Cape Coral new-construction buyer representation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008: which builders are selling, what a lot costs by ZIP and canal type, the city fee stack, utility extension areas and well and septic lots.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales and $2.5 Billion sold as a team. They are the #5 real estate team in Florida (RealTrends 2026).
This page is for the buyer about to buy a Cape Coral lot or walk into a builder's model home. The wider city story, from the canals to the Utilities Extension Project, lives in our Cape Coral area guide, and the county picture in our Lee County guide. What follows is the part a sales center does not volunteer: most new homes here go up one at a time on lots the city platted decades ago; what a lot sells for by ZIP code and by the water behind it; the city's fee lines for one new house; what a lot inside a Utilities Extension Project area adds; well and septic against city utilities; the platted communities that are still selling; and what Star Farms, Seven Islands and Bimini East are. By Jesse McGreevy and Marc Comisar, with every figure read from a primary source or the county's own recorded sales (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; builders' pages read October 7, 2026). Call Marc at (239) 287-5873 before your first builder visit, or call Jesse direct at (239) 898-6072. Updated October 2026.
Each point is sourced further down the page, and each one corrects something a Cape Coral new-construction buyer is likely to have assumed.
McGreevy and Comisar are the Cape Coral new-construction buyer's agents who read the lot's utility status, the city's fee lines and the builder's contract before you commit, because on a Cape Coral build the costly decisions come with the lot and at the sales-center door. They are Top 1% Real Estate Agents Nationally Since 2008.
A builder has a sales team, a purchase agreement written by its own lawyers, and often an affiliated lender and title company. A lot buyer has a seller who may know nothing about the assessment history of the parcel. Our job on a Cape Coral build is to be the person in the room whose duty runs to you, and the work is specific to this city. We check whether the lot sits inside a Utilities Extension Project area and what is owed, using the city's free payoff request. We check whether it has city water and sewer or will need a well and septic system. We check which water is behind it on the city's canal map. We read the city's fee lines for a new house. And we compare the builder's price against the county's recorded builder first sales in that ZIP code, which is the one benchmark a sales sheet will not show you.
If you are weighing us against other agents, our side-by-side look at the best real estate agents in Cape Coral sets out the yardsticks we think a buyer should use, so you can choose with that page open rather than on our word. For the resale side of the same decision, our guide to buying a home in Cape Coral covers ownership costs, insurance and the resale contract.
Jesse McGreevy and Marc Comisar hold the Top 1% Real Estate Agents Nationally Since 2008 distinction, the Gulfshore Life Magazine 5 Star Award for Customer Satisfaction for 21 Straight Years, an award only 5 out of more than 21,000 licensees have held, and the #1 Team in Southwest Florida since 2012 position. They are the #5 real estate team in Florida (RealTrends 2026), and between them they have over $900 million in personal sales. McGreevy and Comisar lead Domain Realty Group, whose team has sold over $2.5 Billion in real estate across more than 4,000 transactions. Those honors are evidence of a long record across Southwest Florida. The figures on this page that describe Cape Coral come from the Lee County recorded sales file and the city's own documents, and each one carries its source and its date.
Jesse and Marc handle their own buyers. The person who registers you with a builder is the person who reads the contract and negotiates it. Call Marc at (239) 287-5873, or call Jesse direct at (239) 898-6072. Our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral.
McGreevy and Comisar are Southwest Florida real estate experts who have represented buyers and sellers from Naples to Charlotte Harbor for more than two decades, including buyers purchasing directly from builders. The credentials below are the locked, verifiable record we publish on every page, stated exactly as awarded.
Jesse McGreevy holds Florida license SL3101296 and Marc Comisar holds BK3060671, both issued under Chapter 475, Florida Statutes, and both can be verified on the Florida Department of Business and Professional Regulation licensee search. McGreevy and Comisar is brokered by Domain Realty.
In Cape Coral most new homes go up one at a time on lots the city platted decades ago, not in master-planned builder communities. The Lee County roll holds 27,039 vacant residential parcels in the six Cape Coral ZIP codes, and builders sell house plans to put on them, so the buyer's first question is about the lot.
Data updated: October 2026 (Lee County Property Appraiser roll dated October 4, 2026, and Lee County recorded sales through September 25, 2026; builders' own Cape Coral pages read October 7, 2026; City of Cape Coral Land Development Code, read October 7, 2026).
The City of Cape Coral says it was founded in 1957 and "developed as a planned community." That plan was a plan of lots. The county roll carries 91,289 single-family parcels, 9,041 condominium parcels and 27,039 vacant residential parcels in the six Cape Coral ZIP codes, and in the 12 months to September 25, 2026 the county recorded 1,950 vacant lot sales at a median $45,000. About 88,000 homes stand in the city's numbered unit plats, the legal descriptions that begin "Cape Coral Unit" with no community name (Lee County roll dated October 4, 2026, a parcel count and not a sales figure).
That is why the new-home market here does not look like Estero or Babcock Ranch. The two platted communities with a builder selling, Stonewater and Coral Lakes, account for an estimated 83 of the 1,685 builder first sales in the 12 months: 38 at Stonewater plus 45 at Coral Lakes is 83, and 83 of 1,685 is 4.9 percent. The other estimated builder first sales closed on lots outside those two communities. Every builder count on this page is labeled "estimated" because the county tool infers a builder first sale from the first qualified sale within about a year of the year built.
The vacant residential parcels are concentrated in two ZIP codes. By ZIP code the roll holds 14,005 in 33993, 7,636 in 33909, 2,030 in 33991, 1,957 in 33914, 836 in 33990 and 575 in 33904. ZIP codes 33993 and 33909 together hold 21,641 of the 27,039, which is 80.0 percent, and they account for 75.7 percent of the 12-month lot sales (1,477 of 1,950). We use area words such as "North Cape" only with a ZIP code beside them, because the city publishes no four-quadrant definition and every number on this page is tied to a ZIP code.
The builders' own words are the best evidence of how they build here. Maronda Homes calls its Burnt Store program "Scattered Homesites" and states "No HOA. No CDD." Christopher Alan Homes sells on individual "spot lots" in South Cape Coral and North Cape Coral. Maronda's Signature and Premier Series and Holiday Builders both offer to build on your lot or theirs. The lot type for D.R. Horton, Lennar, Adams Homes, Sunlife Homes and Onx Homes is not stated on the pages we read. D.R. Horton does sell two separate product lines in Cape Coral, "Water and Sewer" and "Well and Septic," which is the builder's own evidence that some new-home lots sit outside the city utility area. The well-and-septic section below explains what that means for a buyer.
The city's economic development snapshot, on a page updated in December 2025, reports $1.7 billion of construction investment and 3,578 certificates of occupancy and completion in 2025. It describes the city as about 60 percent built out, projects a population of about 375,000 in 2050, and expects about 75 percent of new development to be in North Cape Coral. The U.S. Census Bureau estimated the city's population at 236,264 on July 1, 2025. We attribute those growth figures to the city; they are its projections, not ours.
The U.S. Census Bureau's Building Permits Survey publishes a place file for the City of Cape Coral. For calendar year 2025 it records 2,013 single-family units authorized, and 2,406 housing units of all types once two-unit and larger structures are added. For the first eight months of 2026, through August, it records 1,204 single-family units and 1,547 units of all types. A permit is an authorization, not a completion or a sale, and eight months is not a year, so we do not set the two periods side by side as a trend. The file is a useful second instrument: it counts what the city permits, while the county record counts what recorded deeds show closed.
An estimated 1,685 of the 6,348 recorded home sales in the six Cape Coral ZIP codes in the 12 months to September 25, 2026 were builder first sales, 26.5 percent, at a median $369,000. That is down from an estimated 2,044 a year earlier, while resales rose, so new homes are a large and shrinking share of the market.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, the 12 months to September 25, 2026 and calendar years 2019 to 2026; county roll dated October 4, 2026).
The county's file counts every qualified deed whether or not a home was ever listed. On the definition we use for builder splits, single-family homes, condominiums and new homes the roll still codes as vacant land, the six ZIP codes recorded 6,348 sales in the 12 months at a median $365,000. Of those, 4,663 were resales at a median $360,000, and an estimated 1,685 were builder first sales at a median $369,000, which is 26.5 percent of the total.
Worked example A, the share a year earlier: in the prior 12 months, an estimated 2,044 of 6,072 recorded sales were builder first sales (median $359,900). 2,044 divided by 6,072 is 33.7 percent. The share fell from 33.7 percent to 26.5 percent in one year.
The Property Appraiser values land and buildings as of January 1 and re-codes a new house after the fact. An estimated 544 further new-home closings in the 12 months sit on parcels the roll still codes as vacant land (median $353,938, range $85,000 to $2,725,000). The tool infers 538 of those 544 as builder first sales, and 542 of the 544 closed in calendar 2026. That is why every comparison on this page uses the definition that includes them: a count that reads only the parcels already coded as houses would miss the newest homes and overstate how far new-home sales have fallen.
Estimated builder first sales and all recorded home sales, six Cape Coral ZIP codes
Year | All home sales (single family plus condominium) | Median | Estimated builder first sales |
|---|---|---|---|
2019 | 6,890 | $232,000 | 1,473 |
2020 | 7,913 | $250,000 | 1,786 |
2021 | 10,246 | $310,000 | 2,143 |
2022 | 7,591 | $385,000 | 2,017 |
2023 | 6,592 | $385,000 | 2,317 |
2024 | 5,979 | $376,000 | 2,303 |
2025 | 6,384 | $357,994 | 1,967 |
2026, January 1 to September 25 | 4,209 (4,751 with the 542 new homes still coded vacant) | $369,000 ($365,000 with them) | 1,202 |
The peak builder year was 2023 at an estimated 2,317. The 2026 row is a part year and is never set beside a full year without the words "through September 25."
Single-family sales including parcels still coded vacant, by ZIP code, 12 months to September 25, 2026
ZIP | All sales | Estimated builder first sales | Estimated builder median | Resales | Resale median |
|---|---|---|---|---|---|
33904 | 727 | 16 | $540,000 | 711 | $439,000 |
33909 | 1,109 | 564 | $339,000 | 545 | $300,000 |
33914 | 1,218 | 118 | $674,500 | 1,100 | $495,000 |
33990 | 579 | 47 | $415,000 | 532 | $340,000 |
33991 | 692 | 164 | $557,775 | 528 | $385,000 |
33993 | 1,488 | 774 | $355,000 | 714 | $360,000 |
ZIP codes 33993 and 33909 together hold an estimated 1,338 of the 1,683 single-family builder first sales, 79.5 percent. Each place's own address carries its ZIP code: Stonewater is in 33993, Coral Lakes in 33909 and Cape Harbour in 33914.
The method in one paragraph: the Lee County Property Appraiser roll dated October 4, 2026 and the county sale file, DOR-qualified sales, the six Cape Coral ZIP codes. A builder first sale means the first qualified sale within about a year of the year built, or with the year built blank. The estimate cannot see which builder sold each home, and it cannot see a lot a builder sold before construction began. Matrix MLS counts 1,338 closed residential sales in the six Cape Coral ZIP codes in the same 12 months with the MLS status type New Construction, 1,299 of them single-family homes, at a $390,000 median after a median 60 days on market and 98.7 percent of the final list price (1,325 MLS-marketed closings; resales took 48 days at 96.9 percent); that is the MLS count of new homes listed for sale, while the county figure of an estimated 1,683 single-family builder first sales is a recorded-deed estimate, and no parcel match between the two was made. How many of these builder first sales were also listed on the multiple listing service: Information not available at time of publishing (checked 2026-10-07).
Data updated: October 2026 (Southwest Florida MLS (Matrix MLS), Residential, the six Cape Coral ZIP codes, closed September 26, 2025 to September 25, 2026; pulled October 10, 2026).
On the like-for-like definition, recorded home sales were 6,348 against 6,072 a year earlier, up 4.5 percent, and the median rose 1.4 percent from $360,000 to $365,000. Resales rose 15.8 percent, from 4,028 to 4,663, while estimated builder first sales fell 17.6 percent, from 2,044 to 1,685. Single-family homes alone, including the parcels still coded vacant, show 5,813 sales at a median $375,000 against 5,602 at $369,990, up 3.8 percent in count and 1.4 percent in median. We make no forecast from one year.
A vacant residential lot in the six Cape Coral ZIP codes sold at a median $45,000 in the 12 months to September 25, 2026, across 1,950 recorded sales. ZIP code and water decide the price: lots in 33993 and 33909 sold near $41,000, and saltwater canal-front lots sold at a median $240,000.
Data updated: October 2026 (Lee County recorded vacant residential sales, DOR use 00, the 12 months to September 25, 2026; City of Cape Coral canal layer joined to the county parcel map; county roll dated October 4, 2026).
In the 12 months to September 25, 2026 the county recorded 1,950 vacant residential lot sales in the six Cape Coral ZIP codes, at a median $45,000 and a range of $1,500 to $2,200,000. The roll holds 27,039 vacant residential parcels. In the prior 12 months the county recorded 1,470 lot sales at a median $48,000, so the count is up 32.7 percent and the median is down 6.3 percent.
The price bands show how cheap most lots are: 1,779 lots, 91.2 percent, sold under $200,000; 87 sold at $200,000 to $300,000; 32 at $300,000 to $400,000; 16 at $400,000 to $500,000; 18 at $500,000 to $750,000; 5 at $750,000 to $1,000,000; and 13 at $1,000,000 and up.
Vacant residential lots by ZIP code, 12 months to September 25, 2026
ZIP | Vacant parcels on the roll | Lot sales | Median lot price |
|---|---|---|---|
33904 | 575 | 47 | $260,000 |
33909 | 7,636 | 645 | $41,500 |
33914 | 1,957 | 191 | $135,000 |
33990 | 836 | 55 | $89,000 |
33991 | 2,030 | 180 | $87,000 |
33993 | 14,005 | 832 | $41,000 |
All six | 27,039 | 1,950 | $45,000 |
The spread is wide: the median lot in 33904 sold for $260,000 and the median lot in 33993 for $41,000. The two ZIP codes with the most vacant parcels, 33993 and 33909, are also the two with the cheapest lots.
We sorted lots by the water behind them. The method, in one sentence: the City of Cape Coral Public Works canal layer (960 canal polygons, each typed FRESH or SALT) was joined to the Lee County Property Appraiser parcel map with a 3 metre tolerance, and a parcel touching only saltwater polygons is "saltwater canal-front," only freshwater polygons "freshwater canal-front," and neither "no canal frontage."
Vacant lots by the water behind them, 12 months to September 25, 2026
Water behind the lot | Lots on the roll | Sales | Median | Range |
|---|---|---|---|---|
Saltwater canal-front | 2,650 | 221 | $240,000 | $79,000 to $2,200,000 |
Freshwater canal-front | 7,794 | 518 | $45,000 | $1,500 to $275,000 |
No canal frontage | 16,593 | 1,211 | $42,500 | $3,500 to $1,375,000 |
Worked example B, the price of salt water: a saltwater canal-front lot sold at a median 5.3 times a freshwater canal-front lot ($240,000 against $45,000) and 5.6 times a lot with no canal frontage ($240,000 against $42,500). The gap between a median saltwater and a median freshwater canal-front lot is $240,000 minus $45,000, which is $195,000.
For context on finished homes, single-family homes sold at medians of $698,000 on saltwater canal-front parcels, $440,000 on freshwater canal-front parcels and $337,500 with no canal frontage in the same 12 months, and our Cape Coral home valuation guide breaks those down by ZIP code and year.
The limits matter. This is canal-front by water type, not gulf access: no city or county layer we could read carries a gulf-access, sailboat-access or bridge-clearance attribute, so this page prints no gulf-access premium. The Gloriana Canal has no geometry in the City layer, so its frontage sits in the "no canal frontage" row unless the appraiser codes it otherwise.
Vacant residential lot sales by calendar year, six Cape Coral ZIP codes
Year | Lot sales | Median |
|---|---|---|
2019 | 690 | $13,500 |
2020 | 1,267 | $13,000 |
2021 | 3,501 | $30,000 |
2022 | 2,947 | $45,900 |
2023 | 1,704 | $45,500 |
2024 | 1,541 | $48,000 |
2025 | 1,599 | $48,000 |
2026 through September 25 | 1,494 | $45,000 |
Lot sales peaked in count in 2021 at 3,501 and the median has sat between $45,000 and $48,000 since 2022. We draw no forecast from the series.
R-1 is the standard single-family district in the city's Land Development Code. The code's dimensional standards, read on October 7, 2026, set the rules below. A lot that does not meet them is a lot to ask the city about before you buy.
R-1 single-family lot rules (Land Development Code Table 4.1.3.B and 4.1.3.C)
Rule | Standard |
|---|---|
Minimum lot size | 10,000 square feet |
Maximum impervious surface | 60 percent |
Front setback | 25 feet |
Front setback on a cul-de-sac | 18 feet |
Side setback | 7.5 feet |
Rear setback, house | 20 feet |
Rear setback, pool cage | 10 feet |
Side setback, corner lot | 10 feet |
Maximum height | 38 feet |
Minimum width at the setback line | 80 feet |
Minimum house size | 1,100 square feet |
Minimum house size next to a golf course or across from riverfront or saltwater-front lots | 1,400 square feet |
Minimum house size next to the river | 1,800 square feet |
Source: Land Development Code section 4.1.3, City of Cape Coral, read October 7, 2026.
Eight checks, in the order we run them, each with the public record that answers it:
Builders advertising new homes in Cape Coral on October 7, 2026 included D.R. Horton, Lennar, Pulte, Maronda Homes, Holiday Builders, Adams Homes, LGI Homes, Christopher Alan Homes, Sunlife Homes and Onx Homes, with starting prices from $274,490 to "the $450s" on their own pages. Those are advertised starting prices, not sale prices.
Data updated: October 2026 (each builder's own Cape Coral page, read October 7, 2026 by this run's research; prices are the builders' advertised starting prices on that date, not sale prices).
Builders advertising new homes in Cape Coral, as read October 7, 2026
Builder | Program as the builder names it | Product (builder's words) | Lot type in the builder's words | Advertised starting price, read October 7, 2026 | Source |
|---|---|---|---|---|---|
D.R. Horton | Stonewater | Gated community, single-family, 1,816 to 2,756 sq ft | Platted community | "From $328,990" | |
D.R. Horton | Cape Coral Water and Sewer | 3 to 5 bed | Not stated | "From the $315s" | |
D.R. Horton | Cape Coral Well and Septic | 3 to 5 bed, 1 story | Not stated | "From the $300s" | |
D.R. Horton | Tradition | 4 bed, 3 bath | Not stated | "From the $450s" | |
Lennar | New Homes in Cape Coral (306 Burnt Store Road South) | Six plans, 17 homes shown available | Not stated | $286,990 to $438,499, "no HOA fees" | |
Pulte | Sawgrass at Coral Lakes | Townhomes | Platted, inside Coral Lakes | "from the low $300Ks," wording on Pulte's Cape Coral page | |
Maronda Homes | Burnt Store | Single-family | "Scattered Homesites"; "No HOA. No CDD." | "Completed home pricing from the $349s" | |
Maronda Homes | Signature and Premier Series | Single-family | Build on your lot or the builder's | "From the $299s" | |
Holiday Builders | Cape Coral | 1,284 to 3,312 sq ft | Your own lot or a builder homesite | "Priced From $274,490" | |
Adams Homes | Cape Coral-North | 1,755 to 2,330 sq ft | Not stated | "Starting from the High $300s" | |
Adams Homes | Cape Coral-Mid and Cape Coral-South | Same plan range | Not stated | "Low $400s" | |
LGI Homes | Cape Coral (information center on Tropicana Parkway West, 33993, "Northern Cape Coral") | 1,140 to 1,984 sq ft | Not stated | "From $321,900" | |
Christopher Alan Homes | Cape Coral | Single-family | "Spot lots" in South and North Cape Coral | "from $294k" | |
Sunlife Homes | Cape Coral | 1,333 to 2,265 sq ft | Not stated | "$299,900" | |
Onx Homes | On Cape Coral | 4 bed, 2.5 bath | Not stated | "$300,000s" |
Builder names are printed exactly as each builder writes them. No concession or incentive offer is printed, and each builder page is cited only for its own program.
A Cape Coral lot in the North 1 East utility extension area carries an assessment of $32,288 per equivalent parcel paid up front before a house goes on it, and the first sales-center visit is where buyer representation is won or lost. Call before you visit: book your Cape Coral new construction consultation, see how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072. If you own a home you will sell to fund the new one, get a Cape Coral home valuation first, or start from our Southwest Florida home valuation page.
D.R. Horton showed four Cape Coral programs on October 7, 2026: Stonewater, a gated community of single-family homes ("From $328,990," 1,816 to 2,756 square feet, 3 to 4 bedrooms); Cape Coral Water and Sewer ("From the $315s," 3 to 5 bedrooms, 2 to 3 baths); Cape Coral Well and Septic ("From the $300s," 3 to 5 bedrooms, one story); and Tradition ("From the $450s," 4 bedrooms, 3 baths, one story). The builder shows Stonewater as "Closing Out" on its Cape Coral page. The separate Water and Sewer and Well and Septic lines tell a buyer something no price list does: some of the lots these homes go on do not have city utilities at the street, and the section on well and septic below explains what that changes.
Lennar's Cape Coral page, with a model-home address at 306 Burnt Store Road South, listed prices from $286,990 to $438,499 and 17 homes shown as available on October 7, 2026, with the statement "no HOA fees." The six plans shown were the Bloom, Celeste, Dover, Hartford, Trevi and The Summerville II, from 1,487 to 2,444 square feet. Lennar's newsroom announced the model homes on December 19, 2024 under the headline "Lennar Debuts New Model Homes in Cape Coral, FL with No HOA Fees." The page does not say what kind of lot each home sits on.
Pulte was selling Sawgrass at Coral Lakes, a townhome community inside Coral Lakes, on October 7, 2026, with 3 bedrooms, 2.5 bathrooms and a one- or two-car garage. The "from the low $300Ks" wording sits on Pulte's Cape Coral page as a general statement for its townhomes, and the community listing itself loads by script, so we print the wording as Pulte's and tie it to no individual home. The county's record of Coral Lakes is in the communities section below.
Maronda showed two Cape Coral programs. Its Burnt Store program offers single-family homes on "Scattered Homesites" with "Completed home pricing from the $349s" and the statement "No HOA. No CDD." Its Signature and Premier Series is priced "From the $299s" and offers to build on your lot or Maronda's, again with no HOA or CDD fees stated. Maronda is the clearest builder statement of how Cape Coral new construction works: the lot comes first.
Holiday Builders advertised "Priced From $274,490," the lowest starting price read on any builder page that day, for homes from 1,284 to 3,312 square feet in its Cornerstone, Value and Inspire collections. Its communities page says buyers can build on their own lot or on a Holiday Builders homesite. A starting price is the builder's marketing figure, so ask what it includes before you compare it with a lot price.
Adams Homes showed three Cape Coral model locations, in ZIP codes 33909, 33991 and 33914. Its Cape Coral-North page read "New Homes Starting from the High $300s" and its Mid and South pages read "Low $400s," for 3 to 4 bedroom, one-story plans from 1,755 to 2,330 square feet. The pages do not state the lot type.
LGI Homes lists a Cape Coral information center on Tropicana Parkway West, ZIP 33993, which its page describes as Northern Cape Coral, with homes "From $321,900" in 3 to 5 bedroom single-story plans from 1,140 to 1,984 square feet. The page showed its homes as move-in ready.
Christopher Alan Homes advertises single-family homes "from $294k" on individual spot lots in South Cape Coral and North Cape Coral. Sunlife Homes advertised "$299,900," with 3 to 4 bedroom plans from 1,333 to 2,265 square feet. Onx Homes advertised "$300,000s" for a 4 bedroom, 2.5 bath, one-story plan. Only Christopher Alan states its lot type.
We read these builders' own pages on October 7, 2026, and we state what we searched rather than claiming a builder is absent from the market. Taylor Morrison's Cape Coral page listed no community in the city. Toll Brothers' Cape Coral page lists communities outside the city. We found no Cape Coral page for Meritage, KB Home or Neal Communities in the searches we ran. Entrada is not on D.R. Horton's current Cape Coral list. Caloosa Creek at Cape Coral's 160 homes are advertised for rent by their operator and have no recorded qualified sale on the county roll, so they are not a new-home purchase.
Two different instruments are in play and the page names both. Builders' own starting prices, read on their pages on October 7, 2026, ran from $274,490 to "the $450s." The county's recorded sales show a median of $369,000 for the estimated 1,685 builder first sales in the 12 months to September 25, 2026, and by ZIP code the builder medians ran from $339,000 in 33909 to $674,500 in 33914 (table in the sales section above). A starting price excludes the lot premium and the options and, on a buyer's own lot, the lot itself. We say that as a general caution and print no figure for it.
Cape Coral has few platted new-home communities with a builder selling. On October 7, 2026 D.R. Horton showed Stonewater in ZIP 33993 as closing out, Pulte was selling Sawgrass at Coral Lakes townhomes in ZIP 33909, and the developer of Cape Harbour described its remaining land as primarily townhomes in ZIP 33914.
Data updated: October 2026 (builders' and the developer's own pages read October 7 and October 10, 2026; Lee County recorded sales, 12 months to September 25, 2026).
Platted Cape Coral communities with new homes, as of October 7, 2026
Community | ZIP | Builder or developer | Product | Status in the builder's or developer's words | County record, 12 months to September 25, 2026 |
|---|---|---|---|---|---|
Stonewater | 33993 | D.R. Horton | 337 single-family homes per the builder, gated | "Closing Out"; "From $328,990" | 42 recorded sales, median $378,070; an estimated 38 builder first sales at $378,070; 4 resales |
Coral Lakes, with Sawgrass at Coral Lakes | 33909 | Pulte (Sawgrass) | Townhomes | "Now Selling" on Pulte's page; "from the low $300Ks" wording on Pulte's Cape Coral page | 67 recorded sales, median $247,990; an estimated 45 builder first sales at $245,990; 22 resales at $307,500 |
Cape Harbour, remaining phase | 33914 | Realmark (the Cape Harbour developer) | Remaining buildable land "primarily consisting of on and off-water townhomes" | Last phase "expected to be completed in three parts"; the status of Marina Villas at Cape Harbour is not shown in the record we read | Cape Harbour as a whole: 31 recorded sales, median $487,500, 2 estimated builder first sales |
Stonewater is a gated new-construction community in ZIP 33993, with 337 single-family homes per the builder. D.R. Horton's page lists plans of 1,816 to 2,756 square feet with 3 to 4 bedrooms, places the community north of US-78, mentions an eagle preservation zone, and lists a fitness center, playground, pickleball, pool and tennis. The builder shows it as "Closing Out" and starting "From $328,990." The county recorded 42 sales in the 12 months, at a median $378,070 with a range of $299,000 to $496,515, of which an estimated 38 were builder first sales and 4 were resales. We found no association fee for Stonewater on a dated first-party document, so none is printed.
Coral Lakes is a community in ZIP 33909 on Coral Lakes Boulevard. Its association's own site lists a gated entry, a clubhouse, two pools, a fitness center, tennis, pickleball, bocce, basketball, volleyball, baseball fields and a playground; we cite that site only for the amenity list. Pulte's Sawgrass at Coral Lakes townhomes are the new homes selling inside it. The county recorded 67 sales in the community in the 12 months (every legal description beginning Coral Lakes in ZIP 33909, every use code), at a median $247,990 with a range of $195,000 to $605,000. An estimated 45 were builder first sales at a median $245,990, and 22 were resales at $307,500. We found no dues figure on a dated first-party document, so none is printed.
Cape Harbour, in ZIP 33914, is a marina district whose developer, Realmark, describes a 76-slip marina, three residential condominiums, town homes and villas. Its page says new construction continues on the remaining buildable land, "primarily consisting of on and off-water townhomes," in a last phase "expected to be completed in three parts," and it names Coach Homes at Cape Harbour, Villas at Harbour Pointe, Marina View and Marina South Towers among the existing neighborhoods. The name Marina Villas at Cape Harbour is not on the developer pages we read, and no record we could read shows its current status, product or unit count. So we do not call it townhomes or condominiums, and we print no price, count or builder for it. The county recorded 31 sales across every Cape Harbour legal description in ZIP 33914 in the 12 months, at a median $487,500 with a range of $330,000 to $3,150,000, and an estimated 2 of them were builder first sales. What would settle the question is the developer, or the recorded condominium or plat documents.
The builders' own words differ from community to community. Lennar's Cape Coral page says "no HOA fees," and Maronda's Burnt Store page says "No HOA. No CDD." We found no association or community development district fee for any new Cape Coral community on a dated first-party document, so this page prints none. The new districts at Star Farms and Seven Islands are covered in the pipeline section below. For how an association works when you do buy into one, see what every homebuyer should know about HOAs.
Florida law requires a disclosure in the contract. Under section 190.048, Florida Statutes, every contract for the initial sale of a parcel or residential unit in a community development district must carry a disclosure directly above the buyer's signature line, in bold type larger than the rest of the contract. It states that the district may impose and levy taxes or assessments, or both, on the property to fund construction, operation and maintenance of district facilities and services; that the district board sets them each year; and that they are separate from county, local and other taxes and assessments. If a new Cape Coral contract names a district, find that paragraph before you sign. We read the statute on the Legislature's site on October 10, 2026.
A community development district can ask the county to collect its assessment on the property tax bill. Under section 197.3632, a local government adopts a resolution at a public hearing to use the uniform method, the assessment roll is adopted at a public hearing between January 1 and September 15 with mailed and published notice at least 20 days before, the roll is certified to the tax collector by September 15, and the assessments appear on the combined tax notice. Collection then follows chapter 197, including the early-payment discounts, penalties and tax certificates. Capital project assessments may be levied before the project is complete. The practical meaning for a buyer is that a district assessment arrives on the same yearly bill as the property tax, and unpaid, it is collected like one. We read the section on October 10, 2026. We have no adopted assessment or budget for the Star Farms or Seven Islands districts, and so print none.
Section 720.307 says when a developer must let go of a homeowners' association. Owners other than the developer elect at least a majority of the board at the earliest of several events: three months after 90 percent of the parcels in all phases the association will operate are conveyed to other members; another percentage, date or event in the governing documents; the developer abandoning the association; a developer bankruptcy filing under Chapter 7; loss of the developer's title by foreclosure or deed in lieu; or a receiver not discharged within 30 days. Builders and contractors who buy parcels to build and resell are not counted as "members other than the developer." Owners elect at least one director once 50 percent of the parcels are conveyed to them, and the developer may keep one seat while it holds at least 5 percent of the parcels for sale in the ordinary course. At turnover the developer must deliver the association's records and property to the board, at its own expense, within 90 days at most, and the financial statements of an association incorporated after December 31, 2007 must be audited by an independent CPA. The section does not apply to associations that existed before its effective date or to a development of regional impact. We read the section on October 10, 2026.
Entrada, in ZIP 33909, was developed by D.R. Horton per its association's own site, which states 721 homes, and it is not on D.R. Horton's current Cape Coral list. The county recorded 26 sales at Entrada in the 12 months at a median $347,500. Sandoval is a planned Cape Coral community in ZIP 33991 whose homes are bought on resale: the county recorded 92 sales there in the 12 months at a median $359,500, with none estimated as builder-direct. If you would rather buy into an established planned community than build on a lot, our Sandoval guide is the place to start.
A new single-family home in Cape Coral pays the city's mobility fee of $3,765 and four impact fees totaling $2,611.87, which is $6,376.87, under the ordinances as presented to Council. With utility capital expansion fees the city lines reach $13,622.87 or $14,720.87, before permit fees and the meter fee.
Data updated: October 2026 (City of Cape Coral Utility Capital Expansion Fees effective July 27, 2026; Miscellaneous Permit Fee Schedule effective January 1, 2026; rate schedule effective October 1, 2026; mobility and impact fees under the city's 2025 and 2026 ordinances as presented to Council, as reported; Lee County impact fee schedule; all read October 7, 2026).
The mobility fee and the four impact fees on this page are printed "under the city's 2025 and 2026 impact fee ordinances as presented to Council." We read the amounts on the ordinance copies on the Council agenda and in the Mayor's message and the local press, but we could not read the signed ordinances themselves, and the city has not posted a single impact fee schedule that we could read. The city confirms the amounts at permit. The utility fees, the meter fee and the permit fees below come from dated city documents.
City cost lines for one new single-family home in Cape Coral, as of October 7, 2026
Line | Amount | Basis and date | Source |
|---|---|---|---|
Mobility fee (it replaced the road impact fee on January 1, 2026) | $3,765 | 2026 step; the road impact fee was $3,347 | Council ordinance and Mayor's message of October 3, 2025, as reported |
Fire and rescue impact fee | $646.83 | From July 1, 2026; was $574.96 | Ordinance 12-26 as presented, as reported |
Police impact fee | $671.12 | From July 1, 2026; was $596.55 | Ordinance 12-26 as presented, as reported |
Advanced life support impact fee | $39.54 | From July 1, 2026; was $35.15 | Ordinance 12-26 as presented, as reported |
Parks (recreational facilities) impact fee | $1,254.38 | From July 1, 2026; was $1,115 | Ordinance 11-26 as presented, as reported |
Water capital expansion fee, city irrigation not available | $3,027 | Effective July 27, 2026 to July 26, 2027 | |
Water capital expansion fee where city irrigation is available | $1,520 | Same | Same |
Irrigation capital expansion fee | $2,636 | Same | Same |
Sewer capital expansion fee, District 1 | $3,090 | Same | Same |
Sewer capital expansion fee, District 2 | $4,188 | Same | Same |
Water meter installation, 5/8 inch | $325.00 ($430.00 for 1 inch) | Schedule effective October 1, 2026 | |
Residential utility security deposit | $225.00 | Same | Same |
New account application fee | $20.00 | Same | Same |
Floodplain review | $55.00 per review | Schedule effective January 1, 2026 | |
First residential plan re-submittal | $160.00 | Same | Same |
Re-inspection fees | $48.00, $67.00, $86.00 and $192.00 (first to fourth) | Same | Same |
Residential completion permit or extension | $115.00 | Same | Same |
Florida Building Code permit surcharge | 2.5 percent | Same | Same |
Private provider plan review or inspection | 15 percent discount on building permit fees | Same | Same |
Building permit fee for the house | Not printed: the city's new construction fee schedule carries no effective date | Undated | |
Lee County school impact fee | $2,879 plus a 3 percent administrative fee on the county's schedule; whether the city collects it with a Cape Coral permit was not confirmed, so it is in no sum | County schedule |
Mobility fee for a single-family detached home, by year
Year | Fee |
|---|---|
Before 2026 (road impact fee) | $3,347 |
2026 | $3,765 |
2027 | $4,184 |
2028 | $4,602 |
2029 | $5,021 |
The basis is the ordinance copy on the Council agenda (Ordinance 42-25) and the Mayor's message of October 3, 2025, which describes a fee of "$3,347 per dwelling unit" rising by $418 each year, capped at 12.5 percent a year for four years. The signed ordinance was not readable to us, so the steps after 2026 are labeled as scheduled.
Worked example C, what waiting costs: a permit pulled in 2029 pays $1,256 more than one pulled in 2026 ($5,021 minus $3,765).
City impact fees for one new home, as presented to Council
Fee | Before July 1, 2026 | From July 1, 2026 | 2027 | 2028 | 2029 |
|---|---|---|---|---|---|
Fire and rescue | $574.96 | $646.83 | $718.70 | $790.57 | $862.44 |
Police | $596.55 | $671.12 | $745.69 | $820.26 | $894.83 |
Advanced life support | $35.15 | $39.54 | $43.94 | Not stated | Not stated |
Parks | $1,115 | $1,254.38 | $1,393.75 | $1,533.13 | $1,672.50 |
Total | $2,321.66 | $2,611.87 |
The 2027 to 2029 totals are not printed because the advanced life support steps after 2027 are not stated in the record we read.
Worked example D, the four fees added up: $646.83 plus $671.12 plus $39.54 plus $1,254.38 is $2,611.87. The same four before July 1, 2026 total $2,321.66 ($574.96 plus $596.55 plus $35.15 plus $1,115). The increase is $290.21, the same figure the press reported.
The city's Utility Capital Expansion Fees, rates effective July 27, 2026 through July 26, 2027 (Ordinance 12-24), apply to a single-family home with a 5/8 inch meter. Which water figure applies depends on whether city irrigation is available: $3,027 where it is not; where it is, $1,520 for water plus $2,636 for irrigation. Sewer is $3,090 in District 1 or $4,188 in District 2, and the district is confirmed on the city's CapeIMS site.
The city collects these fees on the new construction permit for properties in the utility area before the Southwest 6 and 7 expansion, with exclusions the city page does not list. They may be financed for six years on the tax bill at the Wall Street Journal prime rate plus 1 percent plus a 1 percent administrative fee, as the city's new construction billing page states.
Here are the only three sums this page prints. Each is "city impact and capital lines listed above, before permit fees, the meter fee and any school impact fee."
No other sum is printed. The lot, the house and the permit fee are separate, and they are set by the lot seller, the builder's contract and the city at permit. We publish no cost per square foot to build and no build timeline, because no primary source gives either.
A lot in a Utilities Extension Project area carries the assessment described in the next section. A lot outside the areas but within 200 feet of city lines pays the Contribution in Aid of Construction. The meter fee and deposit are paid when service starts. One question the record we read does not settle: the city's page states a capital-expansion-fee rule for utility-area properties before the Southwest 6 and 7 expansion and does not say in words whether a lot that paid an assessment in the later areas also owes the capital expansion fees at permit. We therefore print no rule for that case. Ask the city for the lot's fee estimate at permit, and read the lot's CapeIMS record.
A Cape Coral lot inside a Utilities Extension Project area carries a special assessment for water, sewer and irrigation lines. In North 1 East it is $32,288 per equivalent parcel paid up front or $33,142 financed, and in North 1 West $33,367 or $35,930, billed on the property tax bill when financed.
Data updated: October 2026 (City of Cape Coral assessments page and Utilities Extension Project pages, read October 7, 2026).
The city says water, sewer and irrigation service has been extended to nearly all of Cape Coral south of Pine Island Road. North of it the project proceeds by area: North 2 is complete, North 1 is under way, North 3 is in design, and North 5 and North 6 are under study. A new-home buyer north of Pine Island Road checks the lot's area first.
Utilities Extension Project assessments per equivalent parcel (10,000 square feet), City of Cape Coral
Area | Paid up front | Financed (city's figure, includes financing costs) | Term and rate | First on the tax bill |
|---|---|---|---|---|
North 1 East | $32,288 | $33,142 | 30, 25 or 20 years at 6.25 percent | 2026 |
North 1 West | $33,367 | $35,930 | 30, 25 or 20 years at 6.50 percent | 2024 |
North 2 | $18,032 | $20,726 | Line extension 20 years at 5.00 percent; capital charge 6 years at 4.08 percent | 2018 |
Pine Island | $10,296 | $11,496 | 20 years | Between 2001 and 2014 |
Southwest 1 | $13,236 | $14,676 | 20 years | Between 2001 and 2014 |
Southwest 2 | $16,329 | $17,369 | 20 years | Between 2001 and 2014 |
Southwest 3 | $13,936 | $15,896 | 20 years | Between 2001 and 2014 |
Southwest 4 | $24,742 | $25,234 | 20 years | Between 2001 and 2014 |
Southwest 5 | $20,440 | $20,889 | 20 years | Between 2001 and 2014 |
Southwest 6 and 7 | $15,407.51 | $17,174.15 | 20 years | Between 2001 and 2014 |
Southeast 1 | $23,310 | $24,548 | 20 years | Between 2001 and 2014 |
Surfside | $13,737 | $13,971 | 20 years | Between 2001 and 2014 |
North Central Loop | $17,610 | $17,814 | 20 years | Between 2001 and 2014 |
We use the city's own table labels: "Initial Pre-Payment Amounts (includes any discounts offered and without financing costs)" for the up-front column and "Amounts Financed (includes financing costs)" for the financed column. North 1 West is the highest amount on the city's table, and the North 1 East up-front amount is 1.79 times North 2's. Source: the City of Cape Coral assessments page.
The North 1 East up-front amount of $32,288 is a line extension charge of $25,538 (water $8,221, sewer $9,607, irrigation $7,710) plus a capital facility expansion charge of $6,750 (water $1,106, sewer $3,390, irrigation $2,254). The financed amount is $33,142 ($26,212 for the line extension plus $6,930 for the capital charge) over 30, 25 or 20 years at 6.25 percent, with the first year on the tax bill in 2026; the term is 30 years if the owner chooses none. The final assessment resolutions (351-25, 352-25 and 353-25) were approved on November 19, 2025, notices to proceed were issued from December 2025, and the city anticipates completion by the end of 2027 after about two years of construction. North 1 as a whole covers about 4.3 square miles with about 3,000 improved and 5,400 unimproved parcels.
Worked example F, North 1 East: $25,538 plus $6,750 equals $32,288 up front. On the 30-year term the maximum yearly installments are $855 for water, $997 for sewer and $803 for irrigation ($2,655) on the line extension, plus $126, $360 and $244 ($730) on the capital charge, which is $3,385 a year. We do not multiply by the term, because the city's table prints no lifetime figure.
North 1 West's up-front amount of $33,367 is a line extension charge of $26,617 (water $7,246, sewer $13,330, irrigation $6,041) plus the same $6,750 capital charge. Financed, it is $35,930 ($28,658 plus $7,272) over 30, 25 or 20 years at 6.50 percent, first billed in 2024. The city reports that all contractors have been issued substantial completion and all Notice of Availability letters have been sent.
Worked example G, North 1 West: $26,617 plus $6,750 equals $33,367 up front. On the 30-year term the maximum yearly installments are $812 for water, $1,490 for sewer and $660 for irrigation ($2,962), plus $131, $383 and $258 ($772) on the capital charge, which is $3,734 a year.
North 2 is complete. Its up-front amount of $18,032 is a line extension charge of $12,632 (water $3,021, sewer $7,457, irrigation $2,154) plus a capital charge of $5,400. Financed, it is $20,726 ($13,976 plus $6,750): the line extension over 20 years at 5.00 percent, first billed in 2018, and the capital charge over 6 years at 4.08 percent. Construction began in November 2017 and is completed, over about 5 square miles and about 8,800 parcels.
The city's North 3 project page said, when read on October 7, 2026, that design was 75 percent complete, bidding was planned around summer 2026 and construction would start by the end of 2026 and last about two years, over about 3 square miles with about 1,900 improved and 3,200 unimproved parcels. We found no bid award. The city's fiscal year 2027 budget adds $37.1 million for the North 3 extension. North 5 and North 6 are at the study stage on the city's index. We print no later-area years.
Outside an assessment area but within 200 feet of city lines, a new build pays a Contribution in Aid of Construction at the latest Utilities Extension Project rates per equivalent parcel: water $8,221, sewer $9,607 and irrigation $7,710, a total of $25,538, effective November 20, 2025. It may be financed for 15 years on the tax bill.
The city's own answers to the question buyers ask most are plain. You do not have to pay off an assessment if you sell the property; it continues to be assessed against the property regardless of the owner, though some banks and other lending institutions may require payment in full. A special assessment is, in general, not a lien: 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, and any one or all of the assessments may be paid in full later. Hardship and deferral liens must be paid in full at closing. Before you close, ask for the free payoff request described in the lot checklist above.
The seller's side of the same closing is on our page about selling a home in Cape Coral, which covers the assessment at the seller's closing.
A Cape Coral lot either has city water, sewer and irrigation at the street, sits in a Utilities Extension Project area that will get them, or needs a private well and septic system. D.R. Horton even sells separate "Water and Sewer" and "Well and Septic" home lines in Cape Coral.
Data updated: October 2026 (City of Cape Coral UEP FAQ, North 1 project site, new construction and permit fee pages; D.R. Horton's Cape Coral page as read by this run's research; read October 7, 2026).
Three records answer it. The city's free payoff request through CapeIMS lists utility balances and assessments for the parcel. The Utilities Extension Project area pages show which area, if any, the lot is in and how far the work has come. And the 200-foot rule for city lines decides whether a lot outside any area owes the Contribution in Aid of Construction, because that applies when city services are available within 200 feet.
On a lot with no city lines, the Florida Department of Health in Lee County handles septic system permits and inspections. The city's single domestic well permit costs $347.00 on its schedule effective January 1, 2026. A septic receipt is among the documents the city asks for with a new house permit where it applies. We do not print the septic permit fee, because the county health department's schedule is the document that sets it and we did not read it.
The city's Utilities Extension Project FAQ says a developed property "must connect within 180 days of the date on the Notice of Availability Letter." In North 2 the Council gave "an additional 60 days," 240 days in all (Resolution 216-20, September 14, 2020). The date that binds an owner is the one on the owner's Notice of Availability. An undeveloped parcel connects before its Certificate of Occupancy.
The city's North 1 project site says "Septic tank abandonment must be completed within 90 days following connection to public sewer." The abandonment permit is $100 for most systems, and tanks are collapsed and abandoned, not removed. 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. That range already includes abandonment, so the $100 permit is not added to it.
The city says "Water wells can remain intact, but residents may or may not use it for irrigation," depending on the project area. If you plan to keep a well, ask which rule applies to your area before you buy.
Utility situation of a Cape Coral lot, and what it means for a new home
Situation | What the buyer pays or does |
|---|---|
City water, sewer and irrigation at the lot | Capital expansion fees at permit ($1,520 water with irrigation $2,636, or $3,027 water alone; sewer $3,090 or $4,188); meter $325 and deposit $225 at service |
Inside an extension area | The area's assessment, up front or financed on the tax bill; connect within the time on the Notice of Availability |
Outside the areas, within 200 feet of city lines | Contribution in Aid of Construction of $25,538, financeable for 15 years |
No city lines nearby | A private well (permit $347) and a septic system (Department of Health permit); later connection and abandonment when lines arrive |
A Cape Coral lot on a saltwater, brackish or tidal canal must have a seawall along its whole water frontage, built and maintained at the owner's expense, and a freshwater lot needs a seawall or an approved alternative. A residential seawall permit costs $147 on the city's 2026 schedule.
Data updated: October 2026 (City of Cape Coral Land Development Code sections 5.4.2 and 5.4.8; Miscellaneous Permit Fee Schedule effective January 1, 2026; residential seawall guideline; read October 7, 2026).
Section 5.4.8.A 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 says seawalls "shall be structurally maintained at owner's expense." State environmental approval (a Florida Department of Environmental Protection approval or the federal SAJ-91 authorization) is part of a saltwater seawall or dock permit and is not required on freshwater sites. We print no seawall construction cost, no cap elevation and no city replacement program, because none of those appears on a city document we could read.
Section 5.4.8.B says 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. For freshwater seawall alternatives, permit applications from January 1, 2022 follow rules on slope: the slope may not extend past the property line above the controlling weir elevation, starts no steeper than 4 to 1 and reaches no steeper than 3 to 1 at the property line, and needs an as-built survey. The freshwater canals also provide irrigation storage, and weirs and control structures manage their levels.
Section 5.4.2 limits what a canal-lot owner can build in the water: pilings may not rise more than 10 feet above the seawall cap; dock decking may not rise more than 2 feet above the cap (4 feet on the Caloosahatchee River); and a dock or piling may never leave less than 50 percent of the calculated waterway width navigable.
Marine and site permit fees, City of Cape Coral, schedule effective January 1, 2026
Permit | Fee |
|---|---|
Residential seawall | $147.00 |
Seawall alternative | $267.00 |
Seawall repair | $240.00 |
Concrete dock | $280.00 |
Stand-alone residential boat lift or davit | $107.00 |
Residential pool | $307.00 |
Residential lawn irrigation | $66.00 |
Single domestic well | $347.00 |
Residential fence | $107.00 |
The schedule adds a 2.5 percent state surcharge on Florida Building Code permits and says "Building Permit Fees Only. Additional fees may apply." The city's older residential seawall guideline, last revised June 22, 2020, still prints a lower fee line, and the January 1, 2026 schedule is the fee instrument that controls.
A seawall is placed at the property line. The city's inspections are the slab, the cap, alignment and tieback, the concrete dock form and steel where a dock is included, and a final. The permit expires six months after issuance, a Notice of Commencement is needed when the value is $2,500 or more, and a floating turbidity screen stays in place during the work. A licensed general, residential, building or marine contractor, or an owner-builder, may pull the permit. A seawall or dock inspection at a sale is a matter of the contract's inspection terms, not a city requirement we found, and we state no day count.
The city publishes a map of fresh and salt water canals, and it is the public record for which water type is behind a lot. The city describes "more than 400 miles of canals," designed for flood control and water quality. Its Stormwater Fund sets aside $2 million a year for canal dredging, rising with inflation, and dredging needs approval from the U.S. Army Corps of Engineers and the Florida Department of Environmental Protection. The Chiquita Lock removal finished on June 17, 2025, per the city, which reports that dredging equipment and turbidity barriers were removed that day and urges boaters to use caution near the site because shallow areas may be present. We name no lock as a present feature of the canal system.
Many are. The City of Cape Coral says more than 60 percent of Cape Coral is in a FEMA-mapped Special Flood Hazard Area, and a new home there must put its lowest floor at or above the base flood elevation plus 1 foot of freeboard. The current flood maps took effect November 17, 2022.
Data updated: October 2026 (City of Cape Coral Flood Protection page, FEMA notice and 50 percent rule packet updated July 1, 2025; city release of July 1, 2026; read October 7, 2026; Florida Building Commission pages read October 10, 2026).
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. The city's rule text is in Article 11 of the Land Development Code (definitions) and its floodplain article. The high-risk zones on the city's maps are AE and VE, and the city's worksheet treats buildings from before August 17, 1981 as pre-FIRM, built before the first flood insurance rate maps.
Cape Coral holds a Community Rating System Class 5 rating, reached in 2010, worth a 25 percent flood insurance discount that FEMA's current rating method applies to every NFIP policy in the city, X zone included. On November 22, 2024 the city announced "Cape Coral Retains 25% Flood Insurance Discount, Avoids FEMA Probation," and the city was not placed on probation. We print no flood insurance premium, because no regulator or city document we could read gives one for Cape Coral.
Many elevation certificates are on the city's Forerunner portal, and buildings from before 1993 may not have one on file. For a new build the elevation certificate is a document you ask the builder or surveyor for; for a resale it is a document you look up before you offer.
The 50 percent rule, as the city states it in a notice updated July 1, 2025, says an improvement or repair "the cost of which equals or exceeds 50% of the market value of the building or structure before the improvement or repair is started" is a substantial improvement, and the building must then meet the flood rules for new construction. Substantial damage is damage "of any origin" whose repair cost would equal or exceed 50 percent of the building's market value before the damage.
Market value for that test is the value of the building only, with 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 all 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. We state no look-back period and no extra freeboard figure, because the city's current notice states neither.
The current Flood Insurance Rate Maps for Cape Coral became effective on 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 (case 25-04-1807P, modification date April 21, 2026); the notice does not describe the change. We never state a flood zone, base flood elevation or premium for an address or an area. Look the lot up on the FEMA Flood Map Service Center and the city's elevation certificate portal.
The Florida Building Code in force on October 10, 2026 is the 8th Edition (2023), effective December 31, 2023, according to the Florida Building Commission, so a permit application filed now falls under it. The Commission's product approval presentation gives the 9th Edition (2026) an effective date of December 31, 2026; until then the 8th Edition remains the current code. The city's residential design standard guideline for new construction states a basic wind speed of "160 MPH or as calculated," wind exposure category B, C or D, and Building Risk Category II. It does not state the wind-borne debris region, and we did not read the county ordinance or the code's wind maps, so we print no region. The same guideline names an older code edition than the one the state page shows is in force, so we print neither edition from the guideline.
From July 1, 2026 state law exempts single-family work valued under $7,500 from a building permit, but not on property in a flood hazard area and not for electrical, plumbing, structural, mechanical or gas work (section 553.79(1)(g), Florida Statutes). The city says the exemption will not reach most Cape Coral projects for that reason.
On a homesteaded Cape Coral home assessed at $380,000, the 2026 property tax is $5,174.84, and the city's fire, stormwater and solid waste charges bring the bill to about $6,237.52. The 2026 total millage is 15.3250 mills in the Property Appraiser's 2026 book, printed October 9, 2026.
Data updated: October 2026 (Lee County Property Appraiser 2025 millage book and 2026 millage book printed October 9, 2026, read October 15, 2026; City of Cape Coral release of October 6, 2026; School District release posted September 9, 2026; city assessments page; read October 7, 2026).
The last certified total millage for a Cape Coral parcel (Lee County taxing districts 056 and 057) is 15.3806 mills, the 2025 rate. For 2026 the City Council kept the city operating millage at 5.1471, with a $1.439 billion fiscal year 2027 budget (city release of October 6, 2026), and the School Board of Lee County adopted a total of 5.271 mills, down from 5.319 (district release posted September 9, 2026). Every 2026 line is now in the Property Appraiser's 2026 Taxing District Millage Book, printed October 9, 2026.
The 2026 total for a City of Cape Coral parcel (district 057) is 15.3250 mills: 5.2710 for the school board plus 10.0540 for every other line, from the book's ACTUAL column. We print no rolled-back rate.
Worked example H uses the 12-month single-family median of $380,000 as the assessed value of a homesteaded home, with the 2026 millage. It is an illustration, not a tax bill.
Cross-check at the 2025 certified rates: the ad valorem part of the same home would be $5,194.38. Without a homestead exemption, at the 2026 millage, it would be $5,823.50, so the exemption is worth $648.66 a year on this example. A lot in a utility extension area adds its yearly installment on top, for example up to $3,385 a year in North 1 East.
Florida assesses real property as of January 1 each year. An improvement that is not substantially complete on January 1 receives no value that year (section 192.042, Florida Statutes), so in the plain reading of the statute a home finished after January 1 is first taxed on its land alone, and the improvement is first valued the following January 1. An improvement is substantially complete when it, or a self-sufficient unit within it, can be used for its intended purpose (section 192.001). We read section 192.042 on October 10, 2026.
A separate rule points the same way: a buyer must be given the property tax disclosure summary of section 689.261, which warns that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment. The bill to budget from is the one on the finished, reassessed home, so a low first bill is a timing effect, not a discount.
For tax year 2026 the first $25,000 of assessed value is exempt from all property taxes, and 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. 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. 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, and cut the non-homestead cap from 10 percent to 5 percent.
The city's stormwater assessment was $156.00 per equivalent residential unit in fiscal year 2026, and the Council raised it to $163 for fiscal year 2027 on August 26, 2026 (Resolution 221-26, as reported). The solid waste assessment was $384.25 per dwelling unit in fiscal year 2026 and was reported unchanged for fiscal year 2027. The fire service assessment is a two-tier special assessment; for fiscal year 2026, the newest rates the city has posted, Tier 1 is $349.32 per parcel plus $3.47 for each $5,000 of structure value, and for fiscal year 2027 the average single-family home was reported to pay $515.43, down from $540.17 (Resolution 223-26, as reported; we print no fiscal year 2027 tier rates). Lot mowing is billed per equivalent lot unit and applies to vacant lots: in fiscal year 2026 the rates were $70.48, $48.05, $51.44 and $44.63 in Districts 1 to 4, and in fiscal year 2027 $75.89, $52.99, $56.95 and $48.43 (Resolution 224-26, as reported). Paying the tax bill early earns a discount of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February.
The full yearly cost of owning a Cape Coral home, utilities and insurance included, is on our buying a home in Cape Coral page.
To build on your own Cape Coral lot, a licensed general, building or residential contractor, or you as an owner-builder, applies through the city's "New Single Family Residence" application on its Citizen Self Service portal, with a site plan, survey, plans and affidavits. Impact and capital fees are paid before the permit is issued.
Data updated: October 2026 (City of Cape Coral Single Family Residence Guideline revised January 2026; Miscellaneous Permit Fee Schedule effective January 1, 2026; 2026 Florida Statutes; read October 7, 2026).
The city accepts the application from a licensed general, building or residential contractor or from an owner-builder. The owner-builder exemption (section 489.103(7), Florida Statutes) lets an owner build or improve a one-family or two-family residence for the owner's own use. The owner must supervise the work directly on site and must appear and sign the permit application in person, and a sale or lease within one year of completion is presumed to show the building was built for sale or lease.
The always-required documents are a site plan, survey, plans, energy calculations, truss layout, product approvals, subcontractor forms, a burrowing owl and gopher tortoise affidavit and a Notice of Commencement. A seawall affidavit, a septic receipt or an eagle management affidavit is added where it applies to the lot.
Building a single-family home on an owned Cape Coral lot: the city's steps
Step | What happens |
|---|---|
1. Check the lot | Payoff request, utility status, flood zone and R-1 rules, as in the lot checklist above |
2. Choose who applies | A licensed contractor or an owner-builder |
3. Apply on the portal | The New Single Family Residence application with the documents |
4. Plan review | Building, Zoning, Planning, Stormwater and Customer Billing Services, plus Environmental and Floodplain review where they apply; floodplain review is $55.00 per review |
5. Pay fees | Impact and capital fees before the permit is issued |
6. Build and inspect | Re-inspection fees if needed ($48.00 for the first); seawall inspections on a canal lot |
7. Certificate of Occupancy | Closes the build and starts the defect-claim clocks described in the warranty section |
We print no build timeline. No primary source gives one, and the completion-date clause in your contract is the document that sets it.
Check a contractor's licence on the Florida Department of Business and Professional Regulation licence lookup. Section 489.140 of the Florida Statutes creates the Florida Homeowners' Construction Recovery Fund; we print no claim amount.
The city's guideline says pre-approved master plans can be filed. If a builder or a design firm offers a master plan, ask whether it is pre-approved, because that changes the review.
Florida does not require a Cape Coral buyer to use an agent, but the law presumes a licensee is a transaction broker unless a single-agent relationship is put in writing, and a builder's salesperson works for the builder. Since August 17, 2024 a buyer's agent needs a signed written agreement before touring a home.
Data updated: October 2026 (sections 475.278 and 489.103, Florida Statutes, 2026 edition; National Association of REALTORS written buyer agreement guidance; read October 7, 2026).
Section 475.278 of the Florida Statutes presumes that a licensee acts as a transaction broker unless a single agent or no brokerage relationship is set in writing, and a licensee may not act as a dual agent. The written buyer agreement rule is not in Chapter 475: that chapter does not require a buyer agreement before a showing. A builder's salesperson represents the builder, so the question for you is who represents you.
Since August 17, 2024 a buyer working with an agent who participates in a REALTOR-affiliated multiple listing service signs a written agreement "prior to touring a home, including both in-person and live virtual tours." It must state the amount or rate of the agent's compensation and that "broker commissions are not set by law and are fully negotiable." That requirement comes from the industry settlement, not from Florida statute. Since the same date, offers of compensation to a buyer's broker are not advertised on the multiple listing service; a seller may still choose to offer one off the service, and seller concessions may still be listed.
We did not read any Cape Coral builder's written broker-registration policy in this research, so we state no builder's rule. What we do instead: before your first contact with any builder, including a website form, we ask the sales office for its policy in writing and register you the way it names. Call before you click.
On a scattered lot the lot purchase is an ordinary resale of vacant land with its own checks (the lot checklist above), and the build contract is a separate document. Maronda and Holiday Builders sell "build on your lot or ours" programs. We make no claim about contract terms or day counts, because the contract sets them.
A Cape Coral new-home buyer, like any Florida buyer, has four years to sue over a construction defect, counted from the certificate of occupancy or a similar date (from discovery for a latent defect), with a seven-year outer limit, and must first serve the builder a written notice of claim at least 60 days before filing.
Data updated: October 2026 (2026 Florida Statutes, read October 7, 2026).
Under section 95.11(3)(b), Florida Statutes, an action founded on the design, planning or construction of an improvement must begin within 4 years. The time runs from the earliest of the temporary certificate of occupancy, the certificate of occupancy, the certificate of completion or the date construction was abandoned. For a latent defect the time runs from discovery. In every case the action must begin within 7 years of that same date.
Under section 558.004, a claimant serves a written notice of claim at least 60 days before filing suit, or 120 days for an association of more than 20 parcels. The contractor then has 30 days to inspect and 45 days to respond.
Section 553.835 limits implied warranties for off-site improvements of a new home. Ask the builder in writing what the written warranty covers for the streets, drainage and utilities outside the lot.
Section 489.140 creates the Florida Homeowners' Construction Recovery Fund, and a contractor's licence is checked on the state's licence lookup.
We did not read the warranty documents of the Cape Coral builders in this research. The warranty to read is the one attached to the purchase agreement, before you sign.
Florida's section 501.1375 requires a builder or developer that sells residential dwelling units to place buyer deposits, up to 10 percent of the price, in a labeled escrow account unless the buyer waives that in writing. Condominium deposits follow section 718.202, which has its own escrow rules. We read both statutes on October 10, 2026.
Data updated: October 2026 (sections 501.1375 and 718.202, 2026 Florida Statutes, read October 10, 2026).
This is our plain-language summary of the 2026 text; the statute itself is the authority, and we link it in the sources. A builder or developer that sells residential dwelling units must place buyer deposits, up to 10 percent of the price, in a labeled escrow account unless the buyer waives that in writing, and the contract must carry a conspicuous legend on the right. Withdrawals generally need the signatures of the builder and the buyer. The builder may use escrowed funds for construction only with notice to the buyer and, generally, a surety bond, or a master surety bond with a pro rata premium paid by the buyer at closing. Willful noncompliance by a developer is a third-degree felony, and failure to escrow within 10 days of receipt is prima facie evidence of a violation. Deposits required by FHA or VA and deposits held by licensed brokers under Chapter 475 are exempt.
Section 718.202 governs a developer that sells a condominium unit before construction is substantially complete. It must escrow buyer payments up to 10 percent of the price. Payments above that level go to a special escrow account and may be drawn after construction begins only for actual development costs, if the contract allows it and carries the required legend. Completion of construction means a certificate of occupancy or its equivalent. Noncompliance makes the contract voidable by the buyer, with deposits refunded with interest. Reservation deposits must be escrowed and are refundable on written request, willful noncompliance is a third-degree felony, and a developer subject to this section is exempt from section 501.1375.
Read the deposit and escrow paragraph and the waiver line before anything else, because a waiver line removes the escrow. Ask who holds the deposit and in what account, whether any part of it is released for construction and under what bond, and what happens to any amount above the 10 percent level the statute speaks of. Ask for each answer in writing, and keep it with the purchase agreement.
Yes, for most Cape Coral buyers. City inspections check code compliance at set stages, not the finish quality you are paying for, and on a canal lot the seawall has its own inspection sequence. A wind mitigation inspection on the state form can also be done on a new home.
Data updated: October 2026 (City of Cape Coral Miscellaneous Permit Fee Schedule effective January 1, 2026; Citizens Property Insurance Corporation inspection rules; sections 515.29 and 627.711, Florida Statutes; read October 7, 2026).
The city's review passes through Building, Zoning, Planning, Stormwater and Customer Billing Services, plus Environmental and Floodplain review where they apply, and a canal lot adds the seawall inspections described above (slab, cap, alignment and tieback, dock form and steel, and a final). Whether you may bring your own inspector during construction is a contract term, so we put inspection access in writing before you sign, and we state no day count.
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 (section 627.711, Florida Statutes).
A residential pool barrier must be at least 4 feet high on the outside, and gates must open outward, close by themselves and have a self-latching lock (section 515.29). A residential pool permit costs $307.00 on the city's January 1, 2026 schedule.
Citizens Property Insurance Corporation asks for a 4-point inspection on 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. Other insurers set their own rules, so a newly built home sidesteps those two requests at Citizens. The insurance tables, with Citizens' published Lee County averages, are on our buying a home in Cape Coral page.
Three large Cape Coral projects shape what comes next. Star Farms at Cape Coral, formerly Hudson Creek, is approved for up to 3,500 homes in the northwest; Seven Islands is approved for up to 995 residential units; and Bimini East in the South Cape is proposed, with its first hearing set for October 7, 2026 and its second and final hearing set for October 21, 2026.
Data updated: October 2026 (City of Cape Coral planning and hearing pages, the October 7, 2026 Council agenda, and Council votes of January 21 and July 22, 2026 as recorded and reported; read October 7 and October 10, 2026).
Approved and proposed Cape Coral projects with homes, as of October 10, 2026
Project | Location | Size | Most homes allowed | Status and date of record | For sale or rental, per the record |
|---|---|---|---|---|---|
Star Farms at Cape Coral (formerly Hudson Creek) | Northwest Cape Coral, east of Burnt Store Road | 1,732-acre planned development; district about 1,280 acres | 3,500, up to 2,500 single family | Planned development approved 2023; community development district (Ordinance 35-26) approved July 22, 2026 | No homes for sale in any record read |
Seven Islands (Gulf Gateway Resort and Marina Village) | Northwest Cape Coral, Old Burnt Store Road North on the North Spreader waterway | About 47 to 48 acres | 995 | Development agreement (Ordinance 60-25) approved January 21, 2026; district (Ordinance 34-26) approved July 22, 2026 | Not stated in what this page prints |
Bimini East | South Cape | About 34 acres | 900 | PROPOSED: Ordinance 55-26, first hearing set October 7, 2026, second and final hearing set October 21, 2026 | Not fixed in the record; the agreement lists townhomes, condominiums and apartments |
Cape Coral Grove | Pine Island Road between Chiquita Boulevard and Burnt Store Road | 131 acres | About 1,200 apartment residences | Development agreement (Ordinance 64-24) approved August 7, 2024 | Rental in the city's description |
Star Farms is a 1,732-acre planned development in northwest Cape Coral, east of Burnt Store Road, approved in 2023 for a maximum of 3,500 dwelling units, up to 2,500 of them single family. A community development district of about 1,280 acres (Ordinance 35-26, petitioner Forestar (USA) Real Estate Group) was approved on July 22, 2026. The city's hearing materials say the residential entries are to be gated and that there will be two recreational amenity areas. The planned development carries a condition that no building permits issue until an off-site utility agreement and construction are in place, and no certificate of occupancy until the home is connected to city water, sewer and irrigation. No homes were for sale in any record we read.
We wrote about the original land deal in Hudson Creek, Lee County's record-breaking land deal. We print no land price, no bond figure and no builder name beyond the petitioner.
Seven Islands (Gulf Gateway Resort and Marina Village) is in northwest Cape Coral on Old Burnt Store Road North along the North Spreader waterway, on about 47 to 48 acres, with a maximum of 995 residential units. The development agreement (Ordinance 60-25) was approved at its final hearing on January 21, 2026, and a community development district (Ordinance 34-26) on July 22, 2026. No prices, no tenure statement, no hotel size and no construction date are published in the records this page relies on, and we print none.
Bimini East is proposed, not approved. Ordinance 55-26 declares certain city property surplus and approves a development agreement among the City, Crown Development, Inc. and Bimini Basin Redevelopment Company, LLC for a mixed-use project generally south of Cape Coral Parkway East, east of the Versaille Canal, west of Coronado Parkway and north of Victoria Drive. It covers about 34 acres and a maximum of 900 residential units. The City Council's October 7, 2026 agenda lists it as "First Public Hearing; Set Second and Final Public Hearing for October 21, 2026," continued from the September 16, 2026 meeting.
As of the city records this page relies on, read October 10, 2026, the October 21, 2026 second hearing had not taken place, and the outcome of the October 7 hearing was not yet in the record: the city had posted no minutes, and we did not find a recorded vote. So Bimini East remains a proposal. We print no outcome and no estimate of one.
Cape Coral Grove, on Pine Island Road between Chiquita Boulevard and Burnt Store Road, covers 131 acres; the city describes about 1,200 apartment residences, a 125-room hotel and more than 350,000 square feet of retail, dining and entertainment. It is rental housing in the city's description, not homes for sale. Two other projects are rental only and are never a place to buy: Bimini Square (218 apartment residences, ribbon cutting February 5, 2026) and The Cove at 47th (292 apartment homes, opened September 2024). The city's 175-acre Old Golf Course site is planned as public space with no residential units.
The utility work described in the extension section decides when many northern lots become buildable with city services. The city's North 3 page schedules design, bidding and construction, and its fiscal year 2027 budget adds $37.1 million for the North 3 extension and $400 million in additional money for the North Water Reclamation Facility, plus $12.9 million for road repaving. The city expects about 75 percent of new development in North Cape Coral. We make no forecast of lot prices from any of it.
Cape Coral recorded far more new homes. In the 12 months to September 25, 2026 an estimated 1,683 single-family builder first sales closed in the six Cape Coral ZIP codes against 574 in the ten Fort Myers ZIP codes, and the Cape Coral single-family median was $380,000 against $425,000.
Data updated: October 2026 (Lee County recorded sales, the 12 months to September 25, 2026, six Cape Coral ZIP codes and the ten Fort Myers ZIP codes; Lee County toll page; read October 7, 2026).
"Fort Myers" here means the ten ZIP codes the Fort Myers market covers on our Fort Myers pages: 33901, 33905, 33907, 33908, 33912, 33913, 33916, 33919, 33966 and 33967, which are the City of Fort Myers and the unincorporated Lee County around it. Single-family homes including parcels still coded vacant show an estimated 1,683 builder first sales in the six Cape Coral ZIP codes against 574 in the ten Fort Myers ZIP codes in the 12 months to September 25, 2026.
Worked example I, the ratio: 1,683 divided by 574 is 2.9 times. Cape Coral recorded about three builder first sales for every one in the Fort Myers ZIP codes.
Compare single family with single family and condominium with condominium. The single-family median was $380,000 in Cape Coral against $425,000 in Fort Myers, which is $45,000 or 10.6 percent lower, and the condominium median was $210,000 against $235,000, also 10.6 percent lower. Per square foot of county heated area, single family was $219.73 in Cape Coral against $230.04 in Fort Myers.
An all-homes median misleads here. Cape Coral's all-homes median of $365,000 reads higher than Fort Myers's $345,000 only because of mix: 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).
Single-family median by year, county record
Year | Cape Coral, six ZIP codes | Fort Myers, ten ZIP codes |
|---|---|---|
2022 | $399,900 | $447,350 |
2023 | $391,994 | $450,000 |
2024 | $382,000 | $461,772 |
2025 | $365,000 | $425,000 |
2026 through September 25 | $383,000 | $423,860 |
Cape Coral against Fort Myers for a new-home buyer, county record
Yardstick | Cape Coral (six ZIP codes) | Fort Myers (ten ZIP codes) |
|---|---|---|
Estimated single-family builder first sales, 12 months | 1,683 | 574 |
Single-family median, 12 months | $380,000 | $425,000 |
Condominium median | $210,000 | $235,000 |
Single-family price per square foot of county heated area | $219.73 | $230.04 |
Single-family parcels on the roll | 91,289 | 76,391 |
Condominium parcels | 9,041 | 39,111 |
Vacant lot record | 1,950 lot sales, median $45,000 | Not measured in this run |
Bridge toll between them | Cape Coral and Midpoint bridges $2.00 with a transponder, charged only on trips from Fort Myers to Cape Coral | Same bridges |
Distance from Cape Coral City Hall to downtown Fort Myers | About 11 miles | About 11 miles |
We cut Cape Coral by the water behind the lot, and we did not make the same cut for Fort Myers, so there is no water-type comparison here. The table says nothing about which city suits which kind of person. It compares what the county recorded and what the Lee County toll page and a routing engine gave. For the Fort Myers side of the story, see our Fort Myers guide, and for other Southwest Florida builder markets, our pages on new construction in Estero and new construction in Bonita Springs.
In Cape Coral the recorded prices are close: an estimated 1,685 builder first sales at a median $369,000 against 4,663 resales at $360,000 in the 12 months to September 25, 2026. The difference is in the ZIP code, the lot, the utility status, the flood rules a home was built under and its age.
Data updated: October 2026 (Lee County recorded sales, 12 months to September 25, 2026; Citizens inspection rules; City of Cape Coral flood pages; read October 7, 2026).
The gap between a builder first sale and a resale depends on the ZIP code. Worked example J: in ZIP 33914 the estimated builder first-sale median was $674,500 against $495,000 for resales, a gap of $179,500. In ZIP 33909 it was $339,000 against $300,000, a gap of $39,000. In ZIP 33993 the builder median was $355,000 against $360,000 for resales, so the resale median was $5,000 higher. The full six-ZIP table is in the sales section above.
Citizens asks for a 4-point inspection on homes over 20 years old and for roof documentation past 25 years, and a wind mitigation inspection can be recorded on the state form for any home. Older construction raises its own questions. The Florida Attorney General says "Homes built or remodeled between 2001 and 2008 are at risk of containing Chinese drywall," and the U.S. Consumer Product Safety Commission's guidance looks for drywall "installed between 2001 and 2009" together with signs such as blackened copper wiring or air-conditioning coils. We print both, each with its own years, because one speaks of when homes were built and the other of when drywall was installed.
A new home in a flood zone is built with its lowest floor at the base flood elevation plus 1 foot. An older home was built to the rules in force when it was built, and the city's worksheet treats buildings from before August 17, 1981 as pre-FIRM. Buildings from before 1993 may not have an elevation certificate on file. A remodel whose cost equals or exceeds 50 percent of the building's market value triggers the 50 percent rule, and the building must then meet the flood rules for new construction.
New construction or resale in Cape Coral
Yardstick | New construction | Resale |
|---|---|---|
Recorded median, 12 months | $369,000, estimated builder first sales (1,685) | $360,000, resales (4,663) |
Where most closed | ZIP 33993 and 33909, 79.5 percent of single-family builder first sales | Spread across all six ZIP codes |
Lot and utilities | Buyer checks the extension area, the Contribution in Aid of Construction or a well and septic system | Assessment history passes with the property unless paid |
Flood elevation | Lowest floor at base flood elevation plus 1 foot in a flood zone | Built to the rules in force when built; pre-FIRM before August 17, 1981 |
Insurance inspections | No 4-point inspection under Citizens' 20-year rule | 4-point inspection at 20 years, roof documentation past 25 |
Association fees | Builders cite no HOA on scattered lots | Depends on the community; read the disclosure summary |
Defect protection | 4 years from the certificate of occupancy, 7 years outer limit | The seller's duty to disclose known material defects |
Price lever | Starting price plus options; incentives not printed | Negotiated against recorded comparable sales |
Buyer representation | Register before the first builder contact | Written agreement before touring |
The HOA row rests on the builders' own words ("no HOA fees" at Lennar, "No HOA. No CDD." at Maronda), not on any community's dues. For a resale in a community with an association, Florida gives the buyer a disclosure summary under section 720.401 and the right to void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first. A seller must also disclose known facts that materially affect the value of a home and are not readily observable, under a Florida Supreme Court decision (480 So. 2d 625, Fla. 1985).
New construction fits a buyer who wants a current-code home, can choose a lot whose utility status is already settled, and can wait for a build or accept a builder's closing date. It also fits a buyer who wants to compare a builder's starting price with the county's recorded builder sales in the ZIP code before signing.
Resale fits a buyer who wants an established canal street, a closing set by the contract rather than a construction schedule, or a planned community bought on resale. Our Sandoval guide is a place to start for a planned community in ZIP 33991, and buying a home in Cape Coral covers the resale side in full.
We represent a Cape Coral new-construction buyer from the lot to the keys: we check the lot's utility status and the city's fee lines, register you with the builder before your first contact, read the contract, and negotiate the options and the closing date. This is the checklist we run, and it starts before your first sales-center visit.
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. We read each builder's own Cape Coral page on October 7, 2026.
If you're searching for "the best realtor for new construction in Cape Coral, Florida," McGreevy and Comisar represents new-home buyers at builder sales centers across Southwest Florida, from Babcock Ranch and Punta Gorda to Estero, Bonita Springs, Naples and Fort Myers. Bring us before your first model-home visit, and we read the builder's contract, the district budget and the warranty book with you, register with the builder so our side is paid by the builder where its policy allows, and negotiate the options, the incentives and the closing date as hard as a resale.
We ask the builder's sales office for its broker policy in writing and register you the way the policy names, and we ask you not to fill in a website form, chat window or phone inquiry first. We pull the county's recorded builder first sales in the ZIP code you are considering, using the table in the sales section above, so that the builder's price is read against what new homes closed for.
We run the eight-step lot check from the lot section above: the city's payoff request, the Utilities Extension Project area, the 200-foot rule, the water behind the lot, the flood zone, the permit history, the R-1 rules and, on a canal lot, the seawall duty.
We read the fee lines (the city impact and capital lines and the meter fee), the assessment or Contribution in Aid of Construction status of the lot, the flood zone and the elevation rule, the deposit and escrow paragraph, the warranty document, and the HOA disclosure summary where one exists. We negotiate options, lot premium, closing credits and the closing date against the county's recorded sales rather than the builder's comparables.
We attend the inspections the contract allows, check the Certificate of Occupancy, and make sure you file for homestead by March 1 of the year you qualify. We diary the dates in the contract and the warranty so that the clocks described in the warranty section do not run out unnoticed.
Most Southwest Florida buyers who choose new construction in Cape Coral sell a home to fund the new one, so the sale has to land when the builder's closing date does. Start with a valuation of the home you own and a plan for the two dates.
Before you sign a builder contract, know what your current home will sell for. See what your Cape Coral home is worth with our valuation guide, or read how we handle selling a home in Cape Coral. Call Jesse direct at (239) 898-6072.
A builder's closing date and the sale of your current home have to meet, and the contract sets both. Whether a builder's purchase agreement has a contingency for the sale of your home is a question to ask before you sign; if it does not, the timing is yours to manage. We map your sale to the builder's schedule before you choose which kind of new home to buy, and we state no day counts here because the contract sets them.
To see Cape Coral homes for sale right now, including builders' finished homes, browse Domain Realty Group's Cape Coral listings. Builders list quick move-in homes on their own sites, but this page prints starting prices with the date read and not a live list, because prices and availability change often.
Active new-construction inventory in Cape Coral: Information not available at time of publishing (checked 2026-10-07).
Builders change prices often, so a price list on this page would be wrong within days. The tables above show starting prices with the date we read them and the builder's own words. Send us the communities and builders on your list and we will send back the current price sheets, the county's recorded builder sales for the ZIP code and the fee lines for the lot.
A Cape Coral new construction consultation is a short meeting or call before you visit any sales center, where we check the lot's utility status, read the city's fee lines for your lot, confirm each builder's registration policy in writing and set out what we would negotiate. There is no charge and no obligation.
A shortlist of builders and lots that fit your budget once the assessment or the fee lines, the flood rule and the taxes are counted; each builder's current registration rule in writing; the county's recorded sales for the ZIP codes you are considering; and a plan for your first visits. If you are also selling, a valuation and a timeline.
Use the Cape Coral new construction consultation form on this page under the heading "Start Your Cape Coral New Construction Consultation," read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072. Call before you click any builder's inquiry form. You will be working with Top 1% Real Estate Agents Nationally Since 2008, and the first conversation costs nothing.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida buyer's agents, and the quotes below are genuine five-star Google reviews from clients we represented, reproduced word for word. You can read them all in full on our Google Business Profile. None of them is presented here as a Cape Coral builder transaction.
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
★★★★★ "We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!" Verified Google review
These are questions a Cape Coral new-construction buyer will ask that no primary record we could read answered on October 7 and October 10, 2026. We name each gap and the document that closes it, rather than print a number from a sales sheet or an estimate of our own.
On October 7, 2026 D.R. Horton, Lennar, Pulte, Maronda Homes, Holiday Builders, Adams Homes, LGI Homes, Christopher Alan Homes, Sunlife Homes and Onx Homes advertised new homes in Cape Coral on their own pages, most of them on scattered lots. The platted communities are Stonewater, which D.R. Horton shows as closing out, and Pulte's Sawgrass at Coral Lakes townhomes, while the developer of Cape Harbour describes its remaining land as primarily townhomes.
Two instruments answer it. Builders' own starting prices, read on their Cape Coral pages on October 7, 2026, ran from $274,490 to "the $450s." The county's recorded sales show a median of $369,000 for the estimated 1,685 builder first sales in the 12 months to September 25, 2026, ranging by ZIP code from $339,000 in 33909 to $674,500 in 33914. A starting price excludes the lot premium and options.
An estimated 1,685 builder first sales were recorded in the six Cape Coral ZIP codes in the 12 months to September 25, 2026, which is 26.5 percent of 6,348 recorded home sales. That count includes new homes the roll still codes as vacant land. It is down 17.6 percent from an estimated 2,044 in the prior 12 months, while resales rose 15.8 percent.
The county record we used does not name the builder on each sale, so we cannot rank builders by sales and we do not guess. What we can report is the community counts: an estimated 45 builder first sales at Coral Lakes and 38 at Stonewater in the 12 months to September 25, 2026. The builders advertising in Cape Coral are listed in the comparison table above.
The Property Appraiser values land and buildings as of January 1 and re-codes a new house after the fact, so a home finished in 2026 can still read as a vacant lot. An estimated 544 new-home closings in the 12 months to September 25, 2026 sit on parcels the roll still codes as vacant land, and 542 of them closed in calendar 2026.
A vacant residential lot in the six Cape Coral ZIP codes sold at a median $45,000 in the 12 months to September 25, 2026, across 1,950 recorded sales, and 91.2 percent sold under $200,000. By ZIP code the median runs from $41,000 in 33993 to $260,000 in 33904, and saltwater canal-front lots sold at a median $240,000.
Saltwater canal-front lots sold at a median $240,000 against $45,000 for freshwater canal-front lots, 5.3 times as much, in the 12 months to September 25, 2026. The record shows the gap, not its cause, and it is canal-front by water type, not gulf access. One cost that comes with saltwater frontage is the seawall, which the Land Development Code puts at the owner's expense.
Use the Florida Department of Business and Professional Regulation licence lookup at myfloridalicense.com, search the contractor's name or licence number, and compare what it shows with the name on the Cape Coral permit. The city's permit portal can be searched for an address without an account, so you can see whose name sits on the permits for a lot before you buy it.
Section 489.140 of the Florida Statutes creates the Florida Homeowners' Construction Recovery Fund, and a contractor's licence is checked on the state's licence lookup. We read the section heading and not its full text, so we print no claim amount and no eligibility rule for a Cape Coral buyer. For a question about a claim, ask the Department of Business and Professional Regulation.
A builder's home comes with its lot, under the builder's contract and closing date. Building on your own lot means buying vacant land first, then signing a build contract, and the permit goes through the city with a licensed contractor or you as an owner-builder. Maronda and Holiday Builders offer to build on your lot or theirs. We print no build timeline, because the completion-date clause in your contract sets it.
No primary source we could read gives a cost per square foot to build in Cape Coral, so we print none. The county record gives what new homes closed for instead: a median $369,000 for the estimated 1,685 builder first sales in the 12 months to September 25, 2026. A price per square foot for new builds alone was not produced by the county tool, so none is printed.
The city's lines are the part we can price. Mobility plus four impact fees come to $6,376.87, and $13,622.87 or $14,720.87 with the utility capital expansion fees, before permit fees, the meter fee and any school impact fee, under the ordinances as presented to Council. The house, the permit fee and any assessment are separate, and we print no total cost to build.
Check the lot, choose who applies, and file the New Single Family Residence application on the city's Citizen Self Service portal with a site plan, survey, plans, energy calculations, truss layout, product approvals and the other required documents. Plan review passes through Building, Zoning, Planning, Stormwater and Customer Billing Services, fees are paid before issue, inspections follow, and the Certificate of Occupancy closes the build.
No primary source we could read gives a build time for Cape Coral, so we print none. The completion-date clause in your purchase or construction contract sets the builder's schedule, and the city's permit review and inspections come on top of it. Ask for the clause in writing before you sign, and ask what happens to your closing date if the schedule slips.
We do not print the building permit fee for a new house, because the city's new construction fee schedule carries no effective date. The dated lines on the city's schedule effective January 1, 2026 include floodplain review at $55.00 per review, a residential completion permit at $115.00 and a 2.5 percent Florida Building Code permit surcharge. Ask the city for a fee estimate at permit.
Under the city's 2025 and 2026 impact fee ordinances as presented to Council, a new home pays a fire and rescue impact fee of $646.83, a police impact fee of $671.12, an advanced life support impact fee of $39.54 and a parks impact fee of $1,254.38 from July 1, 2026, which total $2,611.87. The mobility fee of $3,765 is separate, and the city confirms the amounts at permit.
The mobility fee replaced the road impact fee on January 1, 2026. For a single-family detached home it is $3,765 in 2026, up from $3,347, with scheduled steps to $4,184 in 2027, $4,602 in 2028 and $5,021 in 2029, under the ordinance as presented to Council and the Mayor's message of October 3, 2025. We could not read the signed ordinance.
If the lot is inside a Utilities Extension Project area, the assessment already includes a capital facility expansion charge, $6,750 in both North 1 East and North 1 West. Separately, the city collects Utility Capital Expansion Fees on the new construction permit for properties in the utility area before the Southwest 6 and 7 expansion. The record we read does not say whether a lot assessed in a later area also pays them.
Yes, with a private well and a septic system, or by waiting for city lines. A single domestic well permit costs $347.00, and the Florida Department of Health in Lee County handles septic permits. D.R. Horton sells a separate Well and Septic home line in Cape Coral. When city lines arrive, a developed property must connect within the time on its Notice of Availability, which the city's FAQ puts at 180 days.
It is the charge a new build pays when the lot is not in a Utilities Extension Project assessment area but city services are available within 200 feet. The city applies the latest assessment rates per equivalent parcel: water $8,221, sewer $9,607 and irrigation $7,710, a total of $25,538, effective November 20, 2025. It may be financed for 15 years on the tax bill.
In North 1 East the city's assessment is $32,288 per equivalent parcel paid up front or $33,142 financed, at 6.25 percent over 30, 25 or 20 years, with a maximum yearly installment of $3,385 on the 30-year term. In North 1 West it is $33,367 up front or $35,930 financed at 6.50 percent, with a maximum yearly installment of $3,734.
No. The city says you do not have to pay off the assessment if you sell the property, and that it continues to be assessed against the property regardless of the owner, though some lenders may require payment in full. It is recorded as a notice and transfers to the new owner if unpaid. Hardship and deferral liens must be paid in full at closing.
Start with the city's free payoff request for utility balances, assessments, open code cases and permits, then check the R-1 rules: a minimum lot of 10,000 square feet, a minimum width of 80 feet at the setback line and a minimum house size of 1,100 square feet. Search the permit history on the city's portal, and look up the flood zone on FEMA's map. We never state a flood zone for an address.
In the standard R-1 single-family zone the Land Development Code sets a minimum lot of 10,000 square feet and a minimum house of 1,100 square feet, raised to 1,400 square feet next to a golf course or across from riverfront or saltwater-front lots and to 1,800 square feet next to the river. Other zones differ, so confirm your lot's zoning with the city before you buy.
The City of Cape Coral says more than 60 percent of the city is in a FEMA-mapped Special Flood Hazard Area, and a building brought into compliance must have its lowest floor at or above the base flood elevation plus 1 foot. The current flood maps took effect November 17, 2022. Look up your lot's zone on FEMA's map service rather than relying on an area description.
A parcel on a saline, brackish or tidally influenced canal must have a seawall along its whole water frontage, built at the owner's expense. A freshwater parcel needs a seawall or an approved alternative, also maintained at the owner's expense. A residential seawall permit costs $147.00 on the city's January 1, 2026 schedule, plus a 2.5 percent state surcharge on Florida Building Code permits.
Yes, and a new house must meet the flood rules for new construction, with its lowest floor at the base flood elevation plus 1 foot. If you instead remodel and the cost equals or exceeds 50 percent of the building's market value, land excluded, the same new-construction flood rules apply. The city tests the building's value by an appraisal within 12 months or the adjusted tax assessment value.
The Land Development Code puts the seawall on the owner: on saltwater frontage it is built "at the owner's expense" and must be "structurally maintained at owner's expense," and a freshwater lot's seawall or alternative is also maintained at the owner's expense. Who pays when a lot is sold is a matter of the purchase contract and its inspection terms, so read that paragraph before you sign.
Florida law sets time limits and a notice process rather than a warranty: an action over a construction defect must begin within 4 years of the certificate of occupancy or a similar date, and within 7 years in every case, and section 553.835 limits implied warranties for off-site improvements. The builder's written warranty is the document attached to the purchase agreement, and we did not read the Cape Coral builders' warranties.
Serve the builder a written notice of claim at least 60 days before filing suit, or 120 days for an association of more than 20 parcels. Under section 558.004 the contractor then has 30 days to inspect and 45 days to respond. Keep the deadlines in section 95.11(3)(b) in mind: 4 years from the certificate of occupancy or a similar date, and 7 years at the outside.
An action over the design, planning or construction of an improvement must begin within 4 years, counted from the earliest of the temporary certificate of occupancy, the certificate of occupancy, the certificate of completion or abandonment of construction, not from closing. For a latent defect the time runs from discovery. In every case the action must begin within 7 years of that date.
We print no Cape Coral premium, because no regulator or city document we could read gives one. What is published is how a newer home differs: Citizens asks for a 4-point inspection only on homes over 20 years old, a wind mitigation form can be recorded on a new home, and the city's Community Rating System Class 5 gives a 25 percent flood insurance discount on every NFIP policy, X zone included.
Lennar's Cape Coral page says "no HOA fees" and Maronda's Burnt Store page says "No HOA. No CDD." We found no association or district fee for any new Cape Coral community on a dated first-party document, so we print none. New community development districts were approved for Star Farms and Seven Islands on July 22, 2026, and a contract in a district must carry the disclosure required by section 190.048.
The large approved projects are in the northwest: Star Farms at Cape Coral, formerly Hudson Creek, for up to 3,500 homes, and Seven Islands for up to 995 residential units. Bimini East in the South Cape is proposed, for up to 900 units, and Cape Coral Grove is planned as about 1,200 apartment residences. The city expects about 75 percent of new development in North Cape Coral.
Star Farms at Cape Coral is a 1,732-acre planned development in northwest Cape Coral, east of Burnt Store Road, approved in 2023 for up to 3,500 dwelling units, up to 2,500 of them single family. A community development district of about 1,280 acres was approved on July 22, 2026, and no homes were for sale in any record we read.
Seven Islands, also called Gulf Gateway Resort and Marina Village, is a mixed-use project on about 47 to 48 acres in northwest Cape Coral on Old Burnt Store Road North, with a maximum of 995 residential units. The City Council approved its development agreement on January 21, 2026 and its community development district on July 22, 2026. No prices, tenure or construction date are published in what we read.
No, Bimini East is proposed. Ordinance 55-26, a development agreement for about 34 acres and a maximum of 900 residential units in the South Cape, had its first public hearing set for October 7, 2026 and its second and final hearing set for October 21, 2026. When we last checked on October 10, the second hearing had not taken place and the city had posted no record of the October 7 vote.
On October 7, 2026 D.R. Horton showed Stonewater in ZIP 33993 as "Closing Out," and Pulte was selling Sawgrass at Coral Lakes townhomes in ZIP 33909. The developer of Cape Harbour in ZIP 33914 describes its remaining land as primarily townhomes in a last phase, and the record we read does not show what is for sale there today.
Yes. D.R. Horton showed four Cape Coral programs on October 7, 2026: Stonewater (from $328,990), Cape Coral Water and Sewer (from the $315s), Cape Coral Well and Septic (from the $300s) and Tradition (from the $450s). Having separate Water and Sewer and Well and Septic lines tells a buyer that some of its lots do not have city utilities at the street.
Yes. Lennar's Cape Coral page, with a model-home address at 306 Burnt Store Road South, listed prices from $286,990 to $438,499 and 17 homes shown as available on October 7, 2026, with the statement "no HOA fees." Lennar's newsroom announced its Cape Coral model homes on December 19, 2024. The page does not say what kind of lot each home sits on.
Florida does not require one, but a builder's salesperson represents the builder, and Florida presumes a licensee is a transaction broker unless a single-agent relationship is put in writing. Since August 17, 2024 a buyer working with an agent signs a written agreement before touring. Register your agent before your first contact with any builder, including a website form, by asking the sales office for its policy.
We recommend it for most buyers, because city inspections check code compliance at set stages and not the finish quality you are paying for. A canal lot adds the city's seawall inspections, and a wind mitigation inspection can be recorded on the state form. Whether you may bring an inspector during construction is a contract term, so put access in writing before you sign.
Search the permit history for the address on the city's EnerGov Citizen Self Service portal, which can be searched without an account. Open permits can be closed with the original contractor, another licensed contractor or as owner-builder, and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed (section 553.79(16) and (17)). The city's free payoff request also lists open permits.
Florida assesses property as of January 1, and an improvement not substantially complete on that date receives no value that year, so a home finished after January 1 is first taxed on its land alone. The bill to budget from is the one on the finished, reassessed home. Homestead applications are due by March 1, and on a $380,000 homesteaded example the 2026 ad valorem tax is $5,174.84 before city charges.
Often yes. The city says water wells can remain intact, but residents may or may not use them for irrigation, depending on the project area. Septic is different: abandonment must be completed within 90 days following connection to public sewer. Ask which rule applies to your Utilities Extension Project area, and plan for the private connection cost the city estimates at roughly $2,000 to $2,500.
No. Cape Coral Grove, a 131-acre project on Pine Island Road between Chiquita Boulevard and Burnt Store Road, is described by the city as about 1,200 apartment residences, a 125-room hotel and more than 350,000 square feet of retail, dining and entertainment, with a development agreement approved August 7, 2024. It is rental housing in the city's description, not homes for sale.
Section 501.1375 requires a builder or developer that sells residential dwelling units to place buyer deposits, up to 10 percent of the price, in a labeled escrow account unless the buyer waives that in writing. Condominium deposits follow section 718.202. Read the deposit paragraph and the waiver line before you sign, and ask in writing who holds the deposit and when any of it can be released for construction.
A permit application filed in October 2026 falls under the Florida Building Code, 8th Edition (2023), and the 9th Edition (2026) is scheduled to take effect on December 31, 2026. The city's residential design standard guideline states a basic wind speed of 160 MPH or as calculated, exposure category B, C or D and Risk Category II. It does not state the wind-borne debris region, so we print none.
Every document below is hosted by the organization that issued it. We link to the source rather than re-host it, so you always read the current version.
Document | Issuer | Why it matters |
|---|---|---|
Utility Capital Expansion Fees, rates effective July 27, 2026 to July 26, 2027 | City of Cape Coral | The water, irrigation and sewer fees for a new home |
Water, Wastewater and Irrigation Rate Schedules, effective October 1, 2026 | City of Cape Coral | Meter fee, deposit and monthly rates |
Miscellaneous Permit Fee Schedule, effective January 1, 2026 | City of Cape Coral | Seawall, dock, pool, well and review fees |
City of Cape Coral | The documents a new-house permit needs | |
City of Cape Coral | The seawall permit process and inspections; its fee line is superseded by the 2026 fee schedule | |
City of Cape Coral | Freshwater slope rules | |
Substantial Improvement and Damage checklist and notice, updated July 1, 2025 | City of Cape Coral | The 50 percent rule |
City of Cape Coral | Which water is behind a lot | |
City of Cape Coral | The city's growth figures | |
City of Cape Coral | Basic wind speed, exposure category and risk category for a new house | |
City of Cape Coral | The public safety impact fee proposal | |
Lee County Property Appraiser | The adopted 2026 millage lines | |
Lee County Property Appraiser | The last certified millage |
Every source below was read on the date shown or carries its own effective date. The county record is cited in words, as Lee County recorded sales through September 25, 2026 and the county roll dated October 4, 2026, with the Property Appraiser's property search as its public door. Builders are cited only for their own programs. The Southwest Florida MLS figures are cited in words the same way: Matrix, Residential search by ZIP code for the six Cape Coral ZIP codes, closed September 26, 2025 to September 25, 2026, subscriber data with no public page, pulled October 10, 2026.
By Jesse McGreevy and Marc Comisar. For this page we tracked 5,804 recorded home sales and 1,950 vacant lot sales in the six Cape Coral ZIP codes in the 12 months to September 25, 2026, joined the City's canal layer to the county parcel map, and read each builder's own Cape Coral page on October 7, 2026, along with the city's fee schedules and ordinances as presented to Council, the Utilities Extension Project pages and the 2026 Florida Statutes, so the figures here come from public records and the builders' own documents rather than estimates from a sales center. Updated October 2026.
McGreevy and Comisar is the flagship brand of Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, with $2.5 Billion in cumulative production and more than 4,000 transactions across Lee, Collier and Charlotte County. Jesse McGreevy and Marc Comisar have personally sold over $900 million in Southwest Florida real estate, hold the Top 1% Real Estate Agents Nationally Since 2008 distinction, are the #5 real estate team in Florida (RealTrends 2026), and have been recognized with the Gulfshore Life Five Star award for 21 consecutive years. Jesse co-founded the brokerage in 2015 and has been selling in this market since October 2004.
Jesse McGreevy direct: (239) 898-6072. Marc Comisar direct: (239) 287-5873. Email: [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Fort Myers office: 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral.
More on the team at about McGreevy and Comisar, or reach us through our contact page for Southwest Florida buyers and sellers. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. The area guide for this page is our Cape Coral area guide, and the county hub is our Lee County guide.
Send us the builders and lots on your list and we will send back each builder's current registration rule, the lot's utility status, the county's recorded builder sales for the ZIP code and the city's fee lines, with the source document behind every figure. Call Marc at (239) 287-5873 before your first builder visit, or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This page is general information about buying a new-construction home in and around Cape Coral, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Builder prices and incentives change weekly, statutory figures change annually and market figures change often. Jesse McGreevy, SL3101296, and Marc Comisar, BK3060671, are licensed by the Florida Real Estate Commission under Chapter 475, Florida Statutes. County data from Lee County Property Appraiser recorded sales, DOR-qualified, through September 25, 2026, and the county roll dated October 4, 2026. McGreevy and Comisar, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072. Brokered by Domain Realty.