels saltwater canals by navigation system, but no City document defining those systems was found, so we do not use them. No public record measures gulf access, bridge clearance or sailboat access lot by lot, so this page measures saltwater canal-front. The nearest check is the MLS Gulf Access field, entered by listing agents: Cape Coral single-family homes marked Gulf Access sold at a $720,000 median in the same 12 months, close to the county's $698,000 saltwater canal-front median, though the two are built from different groups of sales. A valuation checks the route by boat for your lot.

What Are Cape Coral Home Values by ZIP Code?

Cape Coral single-family medians by ZIP code ran from $327,000 in 33909 to $515,000 in 33914 in the 12 months to September 25, 2026, a gap of $188,000. Condominium medians ran from $160,000 in 33990 to $265,000 in 33914; 33993 recorded no condominium sale.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; the six Cape Coral ZIP codes; window September 26, 2025 to September 25, 2026; tabulated by McGreevy and Comisar on October 7, 2026).

The highest single-family median is 1.57 times the lowest. Worked example H: price per square foot by ZIP. The 33914 single-family median is $256.24 per square foot of county heated area against $186.07 in 33909, a ratio of 1.38. On an assumed 2,000 square feet that is $512,480 against $372,140. It is an illustration of how ZIP shifts a bracket, not an appraisal of any address.

The method sentence in the previous section applies. Small cells, such as 33991 saltwater at 33 sales, are read with their counts.

33914, the southwest Cape

ZIP 33914 has the highest single-family median, $515,000 on 1,181 sales, at $256.24 per square foot. Its saltwater canal-front homes sold at $775,000 (464 sales, $355.62 per square foot), freshwater canal-front at $543,000 and no canal frontage at $375,000. An estimated 118 builder first sales closed here at $674,500. Cape Harbour and Tarpon Point have 33914 addresses.

33904, the southeast Cape

ZIP 33904 holds 43.9 percent of the city's condominium sales (235 of 535, median $199,900) and 6,213 saltwater canal-front single-family parcels. Single-family homes sold at $440,000 on 719 sales, saltwater canal-front at $594,500 (378 sales) and no canal frontage at $306,000. An estimated 16 builder first sales closed here. Banyan Trace and River Towers have 33904 addresses.

33991, the east-central Cape

ZIP 33991 recorded 638 single-family sales at a $406,470 median, at $214.34 per square foot. Saltwater canal-front reads $728,000 on only 33 sales, freshwater $535,000 and no canal frontage $375,500; an estimated 164 builder first sales closed at $557,775. Sandoval and Cape Royal have 33991 addresses; see our guide to Sandoval.

33990, central Cape around City Hall

ZIP 33990, which includes City Hall at 1015 Cultural Park Boulevard, recorded 568 single-family sales at a $345,000 median and 53 condominium sales at $160,000, the lowest condominium median of the six. Saltwater canal-front reads $580,000 on 95 sales, freshwater $440,000 and no canal frontage $304,000.

33909, the northeast Cape

ZIP 33909 has the lowest single-family median, $327,000 on 876 sales, at $186.07 per square foot, and no single-family parcel touches a saltwater canal polygon. Freshwater canal-front reads $376,000 and no canal frontage $310,000. An estimated 564 builder first sales closed at $339,000. Coral Lakes, Entrada and Concordia have 33909 addresses. In Coral Lakes the county record shows 67 sales in the 12 months at a median of $247,990, an estimated 45 of them builder first sales at $245,990 and 22 resales at $307,500.

33993, the north and northwest Cape

ZIP 33993 recorded 1,287 single-family sales at $360,000. Its saltwater canal-front median of $839,000 on 124 sales is the highest saltwater ZIP median in the city. An estimated 774 builder first sales closed at $355,000, more than any other ZIP. Stonewater has a 33993 address: 42 sales in the 12 months at $378,070, an estimated 38 of them builder first sales.

Where the saltwater homes are

75.7 percent of saltwater canal-front single-family parcels and 77.0 percent of the 12-month saltwater canal-front sales are in 33914 and 33904 (842 of 1,094 sales). For a Cape Coral owner this means a "ZIP average" can hide the water: 33904 and 33914 hold the saltwater homes, while 33909 has none.

What Do Cape Coral Homes Sell For by Price Band?

In the 12 months to September 25, 2026, 58.2 percent of Cape Coral's 5,804 recorded home sales closed under $400,000, and 27.3 percent at $500,000 or more. The $300,000 to $400,000 band was the busiest, with 1,776 sales, 30.6 percent of the total.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; the six Cape Coral ZIP codes; window September 26, 2025 to September 25, 2026, lower bound inclusive, upper bound exclusive; tabulated by McGreevy and Comisar on October 7, 2026).

The middle of the market

The $300,000 to $400,000 band holds 1,776 sales, 30.6 percent of the total, and 1,724 of them are single-family homes. Under $400,000 there were 3,380 of the 5,804 sales (58.2 percent), and at $500,000 and up 1,582 (27.3 percent). A home priced in the middle band competes with the most buyers and the most new homes.

The million-dollar band is a saltwater market

Only 270 sales, 4.7 percent, closed at $1,000,000 or more, and 265 of them were single-family homes. Of those 265, 231 were saltwater canal-front. Million-dollar value in Cape Coral is overwhelmingly a water question.

Condominiums sit low in the bands

Of the 535 condominium sales, 424 (79.3 percent) closed under $300,000, and only 5 reached $1,000,000. A condominium is priced against other condominiums in its building and ZIP code, not against the single-family bands.

Are Cape Coral Home Values Rising or Falling?

Cape Coral recorded home sales rose 4.5 percent year over year on a like-for-like count, 6,348 against 6,072, and the median rose 1.4 percent to $365,000. Values sit below the 2022 and 2023 peak: the single-family median of $380,000 is 5.0 percent under 2022's $399,900.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; the six Cape Coral ZIP codes; window September 26, 2025 to September 25, 2026; prior 12 months September 26, 2024 to September 25, 2025; tabulated by McGreevy and Comisar on October 7, 2026).

The 2026 row covers January 1 to September 25 only, which is why its counts sit below the full years.

Why some reports show sales falling

A count that includes only parcels the county already codes as homes misses the newest homes, which the roll still codes as vacant land until the appraiser re-codes them after the fact. Because a large number of new homes closed in the current window while few such sales sat in the prior one, a home-coded-only comparison understates this year. Like for like, with those new homes counted in both windows, recorded sales rose.

Resales rose while builder first sales fell

Resales rose 15.8 percent in count, 4,663 against 4,028, while estimated builder first sales fell 17.6 percent, 1,685 against 2,044. By calendar year, estimated builder first sales ran 1,473 in 2019, 1,786 in 2020, 2,143 in 2021, 2,017 in 2022, 2,317 in 2023, 2,303 in 2024, 1,967 in 2025 and 1,202 in 2026 through September 25. More resales and fewer new homes is the mix a resale owner wants to see.

From the 2022 peak

The all-homes median peaked at $385,000 in 2022 and 2023, and the 12-month median of $365,000 is 5.2 percent below it. The single-family median peaked at $399,900 in 2022; the 12-month $380,000 is 5.0 percent below that. By water class, the declines from 2022 are 12.8 percent (saltwater), 14.6 percent (freshwater) and 7.5 percent (no canal).

The long view since 2019

Against 2019 the all-homes median is up 57.3 percent ($232,000 to $365,000) and the single-family median up 58.7 percent ($239,474 to $380,000). The peak year by count was 2021, with 10,246 home sales. The long view and the 2022 peak both matter: values are far above 2019 and below 2022. Worked example I, in the water-type section above, shows the same shape by water class.

Condominiums moved differently

The condominium median was $271,500 in 2023 against $210,000 in the 12 months, down 22.7 percent. Year over year, condominium sales rose 13.8 percent in count while the median slipped 2.3 percent, and the condominium median per square foot of county heated area fell 7.3 percent, from $180.11 to $166.93.

The longer windows

For all homes the 24-month window reads 11,874 sales at a median of $362,945, the 36-month window 18,180 at $369,990 and the 60-month window 33,296 at $374,000, each ending September 25, 2026. The medians sit in a narrow band even though the volume swung widely.

The federal house price index

The Federal Housing Finance Agency all-transactions house price index for the Cape Coral-Fort Myers metropolitan area read 403.20 for the second quarter of 2026 (first quarter 1995 equals 100). It covers all of Lee County, and we compute no change figure from it.

What the Realtor association reports said, dated

Florida Realtors, in its August 2026 report released September 16, 2026, gave the Cape Coral-Fort Myers metropolitan area (all of Lee County, not Cape Coral) 1,218 single-family closed sales at a median sale price of $380,000, up 2.7 percent on the year, and 375 townhouse and condominium closed sales at a median of $269,000, down 2.2 percent.

Florida Realtors SunStats for Cape Coral (City), all property types, April 2026, pulled May 28, 2026, showed 634 closed sales and a median sale price of $365,000, a median time to contract of 53 days, 3,142 active listings and 6.4 months of supply. That is a five-month-old reading and is not a current one.

What Do Days on Market and Sale-to-List Ratios Show for Cape Coral?

In the Southwest Florida MLS, Cape Coral single-family homes that closed in the 12 months to September 25, 2026 sold after a median 50 days on market at 97.6 percent of their final list price, and condominiums after 71 days at 94.5 percent. On October 10, 2026, 2,499 listings were active, 5.0 months of supply.

These fields come from the MLS, not the county record, and the MLS counts only homes marketed through it. Every Cape Coral price figure above is Lee County's recorded sales through September 25, 2026, builder-direct closings included, and the county record stays the complete count.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; Southwest Florida MLS closed residential sales September 26, 2025 to September 25, 2026 and listings as of October 10, 2026, pulled October 10, 2026).

• Median days on market (Cape Coral, 12 months to September 25, 2026): single family 50 days, condominium 71 days, all residential 52 days.
• Sale-to-list ratio (sold price over final list price, same 12 months): single family 97.6 percent, condominium 94.5 percent, all residential 97.3 percent.
• Months of supply (Cape Coral, October 10, 2026): all residential 5.0, single family 4.9, condominium 6.1.
• Active listings (Cape Coral, October 10, 2026): 2,499 residential, of them 2,212 single family and 244 condominium, with 607 more pending.

The MLS also carries a Gulf Access field that listing agents fill in. In the same 12 months, Cape Coral listings marked Gulf Access sold at a $640,000 median after 63 days on market at 95.2 percent of final list price (1,416 MLS-marketed closings, all residential), against $345,000, 49 days and 98.0 percent for listings marked no (4,606). On October 10, 2026, 605 Gulf Access listings were active, 5.1 months of supply. Against the original list price, which Matrix tabulates for these two groups, Gulf Access sales closed at a median 91.23 percent and the rest at 94.90 percent.

Which figure should a Cape Coral seller use?

Three instruments give three medians for different places and months. The county record gives a $365,000 median for all homes in the six Cape Coral ZIP codes over the 12 months to September 25, 2026. Florida Realtors reported a $380,000 median for single-family homes in the whole Cape Coral-Fort Myers metropolitan area in August 2026. The county record leads on this page because it counts every recorded closing, including builder-direct sales.

How Do New Homes and Builders Change What a Cape Coral Resale Is Worth?

An estimated 1,685 of Cape Coral's 6,348 recorded home sales in the 12 months to September 25, 2026 were builder first sales, 26.5 percent, at a $369,000 median against $360,000 for resales. In 33993 and 33909 a resale competes directly with new homes: those two ZIPs hold 79.5 percent of single-family builder first 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; window September 26, 2025 to September 25, 2026; tabulated by McGreevy and Comisar on October 7, 2026; builder starting prices read on each builder's own page on October 7, 2026).

Builder first sales are the county tool's inference (the first qualified sale of a parcel within a year of its year built, or with the year built blank), so every builder count here is an estimate.

How many new homes close each year

Estimated builder first sales ran 1,473 in 2019, 1,786 in 2020, 2,143 in 2021, 2,017 in 2022, 2,317 in 2023, 2,303 in 2024, 1,967 in 2025 and 1,202 in 2026 through September 25. A Fort Myers comparison of the new-home count is in the Fort Myers section below.

What builders were asking on October 7, 2026

Starting prices read on builders' own pages on October 7, 2026 ran from $274,490 (Holiday Builders, "Priced From") to "From the $450s" (D.R. Horton's Tradition program), against a county median of $369,000 for the estimated 1,685 builder first sales in the 12 months. Those are two instruments: asking prices on builder pages and recorded first-sale prices. Lennar listed $286,990 to $438,499 on its Cape Coral page, and LGI Homes "From $321,900" for its northern Cape Coral information center. Builder details, communities and fees are on our new construction in Cape Coral page.

Two active communities in the county record

Coral Lakes (every legal description beginning CORAL LAKES in ZIP 33909, 766 parcels) recorded 67 sales in the 12 months at a median of $247,990: an estimated 45 builder first sales at $245,990 and 22 resales at $307,500. Stonewater (legal descriptions beginning STONEWATER in ZIP 33993, 337 parcels) recorded 42 sales at $378,070, an estimated 38 of them builder first sales at the same median. The two show how far a resale and a new home can sit apart inside one community.

A worked example: a 33993 resale priced against new homes

This is an illustration from the county tables, not an appraisal of any address. In 33993 the estimated builder first sales were 774 at a $355,000 median and the resales 714 at $360,000, so builder sales were 774 / 1,488 = 52.0 percent of the ZIP's single-family sales. The resale median minus the builder median is $5,000. Builders' asking starting prices read October 7, 2026 began at $274,490 and $321,900 on their own pages. In 33993 a resale is priced against new homes at nearly the same median, so condition, lot, water and utilities have to justify any difference.

Where resales hold an edge

Facts only: in 33914 and 33904 builder first sales are 9.7 and 2.2 percent of single-family sales (previous table), and those two ZIPs hold 75.7 percent of saltwater canal-front parcels. A resale there is less often priced directly against a new home. The numbers do not say more than that.

What Is a Vacant Lot Worth in Cape Coral?

Cape Coral vacant residential lots sold at a $45,000 median across 1,950 recorded sales in the 12 months to September 25, 2026. Water changes a lot's price even more than a home's: a saltwater canal-front lot sold at a $240,000 median, 5.3 times a freshwater canal-front lot.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; the six Cape Coral ZIP codes; vacant sales of DOR use 00 parcels; window September 26, 2025 to September 25, 2026; tabulated by McGreevy and Comisar on October 7, 2026).

Lots this year against last year

The prior 12 months recorded 1,470 vacant lot sales at a median of $48,000. The current count of 1,950 is up 32.7 percent and the median of $45,000 is down 6.3 percent.

Where the lots are

80.0 percent of the vacant residential parcels (21,641 of 27,039) and 75.7 percent of the 12-month lot sales (1,477 of 1,950) are in ZIP 33993 and ZIP 33909, where the median lot sold at $41,000 and $41,500. The saltwater and the 33904 and 33914 lots are few and expensive.

Lot price bands

Lot sales by price band, 12 months: under $200,000, 1,779 sales (91.2 percent); $200,000 to $300,000, 87; $300,000 to $400,000, 32; $400,000 to $500,000, 16; $500,000 to $750,000, 18; $750,000 to $1,000,000, 5; $1,000,000 and up, 13.

How much of a home's price is the lot?

Worked example D. The lot medians are $240,000 (saltwater), $45,000 (freshwater) and $42,500 (no canal); the home medians are $698,000, $440,000 and $337,500. The lot median is 34.4 percent of the home median on saltwater ($240,000 / $698,000), 10.2 percent on freshwater and 12.6 percent with no canal. A saltwater lot minus a freshwater lot is $195,000, and a saltwater home minus a freshwater home is $258,000, so the lot accounts for 75.6 percent of the water premium on a home ($195,000 / $258,000). These are ratios of two medians from different parcel sets, not a land value for any parcel.

What the zoning lets a standard lot hold

The city's standard single-family zone (R-1) in the Land Development Code sets a 10,000 square foot minimum lot at least 80 feet wide at the setback line, a 60 percent maximum impervious surface and a 38 foot maximum height. Setbacks are 25 feet in front (18 on a cul-de-sac), 7.5 feet at the side, 20 feet at the rear for the house and 10 for a pool cage, and 10 feet on a corner lot side. The minimum house is 1,100 square feet; 1,400 next to a golf course or across from riverfront or saltwater-front lots; 1,800 next to the river.

Water, sewer or well and septic

The city says water, sewer and irrigation service has reached nearly all of Cape Coral south of Pine Island Road, with the northern areas served by stage. One builder sells separate "Water and Sewer" and "Well and Septic" lines in Cape Coral, which is its own evidence that some lots sit outside the utility area. A lot within 200 feet of city lines but outside an assessment area pays a Contribution in Aid of Construction of $25,538 on a new build. Build costs and impact fees are on our new construction in Cape Coral page.

Is My Lee County Property Appraiser Just Value the Same as My Cape Coral Home's Market Value?

No. The just value on a Cape Coral parcel's Lee County Property Appraiser record is a mass appraisal for taxes, and a homestead's assessed value can sit well below it under Save Our Homes. Market value is what a buyer pays; we set it from recorded sales on the same water type and ZIP code, not from the tax roll.

Data updated: October 2026 (Lee County Property Appraiser General Exemption Info, Tax Year 2026; Florida Department of Revenue Save Our Homes table; read October 7, 2026).

Three numbers on your record, and the one that matters

A Property Appraiser record shows a just value, an assessed value and a taxable value. Exemptions and caps separate them from each other, and none of the three is a price. The number that matters when you sell is what a buyer will pay, which comes from recorded sales of comparable homes on your water type and in your ZIP code.

Save Our Homes and the non-homestead cap

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, and for 2025 it was 2.9 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 (portability).

Homestead exemption amounts for 2026

For tax year 2026 the first $25,000 of assessed value is exempt from all property taxes. An additional exemption of up to $26,411 applies to assessed value over $50,000 and to non-school taxes only. Applications are due by March 1 of the year the owner qualifies.

What the next owner's tax bill looks like

Worked example E. Take a homesteaded single-family home assessed at $380,000, the single-family median. At the 2026 millage in the Property Appraiser's 2026 Taxing District Millage Book, printed October 9, 2026, the non-school taxable value is $380,000 less $25,000 less $26,411 = $328,589, times 10.0540 mills = $3,303.63; the school taxable value is $355,000 times 5.271 mills = $1,871.21; the ad valorem total is $5,174.84. With no homestead exemption it is $380,000 times 15.3250 mills = $5,823.50, so the 2026 homestead exemption is worth $648.66 a year. At the 2025 certified rates the same homesteaded home comes to $5,194.38. These use the adopted 2026 rates and are not a tax bill. A buyer's bill resets to the purchase-year value, so a long-held homestead's capped bill is not a guide. Full carrying costs are on our guide to buying a home in Cape Coral.

Amendment 3 is on the ballot, not law

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

How to look up your parcel

Search your address on the Lee County Property Appraiser property search, or use the City of Cape Coral's find-property-information page and its CapeIMS map. Under section 689.261 a buyer must be given the property tax disclosure summary, which warns that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment.

The 2026 millage in the Property Appraiser's book

For 2026 the City Council kept the city operating millage at 5.1471 and the School Board of Lee County adopted 5.271 mills, down from 5.319. The Property Appraiser's 2026 Taxing District Millage Book, printed October 9, 2026, lists the 2026 total for a City of Cape Coral parcel (district 057) as 15.3250 mills, against the 2025 certified total of 15.3806. It is not a tax bill, and we print no rolled-back rate.

How Do Utility Assessments Affect What a Cape Coral Home Is Worth?

A Cape Coral utility extension assessment stays with the property, so a buyer prices it in. The city says you do not have to pay it off when you sell and the assessment transfers to the new owner, but some lenders may require payment in full. North 1 East is $32,288 per equivalent parcel paid up front.

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

The city's labels are "Initial Pre-Payment Amounts (includes any discounts offered and without financing costs)" and "Amounts Financed (includes financing costs)". For the earlier areas the amounts paid up front and financed are, in order: 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.

The assessment transfers with the house

In the city's words, "you do not have to pay off the assessment if you sell the property", "The assessment continues to be assessed against the property regardless of the owner" and "some banks and other lending institutions may require payment in full". A special assessment is, in general, not a lien: the city says it is 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. It is billed once a year on the property tax bill. An owner who has not prepaid by July 31 pays amortized installments on the tax bill, and any or all of the assessments may be paid in full later.

Get the payoff before you price

The city runs a free payoff request service (CapeIMS) for any parcel. A payoff covers special assessments, utility balances, open code cases and building permits, and after July 31 the balances are estimates until the yearly installment billing is complete. Request it before you pick a list price, because a buyer will.

Hardship deferral liens are paid at closing

The city offers a hardship deferral (application window February 1 to April 15, deferral of 10 to 100 percent). In the city's words, "Hardship and deferral liens must be paid in full at closing."

A worked example: prepaid against financed in North 1 East

This is an illustration from the city's tables. Up front in North 1 East is $32,288 and financed $33,142, a difference of $854 between the city's two tables as labelled. The maximum yearly installments on the 30-year term sum to $3,385 a year ($855 water, $997 sewer and $803 irrigation for the line extension, plus $126, $360 and $244 for the capital charge); we do not multiply that by the term. North 1 East up front exceeds North 2 up front ($18,032) by $14,256, 1.79 times. Two similar homes, one prepaid and one carrying up to $3,385 a year on the tax bill, are not the same price to a buyer, and the payoff request settles which one you own.

Where the project stands by area

South of Pine Island Road, service has been extended to nearly all of the city. In the north, North 2 is complete (about 5 square miles and about 8,800 parcels), and North 1 West has all contractors issued substantial completion with all Notice of Availability letters sent. North 1 East had final assessment resolutions approved November 19, 2025 and notices to proceed from December 2025, with about two years of construction and completion anticipated by the end of 2027. For North 3, the city's project page said, when read on October 7, 2026, that design was at 75 percent with construction by the end of 2026; the fiscal year 2027 city budget adds $37.1 million for the North 3 extension.

Connection deadlines and private costs

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, 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 to public sewer, 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, but residents may or may not use them for irrigation depending on the project area. A water meter installation is $325.00 for a 5/8 inch meter on the city's schedule effective October 1, 2026.

How Do Flood Zones and the 50 Percent Rule Affect Cape Coral Home Values?

Flood rules change what a Cape Coral buyer will pay. The city says more than 60 percent of Cape Coral is in a FEMA Special Flood Hazard Area; its Community Rating System Class 5 rating gives 25 percent off flood insurance on every NFIP policy, X zone included; and repairs at 50 percent of the building's value trigger the rules for new construction.

Data updated: October 2026 (City of Cape Coral Flood Protection page, 50 percent rule notice updated July 1, 2025, and city release of July 1, 2026; read October 7, 2026).

How much of Cape Coral is in a flood zone

The city states that "more than 60% of Cape Coral is in a FEMA-mapped Special Flood Hazard Area", in its release dated July 1, 2026. A zone is read per address, and a flood zone, base flood elevation or premium is never something we state for an area.

The CRS Class 5 discount

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.

The flood maps in force

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 (modification date April 21, 2026); the notice does not describe the change.

Lowest floor and the elevation certificate

A building brought into compliance must have its lowest floor at or above the minimum required elevation, which the city gives as the base flood elevation plus 1 foot of freeboard. Many elevation certificates are on the city's Forerunner portal, and buildings from before 1993 may not have one on file. Look up a zone at FEMA's Flood Map Service Center and the city's portal.

The 50 percent rule, as the city states it

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. Market value is the value of the building only, land excluded: the 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. An appraisal is encouraged and is required for condominiums. The cost counted includes labor and materials at market rates and a contractor's overhead and profit; outside improvements, detached accessory structures, pools, permit fees and plug-in appliances can be left out. The city's worksheet treats buildings from before August 17, 1981 as pre-FIRM. The city's current notice prints no look-back period, and the test is on market value, not assessed value.

Applying the 50 percent test, step by step

Worked example G. Step 1: establish the market value of the building only, land excluded, by appraisal within 12 months or the adjusted tax value. Step 2: total the cost of the work, with labor, materials, overhead and profit, leaving out the listed exclusions. Step 3: if the cost equals or exceeds half the building value, the building must meet the rules for new construction, lowest floor at base flood elevation plus 1 foot. We print no dollar inputs, because there is no building value in the record to use.

Small repairs and permits after July 1, 2026

The state's July 1, 2026 permit exemption for single-family work under $7,500 does not apply on property in a flood hazard area or to electrical, plumbing, structural, mechanical or gas work, and the city says it will not reach most Cape Coral projects. For value, that means a repair counts in a buyer's eyes when its permit record shows it; the permit steps for a seller are on our guide to selling your home in Cape Coral.

Florida's flood disclosure and value

Under section 689.302 the seller of residential real property gives the buyer the flood disclosure at or before the time the sales contract is executed, covering known flooding during the seller's ownership, flood insurance claims and flood assistance. Process detail is on our guide to selling your home in Cape Coral.

What Hurricane Ian's record shows

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 storm. The National Hurricane Center reports that maximum inundation levels of 6 to 9 feet above ground level occurred in Pine Island, Cape Coral and other communities. The 7.26 feet often quoted is the tide gauge near downtown Fort Myers, and no reliable surface wind observation exists for the area where the eyewall came ashore. In Lee County at least 52,514 structures were affected, 5,369 destroyed and 14,245 with major damage; that is a county count, not a Cape Coral one, and we found no Cape Coral count of damaged structures.

How Do Insurance and Roof Age Affect What a Cape Coral Buyer Will Pay?

Insurance cost is part of every Cape Coral offer. Citizens Property Insurance, the state insurer, publishes its Lee County book: homeowners multiperil policies averaged $3,039 after a 2026 approved change of minus 8.5 percent. Citizens asks for a 4-point inspection on homes over 20 years old, and roofs past 25 years need documented remaining life.

Data updated: October 2026 (Citizens 2026 Approved Rate Changes by County and Citizens inspections page; read October 7, 2026).

Why roof age moves value

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 it treats as longer-lived). Other insurers set their own rules. A buyer prices an old roof as a near-term cost and as an insurability question.

The wind mitigation form

A wind mitigation inspection is recorded on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802), which insurers must accept from an authorized inspector. Having a current form to hand is one of the documents that help a buyer's insurance quote.

Condominium unit owners' policies

Citizens' condominium unit owners form (HO6) in Lee County shows 801 policies at an average premium of $1,459 before and $1,356 after an approved change of minus 7.0 percent. That is the unit owner's own policy; the building's insurance is a matter for the association's budget and documents, which a buyer receives under section 718.503.

What this page does not print

We print no premium range for Cape Coral homeowners or flood insurance and no computed average premium per policy, because the Citizens averages carry different coverage amounts from a median Cape Coral home. The Florida Office of Insurance Regulation's market data for Lee County was not found for this page. On August 31, 2026 Citizens had 5,845 personal residential multiperil and 1,981 personal residential wind-only policies in force in Lee County.

How Does a Seawall, Dock or Boat Lift Affect a Cape Coral Home's Value?

On a Cape Coral canal lot, the seawall is the owner's to build and maintain at the owner's expense, so its condition and permit record are part of the price. City code limits pilings to 10 feet above the seawall cap and dock decking to 2 feet. No city document states a seawall replacement cost, so we read permits.

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

Who owns the seawall duty

Section 5.4.8 of the Land Development Code requires every parcel fronting a saline, brackish or tidally influenced canal or other water body to have a seawall along its whole water frontage, built "at the owner's expense", and seawalls "shall be structurally maintained at owner's expense". A parcel on a freshwater or non-tidal canal needs a seawall or an alternative to a vertical bulkhead under the city's Engineering Design Standards, also maintained at the owner's expense; parcels on a golf course or public park water body are exempt.

Dock and piling limits

Section 5.4.2 says 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 (4 feet on the Caloosahatchee River). A dock or piling may never leave less than 50 percent of the calculated waterway width navigable.

What the permit record tells a buyer

A seawall permit process includes inspections of the slab, the cap, alignment and tieback, the concrete dock form and steel where a dock is included, and a final inspection. The permit expires six months after issuance, and a Notice of Commencement is needed when the value is $2,500 or more. State environmental approval is part of a saltwater seawall or dock permit and is not required on freshwater sites. A seawall permit may be pulled by a licensed general, residential, building or marine contractor or an owner-builder. Permit history for an address can be searched without an account on the city's EnerGov Citizen Self Service portal, and an open or expired permit can be closed by the original contractor, another licensed contractor or an owner-builder.

City permit fees as of January 1, 2026

The schedule's caption reads "Building Permit Fees Only. Additional fees may apply." A 2.5 percent state surcharge applies on Florida Building Code permits.

What we cannot price from the record

No seawall, dock or lift cost is on a city document, and no required seawall cap elevation or height was found. A seawall or dock inspection at a sale is a matter for the contract's inspection terms, not a city requirement that we found. A valuation therefore reads the permit history and the visible condition, and leaves the dollar adjustment to a quote from a contractor.

What Does a Condo in Cape Coral Sell For?

Cape Coral condominiums sold at a $210,000 median across 535 recorded sales in the 12 months to September 25, 2026, with 79.3 percent under $300,000. ZIP 33904 held 43.9 percent of those sales and 33914 another 27.5 percent; the count rose 13.8 percent year over year while the median slipped 2.3 percent.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; the six Cape Coral ZIP codes; window September 26, 2025 to September 25, 2026; tabulated by McGreevy and Comisar on October 7, 2026).

Why the canal cut is not used for condominiums

Only 86 condominium parcels touch a saltwater canal polygon and 8,951 touch none, because riverfront towers sit in the "none" group, so the canal cut says little about a condominium. We value a condominium against the sales in its own building and ZIP code.

Condo values from the 2023 high

The condominium median was $271,500 in 2023 and is $210,000 in the 12 months, down 22.7 percent. The median per square foot of county heated area fell 7.3 percent year over year, from $180.11 to $166.93.

The building's inspections and reserves are part of the price

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 (a local agency may require it at 25 years where conditions such as nearness to salt water justify it) and every 10 years after. Under section 718.112 a structural integrity reserve study is required at least every 10 years, with associations in place on or before July 1, 2022 and controlled by unit owners required to finish by December 31, 2025, and in no event after December 31, 2026 where done with a milestone inspection; for budgets adopted on or after December 31, 2024 members may not vote to waive or reduce those reserves. Under section 718.503 the buyer may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving the documents. Process detail is on our guide to selling your home in Cape Coral.

How Do Cape Coral Home Values Compare With Fort Myers?

Compared like with like, Cape Coral sells below Fort Myers: in the 12 months to September 25, 2026 the single-family median was $380,000 in the six Cape Coral ZIP codes against $425,000 in the ten Fort Myers ZIP codes, 10.6 percent lower, and condominiums $210,000 against $235,000. Cape Coral's all-homes median reads higher only because of mix.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; the six Cape Coral ZIP codes; window September 26, 2025 to September 25, 2026; Fort Myers here is the ten-ZIP market our Fort Myers pages use (33901, 33905, 33907, 33908, 33912, 33913, 33916, 33919, 33966, 33967), same tool, same window; tabulated by McGreevy and Comisar on October 7, 2026).

Like with like, single family against single family

The single-family median is $380,000 in Cape Coral and $425,000 in Fort Myers, a difference of $45,000 or 10.6 percent lower; the condominium median is $210,000 against $235,000, also 10.6 percent lower. The all-homes median reads $365,000 in Cape Coral against $345,000 in Fort Myers only because condominiums are 9.2 percent of Cape Coral's recorded home sales (535 of 5,804) and 35.9 percent of Fort Myers's (2,157 of 6,006).

Price per square foot of county heated area

Single-family homes sold at $219.73 per square foot of county heated area in Cape Coral against $230.04 in Fort Myers. Both come from the same county tool, so the comparison is like with like; it is never set beside an MLS living-area figure.

New-home competition on each side

Estimated single-family builder first sales, including parcels still coded vacant, were 1,683 in Cape Coral against 574 in Fort Myers in the 12 months. A Cape Coral resale meets far more new homes than a Fort Myers one.

The trend since 2022 on each side

The Fort Myers single-family median read $447,350 in 2022, $450,000 in 2023, $461,772 in 2024, $425,000 in 2025 and $423,860 in 2026 through September 25. Cape Coral read $399,900, $391,994, $382,000, $365,000 and $383,000; the Cape Coral 2026 figure counts single-family parcels coded as homes only. For further reading, see an earlier comparison on our blog.

Lee County as the benchmark

Lee County recorded 21,111 home sales at a median of $364,900, with single family at $384,990 and condominiums at $275,000. The six Cape Coral ZIP codes held 27.5 percent of the county's home sales and 32.6 percent of its single-family sales, and the Cape Coral single-family median sits $4,990 below the county's. For Fort Myers, see our Fort Myers home valuation guide and Fort Myers community guide; for the county, see Lee County. This section compares prices only and says nothing about which city suits whom.

What Did We Find When We Tracked Every Cape Coral Sale?

We tracked every recorded sale in the six Cape Coral ZIP codes for the 12 months to September 25, 2026 and measured three things: saltwater canal-front houses sold at 2.07 times the no-canal median, builders' own asking prices began below the $369,000 county median for estimated builder first sales, and 5,804 home sales and 1,950 lot sales set the base for every table above.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; the six Cape Coral ZIP codes; tabulated by McGreevy and Comisar on October 7, 2026).

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.

We joined the City's canal layer to the county parcel map to sort 91,289 single-family parcels by the water behind them. Of those parcels, 19.3 percent are saltwater canal-front, 8.9 percent freshwater canal-front and 71.7 percent have no canal frontage, and saltwater canal-front sold at 2.07 times the no-canal median.

We read each builder's own Cape Coral page on October 7, 2026. Starting prices ran from $274,490 to "the $450s", against a $369,000 county median for the estimated builder first sales.

What surprised us in the record

Three findings stood out. A saltwater canal-front lot sold at a median 5.3 times a freshwater canal-front lot. ZIP 33993 has the highest saltwater canal-front median of the six, $839,000 on 124 sales, even though most of the saltwater homes are in 33914 and 33904. And resales rose 15.8 percent like for like while the headline medians barely moved.

Want a Free In-Person Valuation for Your Cape Coral Home?

Yes. We walk the home, the lot and the seawall, read the permit and utility-assessment record, pull the recorded sales on your water type and ZIP code, and give you a written range with the comparable sales behind it. It is free, confidential and carries no obligation to list your Cape Coral home.

What an in-person valuation includes

We confirm your water type against the city canal map and read your ZIP code's comparable sales from the county record. We measure the lot and note the zoning rules that apply, look at the seawall and dock and the permits behind them, and check the flood zone and any elevation certificate. We pull the city's payoff request for assessments and open permits, and we compare what builders near you are asking.

What the net sheet shows

Seller costs are laid out on our guide to selling your home in Cape Coral. Two facts for orientation: Florida's documentary stamp tax on a deed is 70 cents for each $100 of the price, and in Lee County the seller customarily pays the owner's title policy, though the contract controls. We print no commission or closing-fee figure on this page.

No obligation, and confidential

Your valuation stays between you and us, and nothing obliges you to list; McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, give you the number and the evidence either way. Request it in the Home Valuation form at the top of this page. Call Jesse direct at (239) 898-6072.

Frequently Asked Questions, Cape Coral Home Value Edition

These are the valuation questions Cape Coral owners ask us most, answered from Lee County recorded sales through September 25, 2026, City of Cape Coral documents and Florida law. Each answer is short and points to the section above that carries the table behind it.

What is my home worth in Cape Coral?

It depends on the water behind your lot, your ZIP code and your price band. Across the six Cape Coral ZIP codes, Lee County recorded 5,804 home sales in the 12 months to September 25, 2026 at a $365,000 median. Single-family homes on a saltwater canal sold at $698,000, on a freshwater canal $440,000 and with no canal frontage $337,500, so start with your class, then your ZIP.

How do I find out what my Cape Coral house is worth?

Enter your address in the Home Valuation form at the top of this page, or phone us: Call Jesse direct at (239) 898-6072 for a written range built from the county's recorded sales. You can also look up your parcel on the Lee County Property Appraiser site and request the city's free payoff request for assessments and open permits; the county record supplies the sales.

How accurate are online home value estimates for Cape Coral homes?

No estimate provider's published error rate for Cape Coral canal homes was found for this page, so we publish none. The check is the water-type table: in the 12 months to September 25, 2026 a Cape Coral saltwater canal-front house sold at a $698,000 median and a no-canal house at $337,500, so an estimate that ignores the water is probably wrong.

Why do online estimates miss the value of a canal home in Cape Coral?

They tend to treat a canal as one feature. In the 12 months to September 25, 2026 the saltwater canal-front median was $698,000 and the freshwater $440,000, a gap of $258,000, and no public record measures gulf access, bridge clearance or sailboat access lot by lot. A valuation that checks the water type, seawall and boat route for your lot closes that gap.

What is the average home value in Cape Coral, FL?

This page reports medians, because a few very expensive waterfront sales pull an average up and the county tool does not report one. The median recorded home sale in the six Cape Coral ZIP codes was $365,000 in the 12 months to September 25, 2026, with 5,804 sales: $380,000 for single-family homes and $210,000 for condominiums.

What is the median sale price of a house in Cape Coral?

For single-family homes the median was $380,000 across 5,269 recorded sales in the six Cape Coral ZIP codes in the 12 months to September 25, 2026, with a range from $40,000 to $4,700,000. Across all homes, single family plus condominium, the median was $365,000.

What is the median price of a single-family home in Cape Coral?

The single-family median was $380,000 on 5,269 recorded sales in the 12 months to September 25, 2026. Counting single-family parcels the roll still codes as vacant land, the like-for-like figure was 5,813 sales at $375,000 against 5,602 at $369,990 in the prior 12 months, up 3.8 percent in count and 1.4 percent in median.

What is the median price of a condo in Cape Coral?

The Cape Coral condominium median was $210,000 across 535 recorded sales in the 12 months to September 25, 2026, against 470 sales at $215,000 in the prior 12 months: the count rose 13.8 percent and the median slipped 2.3 percent. ZIP 33904 recorded 235 of those sales at $199,900.

How much have Cape Coral home prices changed in the last 12 months?

On a like-for-like count that includes new homes still coded as vacant land, Cape Coral recorded 6,348 home sales against 6,072, up 4.5 percent, and the median rose 1.4 percent from $360,000 to $365,000. Single-family sales rose 3.8 percent, condominium sales 13.8 percent, and the condominium median fell 2.3 percent.

Are home prices dropping in Cape Coral?

Medians have eased from the 2022 peak but were roughly flat over the last 12 months. The all-homes median rose 1.4 percent year over year, and resale medians moved up 1.5 percent on saltwater canal-front, down 1.1 percent on freshwater and down 4.1 percent with no canal. Median price per square foot of county heated area for all homes slipped 1.6 percent.

Have Cape Coral home values recovered to their 2022 level?

Not yet. The single-family median of $380,000 in the 12 months to September 25, 2026 is 5.0 percent below 2022's $399,900. By water class the 12-month medians are 12.8 percent below 2022 on saltwater canal-front, 14.6 percent on freshwater canal-front and 7.5 percent with no canal frontage.

Is Cape Coral really the worst housing market in America?

A headline ranking like that is not something a public record measures, so we answer with the county's recorded sales. In the 12 months to September 25, 2026, Cape Coral recorded 6,348 home sales on a like-for-like count, up 4.5 percent, at a $365,000 median, up 1.4 percent. Single-family medians are 5.0 percent below 2022 and 58.7 percent above 2019.

How much is a saltwater canal home worth compared with a freshwater canal home in Cape Coral?

In the 12 months to September 25, 2026 a Cape Coral saltwater canal-front single-family home sold at a $698,000 median against $440,000 on a freshwater canal: 1.59 times, a gap of $258,000. Per square foot of county heated area the classes read $334.08 and $226.16.

How much does gulf access add to a Cape Coral home's price?

In the 12 months to September 25, 2026, Cape Coral single-family homes that listing agents marked Gulf Access in the Southwest Florida MLS sold at a $720,000 median, 2.12 times the $340,000 median for homes marked not waterfront. The county record, sorted by canal type instead, gives $698,000 for saltwater canal-front, 2.07 times the $337,500 no-canal median. No public record measures gulf access, bridge clearance or sailboat access lot by lot, so a valuation checks the route by boat for your lot.

How much is a canal home worth compared with a home with no canal in Cape Coral?

A saltwater canal-front house sold at a $698,000 median and a freshwater canal-front house at $440,000, against $337,500 with no canal frontage, in the 12 months to September 25, 2026. Freshwater is 1.30 times the no-canal median and saltwater 2.07 times; per square foot of county heated area saltwater is 1.67 times no canal, at $334.08 against $200.37.

How much is a vacant lot worth in Cape Coral?

Cape Coral vacant residential lots sold at a $45,000 median across 1,950 recorded sales in the 12 months to September 25, 2026. The median varies by ZIP code: $41,000 in 33993, $41,500 in 33909, $87,000 in 33991, $89,000 in 33990, $135,000 in 33914 and $260,000 in 33904.

How much is a waterfront lot worth in Cape Coral?

By water type, a Cape Coral saltwater canal-front lot sold at a $240,000 median on 221 sales in the 12 months to September 25, 2026, a freshwater canal-front lot at $45,000 on 518 sales, and a lot with no canal frontage at $42,500 on 1,211 sales. The saltwater lot is 5.3 times the freshwater lot.

What is the price per square foot of a house in Cape Coral?

Per square foot of county heated area, Cape Coral single-family homes sold at a $219.73 median in the 12 months to September 25, 2026, and condominiums at $166.93. By ZIP code single-family medians ran from $186.07 in 33909 to $256.24 in 33914, and by water type from $200.37 with no canal to $334.08 on saltwater canal-front.

What is my house worth in each Cape Coral ZIP code?

Single-family medians for the 12 months to September 25, 2026 were $515,000 in 33914, $440,000 in 33904, $406,470 in 33991, $360,000 in 33993, $345,000 in 33990 and $327,000 in 33909. The highest ZIP median is 1.57 times the lowest, a gap of $188,000, so the ZIP table above is the first place to look for your home.

How much is a house worth in southwest Cape Coral compared with northwest Cape Coral?

Using ZIP codes, 33914 (southwest) had a single-family median of $515,000 and 33993 (northwest) $360,000 in the 12 months to September 25, 2026. On saltwater canal-front the order reverses: $839,000 in 33993 on 124 sales against $775,000 in 33914 on 464 sales. Water, not compass direction, explains the pattern.

What do Cape Coral houses sell for by price range?

In the 12 months to September 25, 2026, 6.1 percent of Cape Coral's 5,804 home sales closed under $200,000, 21.5 percent from $200,000 to $300,000, 30.6 percent from $300,000 to $400,000, 14.5 percent from $400,000 to $500,000, 17.4 percent from $500,000 to $750,000, 5.2 percent from $750,000 to $1,000,000 and 4.7 percent at $1,000,000 or more.

How does the age of a house change its value in Cape Coral?

This page has no sales-by-age figure, because the county tool has no year-built cut. What the record does tell an owner: a building from before August 17, 1981 is treated as pre-FIRM on the city's 50 percent rule worksheet, Citizens asks for a 4-point inspection on homes over 20 years old and documented remaining life on roofs past 25 years, and the Florida Attorney General warns of Chinese drywall in homes built or remodeled between 2001 and 2008 (the Consumer Product Safety Commission looks at drywall installed between 2001 and 2009).

How does the county set my Cape Coral property's assessed value?

The Lee County Property Appraiser sets a just value for each Cape Coral parcel as a mass appraisal for taxes. A homestead's assessed value is then limited by Save Our Homes to 3 percent or the change in the Consumer Price Index, whichever is lower, which was 2.7 percent for 2026. Look up your parcel on the appraiser's property search.

What is the difference between market value and assessed value on my Cape Coral tax bill?

Market value is what a buyer pays; assessed value is the taxing figure after caps. For a Cape Coral homestead, Save Our Homes held the 2026 rise to 2.7 percent, so a long-held home's assessed value can sit well below its market value. When the home sells, the new owner's bill resets, which is why the state requires a property tax disclosure summary warning that the seller's bill is not a guide.

Why is the Lee County just value different from what my house would sell for?

The just value is a mass appraisal for tax purposes and does not reflect your water type, seawall, roof, flood zone or utility assessment, while a Cape Coral sale price does. Exemptions and caps then separate assessed and taxable value from both. We set market value from recorded sales on your water type and ZIP code, not from the tax roll.

What is the difference between an appraisal and a market analysis for a Cape Coral house?

An appraisal is prepared by a licensed appraiser, and the city's 50 percent rule encourages one (and requires it for condominiums) to establish the building's market value within 12 months. A market analysis, like ours, prices from recorded sales and adjustments and is free. You can check any appraiser's licence on the state's Department of Business and Professional Regulation lookup; we print no appraisal fee.

How does the condition of a seawall change a Cape Coral home's value?

The seawall is the owner's to build and maintain at the owner's expense under the city code, so a buyer prices its condition and permit record. The city's residential seawall permit is $147.00 on its schedule effective January 1, 2026, but no city document states a seawall replacement cost, so we read permits instead of quoting a number.

How does the flood zone change what a Cape Coral house is worth?

The zone sets the buyer's insurance, elevation and rebuild options. The city says more than 60 percent of Cape Coral is in a FEMA Special Flood Hazard Area, the lowest floor must be at base flood elevation plus 1 foot for a compliant building, and CRS Class 5 gives 25 percent off flood insurance on every NFIP policy, X zone included. No sales-by-flood-zone figure exists, so zone is read per address.

How do flood and homeowners insurance costs change what buyers will pay in Cape Coral?

Buyers price insurance into every offer. Citizens' Lee County book averaged $3,039 for homeowners multiperil after an approved 2026 change of minus 8.5 percent, and $4,279 for wind-only, and the flood discount is 25 percent on every NFIP policy, X zone included. We print no premium range for Cape Coral, because Citizens' averages carry different coverage amounts from a median Cape Coral home.

Does the utilities extension assessment lower what a Cape Coral house sells for?

An assessment stays with the property, and the city says it transfers to the new owner, so a buyer prices it in. North 1 East is $32,288 per equivalent parcel up front or $33,142 financed, North 1 West $33,367 or $35,930, and North 2 $18,032 or $20,726. No sales-by-area figure exists, so the payoff request settles the amount for your parcel.

What was my Cape Coral house worth before Hurricane Ian?

In 2021 the Cape Coral single-family median was $324,000 and the all-homes median $310,000; for 2022, which includes the months after Ian's September 28 landfall, they were $399,900 and $385,000. By water type, the 2021 medians were $640,000 saltwater, $395,000 freshwater and $286,650 no canal, against $800,000, $515,000 and $365,000 in 2022. Your own pre-storm value depends on your lot.

What did houses in my Cape Coral neighborhood sell for last year?

The tables above cover the six ZIP codes and the water classes. For named communities, Coral Lakes in 33909 recorded 67 sales at a $247,990 median and Stonewater in 33993 recorded 42 at $378,070 in the 12 months to September 25, 2026. For any other community our free valuation runs the cut from the county's legal descriptions.

How do I look up recent sales near my house in Cape Coral?

Search your parcel on the Lee County Property Appraiser's property search, which shows sale history, and use the Lee County Clerk of Courts official records for the recorded deeds. Our free valuation sends the comparable sales list with dates and prices from the county record, adjusted for water type and ZIP code.

How do I find my Cape Coral property's lot size, year built and square footage?

Use the Lee County Property Appraiser's property search, the City of Cape Coral's find-property-information page, and the city's CapeIMS map, each of which shows the parcel's lot, building and legal description. Heated area on the county roll is the basis for every price per square foot of county heated area on this page.

What is the FEMA 50 percent rule and how does it change my Cape Coral home's value?

The city says an improvement or repair costing 50 percent or more of the building's market value before the work starts is a substantial improvement, and the building must then meet the flood rules for new construction. Market value excludes land and comes from an appraisal within 12 months or the adjusted tax value. A buyer of an older, lower home prices that limit in.

Does a pool add value to a Cape Coral house?

No sales figure for pools exists in the record we used, so we print no dollar effect. A Cape Coral residential pool barrier must be at least 4 feet high on the outside, with gates that open outward, close by themselves and self-latch, and a residential pool permit was $307.00 on the city's schedule effective January 1, 2026.

Which improvements change what buyers pay for a house in Cape Coral?

The ones that change insurance, flood and rebuild risk: a roof with documented remaining life, a current wind mitigation form (OIR-B1-1802), an elevation certificate, permits closed rather than open, and a sound seawall on a canal lot. We publish no dollar effect for any improvement, because the record has none.

What is the Cape Coral and Fort Myers metro house price index doing this year?

The Federal Housing Finance Agency all-transactions index for the Cape Coral-Fort Myers metropolitan area read 403.20 for the second quarter of 2026 (first quarter 1995 equals 100). It covers all of Lee County, not Cape Coral alone, and we compute no change from it.

Can I get a home valuation without letting anyone into my Cape Coral house?

Yes. We can build a range from the county's recorded sales on your water type and ZIP code, your parcel record and the city's payoff request without entering the home. An in-person visit refines it by adding the lot, seawall, roof and condition. Start with the Home Valuation form at the top of this page.

What price should I list my Cape Coral house at compared with its value?

Listing price strategy is covered on our guide to selling in Cape Coral. For orientation, the recorded price levels are $698,000, $440,000 and $337,500 by water type and $327,000 to $515,000 by ZIP code. In the Southwest Florida MLS, Cape Coral single-family homes that closed in the 12 months to September 25, 2026 sold at a median 97.6 percent of their final list price, and condominiums at 94.5 percent.

What is my Cape Coral rental or investment property worth?

Multifamily properties under 10 units recorded 139 sales at a $455,000 median in the six Cape Coral ZIP codes in the 12 months to September 25, 2026, and condominiums 535 at $210,000. A rental's value also depends on its building, water and ZIP code; our free valuation runs the cut for your property.

Does a new-home community near me change my Cape Coral home's value?

It can. An estimated 1,685 builder first sales closed in the 12 months to September 25, 2026 at a $369,000 median, and in 33993 and 33909 builders make up 52.0 and 50.9 percent of single-family sales, against 2.2 percent in 33904. Builders' starting prices read October 7, 2026 began at $274,490, so a nearby community sets the price you compete against.

What Southwest Florida Sellers Say About Working With Us

Jesse McGreevy is a top-reviewed Cape Coral listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile. These clients sold across Southwest Florida; Cape Coral owners who value with us get the same clear number and the evidence behind it.

A seller on feedback from showings

★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review

An out-of-area seller who made one move easily

★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review

A client with 13 transactions on selling with us

★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed." Verified Google review

A seller handling a parents' house

★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review

A repeat seller who sold a third home with us

★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review

Thinking of Selling Your Cape Coral Home? Start With the Right Number

If you are asking what you can sell your Cape Coral house for, we price from the recorded sales on your water type and in your ZIP code: 5,804 home sales in the 12 months to September 25, 2026, sorted by saltwater canal, freshwater canal and no canal. To see Cape Coral homes on the market now, browse the listings on our Domain Realty Group site.

As the leaders of Domain Realty Group, our team has sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. We are the #5 real estate team in Florida (RealTrends 2026).

• 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

If you are thinking, "I need someone to sell my house in Cape Coral, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Cape Coral, Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Cape Harbour, Tarpon Point, Sandoval, Cape Royal, Coral Lakes, Entrada, or Stonewater, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.

What Is Your Cape Coral Home Worth? Get a Free Valuation in 60 Seconds.

Enter your address in the Home Valuation form at the top of this page for your free Cape Coral home valuation, read how we sell Cape Coral homes, or talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome. Buying in Cape Coral instead? Call Marc at (239) 287-5873 or read our guide to buying a home in Cape Coral.

Your Local Real Estate Experts

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

For more on the market, return to our Cape Coral community guide.

• 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 Cape Coral recorded-sale figure on this page comes from Lee County recorded sales through September 25, 2026 (county roll dated October 4, 2026), read through our county tool; days on market, sale-to-list ratios, months of supply, active listings and the Gulf Access split come from the Southwest Florida MLS pull of October 10, 2026 (source 89); every other fact traces to a primary source below, read October 7, 2026 unless dated otherwise. No brokerage, listing or automated-valuation site is cited. Builders' own pages are cited only for their own program and asking price, and the press items are attributed.

1. Lee County recorded sales: Lee County Property Appraiser parcel roll 20261004_LCPA_Parcel_Data_TXT.zip and sale data files, newest qualified sale September 25, 2026, six Cape Coral ZIP codes (33904, 33909, 33914, 33990, 33991, 33993), tabulated by McGreevy and Comisar on October 7, 2026 (held on file).
2. Lee County Property Appraiser, Property search, retrieved October 7, 2026.
3. Lee County Property Appraiser, Parcel fabric (FabricParcels), retrieved October 7, 2026.
4. City of Cape Coral Public Works GIS, Canals layer (960 records, WATER_TYPE FRESH or SALT), retrieved October 7, 2026.
5. City of Cape Coral GIS, Canals open data page (data updated May 12, 2025), retrieved October 7, 2026.
6. City of Cape Coral, Fresh Water and Salt Water Canals map, retrieved October 7, 2026.
7. City of Cape Coral, Assessments (annual rates and Utilities Extension Project tables), retrieved October 7, 2026.
8. City of Cape Coral, Utilities Extension Project overview, retrieved October 7, 2026.
9. City of Cape Coral, UEP Frequently Asked Questions, retrieved October 7, 2026.
10. City of Cape Coral, North 1 UEP, retrieved October 7, 2026.
11. City of Cape Coral, North 1 East assessment costs, retrieved October 7, 2026.
12. City of Cape Coral, North 1 West assessment costs, retrieved October 7, 2026.
13. City of Cape Coral, North 2 UEP (construction completed), retrieved October 7, 2026.
14. City of Cape Coral, North 3 UEP, retrieved October 7, 2026.
15. City of Cape Coral, Special Assessment FAQs, retrieved October 7, 2026.
16. City of Cape Coral, CapeIMS and the payoff request service, retrieved October 7, 2026.
17. City of Cape Coral, New Construction general information (Contribution in Aid of Construction, meter fee), retrieved October 7, 2026.
18. City of Cape Coral, Utility Capital Expansion Fees (rates effective July 27, 2026 through July 26, 2027), retrieved October 7, 2026.
19. City of Cape Coral, Water, Wastewater and Irrigation Rate Schedules, effective October 1, 2026, retrieved October 7, 2026.
20. City of Cape Coral, Miscellaneous Permit Fee Schedule, effective January 1, 2026, retrieved October 7, 2026.
21. City of Cape Coral, Permit Document Center, retrieved October 7, 2026.
22. City of Cape Coral, Seawall (with or without concrete dock) Guideline, Residential, last revised 6/22/2020 (process and inspections only), retrieved October 7, 2026.
23. City of Cape Coral, Revision of Commercial and Residential Seawall Alternative Guidelines, effective 1-1-2022, retrieved October 7, 2026.
24. City of Cape Coral, Substantial Improvement / Damage Application Checklist and Notice (FEMA 50% Rule), updated 07.01.25, retrieved October 7, 2026.
25. City of Cape Coral, Flood Protection, retrieved October 7, 2026.
26. City of Cape Coral, FEMA (NFIP letters, 11/22/24 notice), retrieved October 7, 2026.
27. City of Cape Coral, Land Development Code, Article 5, Chapter 4, Marine Improvements (sections 5.4.2 and 5.4.8), retrieved October 7, 2026.
28. City of Cape Coral, Land Development Code, section 4.1.3, Zoning district development dimensional standards, retrieved October 7, 2026.
29. City of Cape Coral, Chiquita Boat Lock (6/17 update: lock removal project complete), retrieved October 7, 2026.
30. City of Cape Coral, Canal Dredging, retrieved October 7, 2026.
31. City of Cape Coral, City Council Approves 2027 Budget, Maintains Millage Rate (October 6, 2026), retrieved October 7, 2026.
32. City of Cape Coral, HB 803 Permit Rules Effective July 1 (July 1, 2026), retrieved October 7, 2026.
33. City of Cape Coral, Property Tax Toolkit, retrieved October 7, 2026.
34. City of Cape Coral, Find Property Information, retrieved October 7, 2026.
35. City of Cape Coral, EnerGov Citizen Self Service (permit search), retrieved October 7, 2026.
36. City of Cape Coral, Cape Coral Snapshot (page updated December 2025), retrieved October 7, 2026.
37. City of Cape Coral, Cape History, retrieved October 7, 2026.
38. City of Cape Coral, Septic System (North 1 UEP project site), retrieved October 7, 2026.
39. City of Cape Coral, Flood elevation certificate portal (Forerunner), retrieved October 7, 2026.
40. City of Cape Coral, Geographic Information System (GIS), retrieved October 7, 2026.
41. Lee County Property Appraiser, General Exemption Info (Tax Year 2026), retrieved October 7, 2026.
42. Lee County Property Appraiser, Lee County Tax Rolls, retrieved October 7, 2026.
43. Lee County Property Appraiser, 2025 Taxing District Millage Book, retrieved October 7, 2026.
44. Lee County Property Appraiser, 2026 Taxing District Millage Book (printed 10/09/2026), retrieved October 15, 2026.
45. Lee County (LeeWay), Standard Toll Fares, retrieved October 7, 2026.
46. Lee County Community Development, Impact fee schedule, retrieved October 7, 2026.
47. Lee County Community Development, Flood information, retrieved October 7, 2026.
48. Lee County Community Development, FEMA map changes, retrieved October 7, 2026.
49. Lee County Community Development, FEMA map changes 2026, retrieved October 7, 2026.
50. Lee County, Lee Commissioners confirm design direction for Cape Coral bridge replacement (September 19, 2023), retrieved October 7, 2026.
51. Florida Statutes 2026, section 201.02, Tax on deeds, retrieved October 7, 2026.
52. Florida Statutes 2026, section 515.29, Residential swimming pool barrier requirements, retrieved October 7, 2026.
53. Florida Statutes 2026, section 553.79, Permits; applications; issuance; inspections, retrieved October 7, 2026.
54. Florida Statutes 2026, section 553.899, Mandatory structural inspections for condominium and cooperative buildings, retrieved October 7, 2026.
55. Florida Statutes 2026, section 689.261, Disclosure of ad valorem taxes to prospective purchaser, retrieved October 7, 2026.
56. Florida Statutes 2026, section 689.302, Disclosure of flood risks to prospective purchaser, retrieved October 7, 2026.
57. Florida Statutes 2026, section 718.112, Bylaws (structural integrity reserve study, reserves), retrieved October 7, 2026.
58. Florida Statutes 2026, section 718.503, Developer disclosure prior to sale; nondeveloper unit owner disclosure prior to sale; voidability, retrieved October 7, 2026.
59. Florida Department of Revenue, Save Our Homes annual assessment limitation table, retrieved October 7, 2026.
60. Florida Attorney General, How to Protect Yourself: Chinese Drywall, retrieved October 7, 2026.
61. Citizens Property Insurance Corporation, 2026 Approved Rate Changes by County, retrieved October 7, 2026.
62. Citizens Property Insurance Corporation, Inspections (4-point and roof rules), retrieved October 7, 2026.
63. Citizens Property Insurance Corporation, Your Wind Mitigation Inspection, retrieved October 7, 2026.
64. Florida Department of Business and Professional Regulation, Licence lookup, retrieved October 7, 2026.
65. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022), retrieved October 7, 2026.
66. U.S. Census Bureau, QuickFacts, Cape Coral city, Florida (V2025), retrieved October 7, 2026.
67. FEMA, Flood Map Service Center, retrieved October 7, 2026.
68. FEMA, FloodSmart, National Flood Insurance Program, retrieved October 7, 2026.
69. Federal Register, notice 2026-09850 (flood hazard determinations), retrieved October 7, 2026.
70. U.S. Consumer Product Safety Commission, How can I tell if my home has problem drywall?, retrieved October 7, 2026.
71. Federal Housing Finance Agency, House Price Index, retrieved October 7, 2026.
72. Federal Reserve Bank of St. Louis (FRED), All-Transactions House Price Index for Cape Coral-Fort Myers, FL (MSA), series ATNHPIUS15980Q, source FHFA, retrieved October 7, 2026.
73. Florida Realtors, Statewide by Metropolitan Statistical Area summary, August 2026 (released September 16, 2026), retrieved October 7, 2026.
74. D.R. Horton, New homes in Cape Coral, cited only for its own program and starting price, read October 7, 2026.
75. D.R. Horton, Stonewater, cited only for its own program and starting price, read October 7, 2026.
76. Lennar, New Homes in Cape Coral, cited only for its own program and price range, read October 7, 2026.
77. Pulte Homes, Cape Coral, cited only for its own wording, read October 7, 2026.
78. Maronda Homes, Burnt Store, cited only for its own program and price, read October 7, 2026.
79. Maronda Homes, Cape Coral Signature and Premier Series, cited only for its own program and price, read October 7, 2026.
80. Holiday Builders, Cape Coral market, cited only for its own program and starting price, read October 7, 2026.
81. Adams Homes, Cape Coral-North, cited only for its own program and starting price, read October 7, 2026.
82. Adams Homes, Cape Coral-Mid, cited only for its own program and starting price, read October 7, 2026.
83. Adams Homes, Cape Coral-South, cited only for its own program and starting price, read October 7, 2026.
84. LGI Homes, Cape Coral, cited only for its own program and starting price, read October 7, 2026.
85. Christopher Alan Homes, Cape Coral, cited only for its own program and starting price, read October 7, 2026.
86. Cape Coral Breeze, Cape Council sets fees, assessments (August 26, 2026), press report, retrieved October 7, 2026.
87. Gulfshore Business, Cape Coral City Council sets fiscal 2027 property tax cap (July 23, 2026), press report, retrieved October 7, 2026.
88. Southwest Florida MLS (Matrix), Residential property class, ZIP codes 33904, 33909, 33914, 33990, 33991 and 33993: closed sales September 26, 2025 to September 25, 2026 and active and pending listings as of October 10, 2026, pulled October 10, 2026 and tabulated by McGreevy and Comisar (held on file). Medians exclude Sold Data Entry rows; sale-to-list is sold price over final list price; months of supply is active listings over the average monthly MLS closings of the 12 months.

Downloadable Documents

These are the reference files a Cape Coral owner is most likely to need when valuing a home, each linked to the official source that publishes it: the City of Cape Coral, the Lee County Property Appraiser, the State of Florida, Citizens Property Insurance or the federal government.

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