Sell Your Home in Cape Coral, FL

Updated October 2026. Jesse McGreevy and Marc Comisar, Domain Realty.

McGreevy and Comisar are a two-partner listing team serving Cape Coral from our Bonita Springs headquarters and our Fort Myers office, and this is our seller's guide to a city that sells ZIP code by ZIP code and canal by canal. For the whole city, its canals, communities and history, start with our Cape Coral community guide. If you own a house, condominium or lot anywhere in Cape Coral, this page gives you the recorded sale prices, the costs, the assessments, the disclosures and the timing that decide what you net.

Lee County's recorded sales show 5,804 single-family home and condominium sales in the six Cape Coral ZIP codes in the 12 months to September 25, 2026 (Lee County recorded sales), at a median of $365,000, and an estimated 544 further new-home closings sit on parcels the county roll still codes as vacant land.

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. This guide shows those sale prices by ZIP code and by the water behind the lot, what it costs to sell, how the city's utilities assessment and flood rules travel with a listing, what Florida law requires you to disclose, and how we price, market and negotiate a Cape Coral sale.

How Do I Sell My Home in Cape Coral, FL in 2026?

To sell a home in Cape Coral in 2026, price it from recorded sales in your own ZIP code and on your own kind of water, confirm your Utilities Extension Project status and flood paperwork, gather the seawall, roof and permit records buyers ask for, and hire a listing team that negotiates every offer personally.

That sequence matters in 2026 because volume is up and prices are steady. Counted like for like, with homes on vacant-coded parcels included, Lee County recorded 6,348 sales in the six Cape Coral ZIP codes in the 12 months to September 25, 2026 against 6,072 a year earlier, up 4.5 percent, and the median rose 1.4 percent to $365,000. Resales rose 15.8 percent, so a resale now competes with more resales and fewer builder first sales.

The six facts that price a Cape Coral home

• Your ZIP code, not the Cape Coral median. Single-family medians ran from $327,000 in 33909 to $515,000 in 33914 in the 12 months to September 25, 2026 (Lee County recorded sales).
• The water behind the lot. Saltwater canal-front single-family homes sold at a $698,000 median, freshwater canal-front at $440,000 and homes with no canal frontage at $337,500. The full tables are on our guide to Cape Coral home values by water access and ZIP code.
• New-home competition. An estimated 1,685 builder first sales closed in the 12 months, at a median of $369,000.
• Utilities status. Whether the parcel sits in a Utilities Extension Project area decides what a buyer inherits; North 1 East's up-front figure is $32,288 per equivalent parcel.
• Flood zone and elevation. The city says more than 60 percent of Cape Coral is in a FEMA-mapped Special Flood Hazard Area, and its Community Rating System Class 5 rating carries a 25 percent flood insurance discount that FEMA's current rating method applies to every NFIP policy, X zone included.
• Insurability. Citizens asks for a 4-point inspection on homes over 20 years old and for roof documentation once a roof passes 25 years.

What changed in the last 12 months

Counted like for like, Cape Coral recorded 6,348 home sales at a $365,000 median in the 12 months to September 25, 2026, against 6,072 at $360,000 a year earlier. Single-family homes, with those on vacant-coded parcels included, recorded 5,813 sales at a $375,000 median against 5,602 at $369,990. Condominiums recorded 535 sales at $210,000 against 470 at $215,000. Looking only at resales, the saltwater canal-front median rose 1.5 percent, the freshwater canal-front median fell 1.1 percent and the no-canal-frontage median fell 4.1 percent. One note on method: the county reclassifies a new home from vacant land to an improved home after the fact, which is why this page counts homes on vacant-coded parcels whenever it compares one year with another.

What this page covers, and where the other Cape Coral guides take over

How a Cape Coral home is valued, with the measured tables by water, ZIP code and lot, is on our Cape Coral home valuation page. Buying here, ownership costs and the purchase process are on our guide to buying a home in Cape Coral. Builders, lots, impact fees and the pipeline are on our Cape Coral new construction guide. This page owns the selling side: process, pricing strategy, costs and timing. Talk to McGreevy and Comisar before you list: Call Jesse direct at (239) 898-6072.

Key Takeaways

These are the ten facts about selling a home in Cape Coral that matter most in October 2026, each drawn from Lee County's recorded sales, the City of Cape Coral, Florida law or a state agency, and each dated in the section that explains it below.

• 5,804 recorded home sales in 12 months. Single-family homes and condominiums in the six Cape Coral ZIP codes sold at a $365,000 median in the 12 months to September 25, 2026 (Lee County recorded sales); single family 5,269 at $380,000, condominium 535 at $210,000.
• Sales are up, prices steady. Counted like for like with homes on vacant-coded parcels included, 6,348 recorded sales against 6,072 a year earlier, up 4.5 percent; the median rose 1.4 percent to $365,000; resales rose 15.8 percent; estimated builder first sales fell 17.6 percent.
• Your ZIP code moves the number. Single-family medians ran from $327,000 in 33909 to $515,000 in 33914, a $188,000 gap.
• The water behind the lot is the biggest single price line. Saltwater canal-front single-family median $698,000, freshwater canal-front $440,000, no canal frontage $337,500.
• One home sale in four was a new home. An estimated 1,685 builder first sales at a median of $369,000 against $360,000 for resales; 79.5 percent of single-family builder first sales were in ZIP codes 33993 and 33909.
• The utilities assessment stays with the house. The city says you do not have to pay it off when you sell, though some lenders require payment in full; North 1 East's up-front figure is $32,288 per equivalent parcel.
• Flood rules travel with every listing. The city says more than 60 percent of Cape Coral is in a FEMA-mapped Special Flood Hazard Area, and its Class 5 rating gives a 25 percent flood insurance discount on every NFIP policy, X zone included.
• Deed stamps are 70 cents per $100. That is $2,660 on a $380,000 house; in Lee County the seller customarily pays them and the owner's title policy, and the contract controls.
• Insurance is easing at Citizens. Citizens' approved 2026 change for homeowners multiperil (HO3) policies in Lee County is minus 8.5 percent, an average of $3,322 down to $3,039.
• Amendment 3 is on the November 3, 2026 ballot and is not law. It would raise the non-school homestead exemption to as much as $250,000 from January 1, 2028.

Table of Contents

This Cape Coral seller guide runs in the order most owners need it: how to sell, why list with us, the market and the county record, the water behind your lot, utilities, flood and insurance, disclosures, condominiums, marketing, negotiation, costs and taxes, your options, reviews and answers to forty-eight Cape Coral seller questions. Jump to any section below.

Selling in Cape Coral: How Do I Sell My Home in Cape Coral, FL in 2026? · Key Takeaways · Why List Your Cape Coral Home With McGreevy and Comisar?

The Market and the Record: What Is the Cape Coral Market Doing for Sellers Right Now? · Why Does Every Source Give a Different Cape Coral Median? · How Does New Construction Compete With a Cape Coral Resale? · Is Now a Good Time to Sell a House in Cape Coral? · How Do We Price a Cape Coral Home?

Water, Utilities and Flood: How Does the Water Behind Your Lot Change a Cape Coral Sale? · Do I Have to Pay Off the Cape Coral Utilities Assessment Before I Sell? · What Will a Buyer Ask About Flood Zones, Storms and Insurance in Cape Coral?

Disclosures and Condos: What Disclosures Does a Cape Coral Seller Owe? · What Should Cape Coral Condo Sellers Know in 2026?

Marketing, Negotiation, Costs and Taxes: How Do We Market a Cape Coral Home? · How Do We Negotiate on Your Behalf in Cape Coral? · What Does It Cost to Sell a Home in Cape Coral? · What Happens to My Homestead and Taxes When I Sell in Cape Coral?

Your Options and Next Steps: Should I List, Sell for Cash or Sell by Owner in Cape Coral? · Cape Coral or Fort Myers: How Do the Two Markets Compare for a Seller? · How Do I Get a Free Cape Coral Home Valuation Before I List? · What Cape Coral Sellers Say About Working With Us

Answers and Local Expertise: Frequently Asked Questions, Cape Coral Seller Edition · Why Does a Cape Coral Specialist Matter When You Sell? · Thinking of Selling Your Cape Coral Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents

Why List Your Cape Coral Home With McGreevy and Comisar?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, are the #1 Team in Southwest Florida since 2012 and the #5 real estate team in Florida (RealTrends 2026). Cape Coral sellers hire us because we price from recorded sales by ZIP code and water type, answer assessment, flood and seawall questions first, and negotiate every offer ourselves.

If you're searching for a listing agent in Cape Coral, or thinking, "I need someone who knows which side of the canal my house is on," this is how we work. We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and we serve Cape Coral from both. Before you interview agents, read our comparison of the best real estate agents in Cape Coral, which sets out what to ask any listing agent in this market.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• #5 real estate team in Florida (RealTrends 2026)

A team that prices Cape Coral from the county record

We joined the City's canal layer to the county parcel map to sort 91,289 single-family parcels by the water behind them. So when an owner in 33914 asks what a house is worth, the answer starts from that ZIP code's 1,181 single-family sales at a $515,000 median in the 12 months to September 25, 2026 (Lee County recorded sales). It then narrows to the water type, because 33914 saltwater canal-front homes recorded 464 sales at a $775,000 median, and finally to the handful of closings that look like your home.

Why a two-partner team sells differently

Jesse leads pricing, marketing and negotiation on every listing. Marc works with buyers every week, so sellers hear how buyers are responding to homes like theirs. You get both partners' attention on your sale rather than a hand-off to an assistant. Call Jesse direct at (239) 898-6072 for a pricing conversation.

What we will not do

We have held our Top 1% Real Estate Agents Nationally Since 2008 standing by refusing the shortcuts that win a listing and lose a sale. We will not quote a high price to win your listing. We will not market a Cape Coral home as "gulf access", "no bridges", flood-free, storm-proof or newly roofed unless a document in the listing file shows it, because no public record carries a gulf-access or bridge-clearance attribute for a parcel and a buyer's inspector will test every other claim.

What we tell every Cape Coral seller before we price

1. The Cape Coral median is not your comparable. ZIP code medians for single-family homes ran from $327,000 to $515,000 in the 12 months to September 25, 2026.
2. The water decides more than the square footage. Saltwater canal-front homes sold at $334.08 per square foot of county heated area against $200.37 with no canal frontage, 1.67 times as much.
3. A new home down the street is a different product. In 33993, for example, an estimated 774 builder first sales closed at a $355,000 median against 714 resales at $360,000.
4. Assessments and utilities are part of the price. The city's own statement about selling with a Utilities Extension Project assessment is quoted in full below.
5. Insurability is part of the price. Roof age, wind mitigation and flood zone shape what a buyer can insure, and therefore what a buyer can pay.

Where we work from

McGreevy and Comisar's 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. Cape Coral City Hall, at 1015 Cultural Park Boulevard, is about 11 miles from downtown Fort Myers (a routing engine run on October 7, 2026 from an approximate City Hall point), and Lee County charges the bridge toll only on trips from Fort Myers to Cape Coral. We show Cape Coral homes, meet sellers at the property and handle every closing personally.

What Is the Cape Coral Market Doing for Sellers Right Now?

Cape Coral recorded 5,804 single-family and condominium sales at a $365,000 median in the 12 months to September 25, 2026; counted like for like, sales rose 4.5 percent and the median 1.4 percent, while resales rose 15.8 percent and estimated builder first sales fell 17.6 percent.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; county roll dated October 4, 2026; the six Cape Coral ZIP codes 33904, 33909, 33914, 33990, 33991 and 33993; the 12 months to September 25, 2026 against the 12 months to September 25, 2025; Southwest Florida MLS closed residential sales September 26, 2025 to September 25, 2026 and listings as of October 10, 2026, pulled October 10, 2026).

Table 1. Cape Coral recorded home sales, the 12 months to September 25, 2026, against the year before

The headline figure on this page (5,804 sales at $365,000) counts single-family homes and condominiums. The comparison rows above add the homes the county roll still codes as vacant land, so the two windows are measured the same way.

Home sales by type

Single-family homes recorded 5,269 sales at a $380,000 median, with prices from $40,000 to $4,700,000. Condominiums recorded 535 sales at a $210,000 median, from $38,000 to $1,250,000. Median price per square foot of county heated area was $219.73 for single family and $166.93 for condominiums. Separately, an estimated 544 new-home closings on parcels the roll still codes as vacant land sold at a median of $353,938. Multifamily properties under 10 units recorded 139 sales at a $455,000 median. The county roll holds 91,289 single-family parcels and 9,041 condominium parcels in the six ZIP codes.

Longer windows: 24, 36 and 60 months

Each of these windows ends September 25, 2026 (Lee County recorded sales). Over 24 months the six ZIP codes recorded 11,874 home sales at a $362,945 median; over 36 months, 18,180 at $369,990; over 60 months, 33,296 at $374,000. The median has stayed within $11,055 across every window, from $362,945 to $374,000, and the 12-month median of $365,000 sits inside that range.

The six ZIP codes: the seller's benchmark

Your ZIP code is the first adjustment to any Cape Coral price. All figures are for the 12 months to September 25, 2026 (Lee County recorded sales), and price per square foot is per square foot of county heated area.

Table 2. Cape Coral home sales by ZIP code, the 12 months to September 25, 2026

The highest single-family median (33914) is 1.57 times the lowest (33909), a gap of $188,000, and 33904 holds 43.9 percent of the condominium sales. Sandoval carries ZIP code 33991 addresses, and its own page shows its recorded sales.

Price bands: where Cape Coral buyers are

Table 3. Cape Coral home sales by price band, the 12 months to September 25, 2026

Of the 5,804 recorded home sales, 58.2 percent closed under $400,000 and 27.3 percent closed at $500,000 or more, while 79.3 percent of condominium sales were under $300,000. The seller's point is a judgment, not a statistic: in our practice, pricing just under a band edge puts your home in front of the buyers searching the band below.

Eight years of Cape Coral medians

Table 4. Cape Coral recorded home sales by calendar year, 2019 to 2026

Sales peaked by count in 2021 at 10,246. The median peaked at $385,000 in 2022 and 2023, and the 12-month median of $365,000 sits 5.2 percent below it; the single-family median peaked at $399,900 in 2022, and the 12-month $380,000 sits 5.0 percent below that. Against 2019 the all-homes median is up 57.3 percent and the single-family median up 58.7 percent. The 2026 row covers January 1 to September 25 only.

Cape Coral beside Lee County

In the same window, Lee County as a whole recorded 21,111 home sales at a $364,900 median: single family 16,155 at $384,990 and condominium 4,956 at $275,000. The six Cape Coral ZIP codes held 27.5 percent of Lee County's recorded home sales and 32.6 percent of its single-family sales, and the single-family medians differ by only $4,990. For the county-wide picture, see our Lee County guide.

Days on market, sale-to-list and supply

In the Southwest Florida MLS, Cape Coral single-family homes that closed in the 12 months to September 25, 2026 sold after a median 50 days on market at 97.6 percent of their final list price; condominiums took a median 71 days and sold at 94.5 percent. Listings the MLS marks Gulf Access took a median 63 days and sold at 95.2 percent, against 49 days and 98.0 percent for those marked no. On October 10, 2026 the six ZIP codes held 2,499 active residential listings and 607 pending sales, 5.0 months of supply at the past year's MLS closing pace (single family 4.9 months, condominium 6.1). The MLS counts only homes marketed through it; the county record above is the complete count of recorded sales.

For context only: Florida Realtors' SunStats series for the City of Cape Coral, as printed on our Cape Coral guide when captured August 28, 2026, showed a 73-day median time to contract and 5.4 months of supply for July 2026.

Why Does Every Source Give a Different Cape Coral Median?

Cape Coral medians differ because each source measures a different place, period and instrument: the county record gives $365,000 for 12 months of recorded sales in six ZIP codes, while Realtor association series cover a single month, the whole metropolitan area or the city limits only, and they are built from listings rather than deeds.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Florida Realtors releases and captures as dated in the table).

Table 5. Four instruments, four Cape Coral medians

The last three rows are MLS-based context for comparison. They are dated by their own month and capture, and none of them is a current Cape Coral figure.

The four things that move a median

The first is place: the six Cape Coral ZIP codes, the city limits and all of Lee County are three different populations. The second is period: one month against 12. The third is mix: condominiums are 9.2 percent of Cape Coral's recorded home sales, so a series that includes more of them reads lower. The fourth is instrument: deeds against listings. The county record counts every recorded builder closing, including an estimated 544 on parcels the roll still codes as vacant land, which is a different population from a series built on listings.

Why the Census home value is not a sale price

The Census Bureau's five-year estimate of the median value of owner-occupied homes in Cape Coral is $373,500 (2020 to 2024). That is a survey estimate of what owners say their homes are worth, a different instrument from the county's record of what homes sold for. Separately, the Federal Housing Finance Agency's all-transactions house price index for the Cape Coral-Fort Myers metropolitan area read 403.20 for the second quarter of 2026 (first quarter 1995 equals 100). It covers all of Lee County and is an index, not a price.

Which figure should a seller use?

Use your ZIP code, your property type and your water type, all from the county record: Table 2 above and Table 7 below, followed by the closings that look like your home. That is how we build every number, and the method is on our page about how we value a Cape Coral home.

Thinking of selling your Cape Coral home? Talk to us before you list

In the 12 months to September 25, 2026, Cape Coral single-family homes sold at a $380,000 median (Lee County recorded sales), and the ZIP code and the water behind the lot moved that number by hundreds of thousands of dollars. Get a free valuation at https://mcgreevyandcomisar.com/home-valuation or Call Jesse direct at (239) 898-6072, and we will price your home from the sales that look like it.

Buying in Cape Coral as well? Call Marc at (239) 287-5873 or see how we represent buyers.

How Does New Construction Compete With a Cape Coral Resale?

New homes are a quarter of Cape Coral's market: an estimated 1,685 of 6,348 recorded home sales in the 12 months to September 25, 2026 were builder first sales, at a median $369,000 against $360,000 for resales, and most closed in ZIP codes 33993 and 33909, where resale sellers price against them.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026, builder first sales estimated by the county tool; builders' own pages read October 7, 2026).

Table 6. Single-family resales and estimated builder first sales by ZIP code, the 12 months to September 25, 2026

Builder first sales are the county tool's estimate: a first qualified sale within one year of the year built, or with the year built blank.

One home sale in four was a builder's first sale

An estimated 1,685 of the 6,348 recorded home sales in the 12 months, 26.5 percent, were builder first sales, at a median of $369,000 against $360,000 for resales. The estimated yearly series shows how steady that share has been: 1,473 in 2019, 1,786 in 2020, 2,143 in 2021, 2,017 in 2022, a high of 2,317 in 2023, 2,303 in 2024, 1,967 in 2025 and 1,202 in 2026 through September 25. For a resale seller, that is a permanent second market in the same ZIP codes.

Where builders closed: 33993 and 33909

ZIP codes 33993 and 33909 together hold an estimated 1,338 of the 1,683 single-family builder first sales in the 12 months, 79.5 percent. In 33993 the builder median ($355,000) sits $5,000 under the resale median ($360,000). In 33909 it sits $39,000 above ($339,000 against $300,000). In 33904 and 33914 builder first sales are a small share of single-family closings (an estimated 16 and 118), and in 33904, 33914, 33990 and 33991 the builder median sits above the resale median.

Builder starting prices against what new homes actually closed for

We read each builder's own Cape Coral page on October 7, 2026. The starting prices on those pages ran from $274,490 (Holiday Builders, "Priced From $274,490") to "From the $450s" (D.R. Horton's Tradition program). Those are advertised starting prices, not sale prices; the county record's median for the estimated 1,685 builder first sales is $369,000. Both instruments are named here because they answer different questions: what a builder advertises, and what new homes closed for. Builders, programs and lots are on our Cape Coral new construction guide.

How a resale seller competes with a new build

Price your home against both markets. Some new-home programs are sold on well and septic lots, because D.R. Horton lists separate Water and Sewer and Well and Septic product lines in Cape Coral, so utility status is a real point of comparison for a buyer. A buyer of a new build pays impact and capital lines before the permit issues, which are listed on our new construction guide, while a buyer of your canal resale can see the seawall and read its permit history. Selling next to a builder's model? Call Jesse direct at (239) 898-6072 and we will price your home against both the resales and the builder's current base price.

How Does the Water Behind Your Lot Change a Cape Coral Sale?

In Cape Coral the water behind the lot is the largest single price line: in the 12 months to September 25, 2026, saltwater canal-front single-family homes sold at a $698,000 median, freshwater canal-front at $440,000 and homes with no canal frontage at $337,500, so a seller prices from the right water class first.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026, single family; City of Cape Coral Public Works canal layer joined to the Lee County Property Appraiser parcel map, read October 7, 2026).

We joined the City of Cape Coral's canal layer, in which each of 960 canal polygons is typed fresh or salt, to the Lee County Property Appraiser's parcel map with a 3 metre tolerance; a home touching only saltwater canals is saltwater canal-front, only freshwater canals freshwater canal-front, and neither, no canal frontage.

Table 7. Single-family sales by the water behind the lot, the 12 months to September 25, 2026

The saltwater canal-front median is 2.07 times the no-canal median, a gap of $360,500, and 1.59 times the freshwater canal-front median. The freshwater canal-front median is 1.30 times the no-canal median. The "no canal frontage" class also holds lake, golf-course, river and bay frontage that the canal layer does not carry. Of the 265 single-family sales at $1,000,000 or more, 231 were saltwater canal-front. ZIP-by-water medians, price bands by water and the lot figures are on our page about Cape Coral home values by water and ZIP.

How to show a buyer which water is behind your lot

The city publishes a map of freshwater and saltwater canals, and that map is the public record of which water type is behind a lot. The city's canal layer carries the fresh or salt typing for each canal. As a cross-check, the Property Appraiser's own canal land-use code agrees with the city's canal layer on 98.2 percent of canal-coded parcels. We attach the city map extract and the appraiser record to the listing file so a buyer's agent does not have to ask.

What we will not print about gulf access, bridges and the lock

No public record carries a gulf-access, sailboat-access or bridge-clearance attribute for a parcel, so we price and describe the water type, not an access claim. The Chiquita Lock removal was completed on June 17, 2025, according to the city, which also urges boaters to use caution near the site because shallow areas may be present, and we do not describe the canal system as "lock-free". A buyer who needs a boat route verifies it on the water; the listing states only what a document shows.

Your seawall duty, in the city's words

Under Land Development Code section 5.4.8.A, every parcel fronting a saline, brackish or tidally influenced canal or other water body must have a seawall along its whole water frontage, built "at the owner's expense", and seawalls "shall be structurally maintained at owner's expense". Under section 5.4.8.B, a parcel on a freshwater or non-tidal canal needs a seawall or an approved alternative 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. Section 5.4.2 limits docks and pilings: 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.

Seawall permits, repairs and inspections when you sell

The city's Miscellaneous Permit Fee Schedule, effective January 1, 2026, lists a residential seawall permit at $147.00, a seawall repair permit at $240.00, a concrete dock permit at $280.00 and a stand-alone residential boat lift or davit permit at $107.00, plus a 2.5 percent state surcharge on Florida Building Code permits. The city's seawall process includes inspections of the slab, the cap, alignment and tieback, the concrete dock form and steel where a dock is included, and a final; the permit expires six months after issuance. Saltwater seawall and dock permits also need state environmental approval, which is not required on freshwater sites. Licensed general, residential, building or marine contractors, or an owner-builder, may pull the permit. Whether a seawall or dock inspection happens at a sale is a matter of the contract's inspection terms, not a city requirement we found. We print no repair cost because the figure depends on the contractor and the lot. Any open seawall permit shows on the city's permit search, which we cover in the open-permits section below.

Is Now a Good Time to Sell a House in Cape Coral?

For a well-priced Cape Coral home, 2026 is a workable market: recorded sales rose 4.5 percent like for like in the 12 months to September 25, 2026 and the median held at $365,000, up 1.4 percent, though it sits 5.2 percent under the 2022 and 2023 peak of $385,000.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Citizens Property Insurance 2026 approved rates; Florida Constitution ballot text as summarized by the Leon County Property Appraiser, read October 7, 2026).

Volume is up and prices are steady

Resales rose 15.8 percent in count (4,663 against 4,028) while the resale median moved from $363,750 to $360,000. By water type, resale medians were steady to slightly down: saltwater canal-front up 1.5 percent, freshwater canal-front down 1.1 percent and no canal frontage down 4.1 percent. More resales at steady prices means correctly priced homes sell and over-priced homes wait.

Prices against the 2022 peak

The saltwater canal-front median was $800,000 in 2022 and is $698,000 in the 12 months to September 25, 2026, down 12.8 percent. Freshwater canal-front went from $515,000 to $440,000, down 14.6 percent. No canal frontage went from $365,000 to $337,500, down 7.5 percent. Canal-front sellers are further from their peak than interior-lot sellers, which is a reason to price from this year's sales, not from a neighbor's 2022 closing.

Condo sellers face a different market

Cape Coral condominiums recorded 535 sales in the 12 months, up 13.8 percent, at a $210,000 median, down 2.3 percent. Median price per square foot of county heated area fell from $180.11 to $166.93, down 7.3 percent, and the median sits 22.7 percent below the 2023 median of $271,500. We cover what a condominium seller must hand the buyer in the condominium section below.

Insurance is easing at Citizens

Table 8. Citizens Property Insurance, Lee County, 2026 approved rate changes

These are Citizens' own Lee County book, not Cape Coral alone, not the private market and not a quote for your home. We print no premium range for Cape Coral homeowners or flood insurance.

The November 3, 2026 ballot and a buyer's future tax bill

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 assessment cap from 10 percent to 5 percent. It would first show on August 2027 TRIM notices and November 2027 bills, and it does not replace Save Our Homes. For a seller, the point is practical: the tax bill a buyer expects may change after the vote, so a buyer should not rely on your bill, and neither should your listing.

The best time of year to list in Cape Coral

We print no monthly sale figure here, so the answer is a judgment, not a statistic. List when the home's documents are ready: the elevation certificate, the wind mitigation report, permits closed and a Utilities Extension Project payoff letter. Price to the competition on launch day, and plan the closing calendar around insurance binding. For the general case, read why the best time to sell is usually now.

Selling during hurricane season

Hurricane Ian made landfall on Cayo Costa on September 28, 2022 at 130 knots, a Category 4 storm, and the National Hurricane Center reports maximum inundation of 6 to 9 feet above ground in Pine Island, Cape Coral and other communities. Insurers commonly pause new binding while a named storm threatens, so we build flexibility into the closing date when a storm is in the forecast. A buyer's lender, insurer and inspector each have their own timing, and the contract should say what happens if a storm moves the closing.

How Do We Price a Cape Coral Home?

We price a Cape Coral home from recorded sales of the same property type in the same ZIP code on the same kind of water, adjusted per square foot of county heated area, then for seawall, assessments, flood zone, roof and condition, and finally against the active competition on the day you list.

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

Step one: the right comparables

Comparables share a use code (single family or condominium), a ZIP code and a water class. Resales are kept apart from builder first sales, because the two sell at different prices (Table 6 above). A saltwater canal-front home in 33914 is compared with other saltwater canal-front homes, not with the 33914 median.

Step two: price per square foot of county heated area

The median single-family price per square foot of county heated area was $219.73 citywide in the 12 months to September 25, 2026. By ZIP code it ran from $186.07 in 33909 to $256.24 in 33914, and by water from $200.37 with no canal frontage to $334.08 on saltwater canals. This measure is per square foot of county heated area and is never compared with a listing's living-area figure.

Step three: what an automated estimate cannot see

An automated online estimate cannot see the water class, the seawall's condition and permits, a dock or lift, the Utilities Extension Project status, the flood zone and elevation certificate, the roof year or open permits. Those are the lines that move a Cape Coral price, and they are in documents, not in a database a computer can scrape. We check each one before we price.

Step four: assessments, utilities and insurability

We check whether the parcel is in North 1 East, North 1 West, North 2 or an earlier assessment area (Table 9 below), whether it is on city utilities or on well and septic, and whether Citizens' 4-point and roof rules apply to the home. Each can change what a buyer will pay or whether a buyer can get a loan or an insurance policy at all.

Step five: price to the first two weeks

Price for the first two weeks on the market, when buyers first see the home, rather than for a number you hope to reach after negotiating. In the Southwest Florida MLS, Cape Coral single-family homes that closed in the 12 months to September 25, 2026 sold at a median 97.6 percent of their final list price, after a median 50 days on market. Our practice is to price to where a comparable home would sell today.

Homes over $1 million need a human value

Cape Coral recorded 270 home sales at $1,000,000 and up in the 12 months, 4.7 percent of all home sales, and 231 of the 265 single-family ones were saltwater canal-front. A small group of 22 sales on parcels the appraiser codes for gulf, bay, river, creek or island frontage had a $1,620,000 median; with so few sales, we treat that figure as a pointer, not a benchmark. No automated estimate can value those homes, which is why a Top 1% Real Estate Agents Nationally Since 2008 team prices these homes in person. For a confidential value on a Cape Coral home over $1 million, Call Jesse direct at (239) 898-6072.

Do I Have to Pay Off the Cape Coral Utilities Assessment Before I Sell?

No. The City of Cape Coral says you do not have to pay off a Utilities Extension Project assessment when you sell: it stays on the property and transfers to the new owner, billed once a year on the tax bill, although some lenders require it paid in full, so the contract should say who pays.

Data updated: October 2026 (City of Cape Coral assessments page, UEP FAQ and Special Assessment FAQs, read October 7, 2026).

What the city says happens at a sale

The city's UEP FAQ says: "you do not have to pay off the assessment if you sell the property". It adds: "The assessment continues to be assessed against the property regardless of the owner". The city's Special Assessment FAQs describe a special assessment as, in general, not a lien: "It is considered a tax levy and is recorded in the Lee County Clerk of Courts as a notice", and "If the special assessment is not paid in full, it will transfer to the new owner". Assessments are billed once a year on the property tax bill.

When a lender wants it paid

The same FAQ warns that "some banks and other lending institutions may require payment in full". We ask the buyer's lender early, before the contract is signed, and negotiate a credit or a payoff in the contract. We name no figure here because the balance is parcel-specific; it comes from the city's payoff request, below.

Assessment amounts by area

Table 9. Utilities Extension Project assessments per equivalent parcel, City of Cape Coral

All amounts are per equivalent parcel of 10,000 square feet, as published on the city's assessments page and read October 7, 2026. North 1 East's up-front amount is 1.79 times North 2's, and North 1 West's is the highest on the city's table.

Worked example: selling a North 1 East home in 2026

Inputs, all from the city's assessments page: the North 1 East up-front figure is $32,288. The financed figure is $33,142 over 30 years by default at 6.25 percent, first billed on the 2026 tax bill. The maximum yearly installments on the 30-year term are, for the line extension, $855 for water, $997 for sewer and $803 for irrigation, and for the capital charge, $126, $360 and $244.

Arithmetic: $855 + $997 + $803 + $126 + $360 + $244 = $3,385 a year at most.

What the seller tells a buyer: the buyer inherits up to $3,385 a year on the tax bill unless the contract has the seller pay it off. The payoff figure itself comes from the city's free payoff request, and after July 31 the balances are estimates until the yearly billing is complete. We compute no remaining balance and no 30-year total, because neither is on the city's page.

How to get your payoff figure

The city's CapeIMS payoff request is free for any parcel, and the payoff it shows covers special assessments, utility balances, open code cases and open building permits. An owner who has not prepaid by July 31 pays amortized installments on the tax bill, and any one or all of the assessments may be paid in full later. Order the payoff before you list, so the figure goes into the listing file.

Hardship deferral liens must be paid at closing

The city offers a hardship deferral for assessments: the application window runs February 1 to April 15, and a deferral covers 10 to 100 percent. A deferral records a lien, and the city is plain about it: "Hardship and deferral liens must be paid in full at closing."

Connection deadlines, wells and septic

For a developed property the city's UEP FAQ says the owner "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. The date that binds an owner is the one on the owner's notice. Septic tank abandonment must be completed within 90 days following connection to public sewer, and the abandonment permit is $100 for most systems. The city's own estimate of the private cost to connect all three utilities from the property line to the home is "roughly $2,000 to $2,500, including septic tank pump-out and abandonment", based on North 2. Water wells can remain intact. North 1 West is substantially complete, and North 1 East's completion is anticipated by the end of 2027. A seller in an area under construction tells the buyer the status and the dates from the city's project pages.

What Will a Buyer Ask About Flood Zones, Storms and Insurance in Cape Coral?

Buyers ask for the flood zone, an elevation certificate, the storm history and the insurance file: the city says more than 60 percent of Cape Coral is in a FEMA-mapped Special Flood Hazard Area, the maps in force took effect November 17, 2022, and the city's Community Rating System Class 5 rating gives a 25 percent discount.

Data updated: October 2026 (City of Cape Coral Flood Protection, FEMA notices and the 50 percent rule packet updated July 1, 2025; National Hurricane Center Tropical Cyclone Report; Citizens; read October 7, 2026).

More than 60 percent of the city is mapped high-risk

The city states that "more than 60% of Cape Coral is in a FEMA-mapped Special Flood Hazard Area", in a release dated July 1, 2026. We never state a flood zone for an address or a neighborhood on this page. Look up your parcel on the FEMA Flood Map Service Center and the city's elevation certificate portal.

The maps in force since November 17, 2022

The current Flood Insurance Rate Maps for Cape Coral became effective November 17, 2022. Those maps introduced the Coastal A zone and the Limit of Moderate Wave Action line in Lee County. A federal notice published May 18, 2026 lists a map revision case for the City of Cape Coral; the notice does not describe the change.

The CRS Class 5 discount a buyer will ask about

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

Elevation certificates

Many elevation certificates are on the city's Forerunner portal, and buildings from before 1993 may not have one on file. Find yours before you list, because a buyer will ask for it.

The 50 percent rule, in the city's current words

The city defines a substantial improvement as 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"; the building must then meet the flood rules for new construction. Substantial damage is damage "of any origin" whose repair cost would equal or exceed 50 percent of the building's market value before the damage. Market value for the test is the value of the building only, land excluded: 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. 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. A building brought into compliance must have its lowest floor at or above the base flood elevation plus 1 foot, and the city's worksheet treats buildings from before August 17, 1981 as pre-FIRM. All of this is from the city's notice updated July 1, 2025.

Hurricane Ian in the public record

Hurricane Ian made landfall on Cayo Costa at 1905 UTC on September 28, 2022 with an intensity of 130 knots, about 150 miles an hour, a Category 4 storm. The National Hurricane Center reports that "Maximum inundation levels of 6 to 9 ft AGL occurred in Pine Island, Cape Coral, and other communities". Ian caused at least 156 deaths in the United States, and storm surge killed 41 people, 36 of them in Lee County. In Lee County at least 52,514 structures were affected, 5,369 were destroyed and 14,245 had major damage; those are county figures, not Cape Coral figures, and we print no Cape Coral damage count.

Roof age, four-point and wind mitigation

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

Small repairs and the July 2026 permit exemption

From July 1, 2026 state law exempts single-family work valued under $7,500 from a building permit, but not on property in a flood hazard area and not for electrical, plumbing, structural, mechanical or gas work. The city says the exemption will not reach most Cape Coral projects for that reason, so a seller should assume a permit applies.

What Disclosures Does a Cape Coral Seller Owe?

A Cape Coral seller gives the Florida flood disclosure at or before the contract is signed, discloses known facts that materially affect value and are not readily observable, even in an "as is" sale, and provides the property tax summary and any association disclosure the law requires for the home.

Data updated: October 2026 (2026 Florida Statutes as published by the Florida Senate; Florida Attorney General; U.S. Consumer Product Safety Commission; read October 7, 2026).

The flood disclosure asks three questions

Section 689.302, Florida Statutes, requires the seller of residential real property to give the buyer the flood disclosure "at or before the time the sales contract is executed". It covers known flooding during your ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. The statute's text holds no right for the buyer to cancel. Its history is chapters 2024-215 and 2025-166, and the statute is linked in the Downloadable Documents section below. This is information, not legal advice.

Known defects: the Johnson v. Davis duty

In Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), the Florida Supreme Court held that a seller must disclose known facts that materially affect the value of a home and are not readily observable. An "as is" clause does not remove that duty. This is information, not legal advice; your closing agent or attorney can tell you how it applies to your home.

Property taxes: the buyer should not rely on yours

Section 689.261 requires a buyer to be given a property tax disclosure summary, which warns that the seller's tax bill is not a guide to the buyer's, because a change of ownership triggers reassessment. The contrast can be large. On a $380,000 homesteaded illustration, 2026 ad valorem tax is $5,174.84; the same $380,000 without a homestead exemption is $5,823.50, a $648.66 difference. Both figures use the 2026 rates in the Property Appraiser's 2026 Taxing District Millage Book, printed October 9, 2026 (15.3250 mills in total for a City of Cape Coral parcel).

Homes built or remodeled in the Chinese drywall years

The Florida Attorney General says: "Homes built or remodeled between 2001 and 2008 are at risk of containing Chinese drywall." The U.S. Consumer Product Safety Commission's identification guidance looks first for drywall "installed between 2001 and 2009" together with signs such as blackened copper wiring or air-conditioning coils. The two agencies describe different things, construction and installation, so we print both with their own years and pick no single end year. If your home falls in either range, expect the question.

Open permits: search before you list

You can search a permit history for an address without an account on the city's EnerGov Citizen Self Service portal. An owner may close an open or expired permit with the original contractor, another licensed contractor or as owner-builder. A local agency may close a permit six years after it was issued if no apparent safety hazard exists, and a buyer at arm's length may not be penalized solely because a previous owner's permit was never closed (section 553.79(16) and (17), Florida Statutes). Search before you list, so a buyer's agent does not find it first.

The HOA disclosure summary, and the condominium fork

For a home in a homeowners association governed by chapter 720, section 720.401 requires the buyer to be given the disclosure summary before signing; without it the buyer may void the contract in writing within 3 days after receiving the summary or before closing, whichever comes first, and that right cannot be waived. That section does not apply to condominiums, which follow section 718.503 (see the condominium section below). Who owes the summary and when is a question for your closing agent or attorney, and this is information, not legal advice. Lennar and Maronda Homes each describe their Cape Coral programs on their own pages as having no HOA.

Pools and pool barriers

Section 515.29 requires a residential pool barrier at least 4 feet high on the outside, with gates that open outward, close by themselves and have a self-latching lock. The city's residential pool permit is $307.00 on its schedule effective January 1, 2026, which matters when a buyer asks whether a pool was added with a permit.

What Should Cape Coral Condo Sellers Know in 2026?

Cape Coral condominium sellers face more sales at slightly lower prices, 535 at a $210,000 median in the 12 months to September 25, 2026, and must hand the buyer the association documents, including any milestone inspection summary and structural integrity reserve study, which open a 7-day cancellation window.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; 2026 Florida Statutes; read October 7, 2026).

The Cape Coral condo market in numbers

Cape Coral recorded 535 condominium sales at a $210,000 median in the 12 months to September 25, 2026. ZIP code 33904 holds 235 of them (43.9 percent) and 33914 holds 147; 79.3 percent of condominium sales closed under $300,000. Median price per square foot of county heated area was $166.93. We do not use a canal cut for condominiums, because riverfront towers sit in the "no canal frontage" class; River Towers, for example, is in ZIP code 33904.

Milestone inspections: 30 years, or 25 near salt water

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

The structural integrity reserve study deadline

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

What the buyer receives, and the 7-day window

Under section 718.503, the buyer is entitled, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, the summary of the milestone inspection report and the most recent structural integrity reserve study where they exist. The buyer may void the contract within 7 days, not counting Saturdays, Sundays and legal holidays, after signing and receiving them.

Estoppel certificates: caps and timing

For a condominium or an association, the statute sets a base estoppel fee of $250, plus $100 for delivery within 3 business days and $150 where the account is delinquent, and has the state adjust those caps for inflation every five years (sections 720.30851 and 718.116). The adjusted caps in force since the 2022 adjustment are $299, $119 and $179, as reported in a title underwriter's bulletin dated September 8, 2022, and the next adjustment is scheduled for July 1, 2027. An estoppel certificate is due within 10 business days of the request, is good for 30 days if delivered by hand or electronically and 35 days if mailed, and the fee is refunded if the closing does not happen.

How Do We Market a Cape Coral Home?

We market a Cape Coral home on the water and the paperwork: professional photography and aerials that show the canal and the seawall, a listing file with the flood, roof, permit and assessment documents already in it, and exposure to buyers well beyond Lee County who search Cape Coral from out of state.

Data updated: October 2026 (Florida Statutes and City of Cape Coral documents read October 7, 2026).

Photography, aerials and the canal

Aerials show the canal type and the lot line. We photograph the seawall cap and the dock because buyers ask, and because the city's code puts the seawall duty on the owner. A photograph never claims more than a document can support, so we do not caption a canal as anything the permit and the city's map do not show.

The listing file Cape Coral buyers want

The listing file should hold:

• the Florida flood disclosure (section 689.302);
• the elevation certificate, from the city's portal or a surveyor;
• the wind mitigation form (OIR-B1-1802);
• a 4-point inspection if the home is over 20 years old;
• the city's payoff request, showing assessments, utility balances, open code cases and open permits;
• the permit history from the city's EnerGov portal;
• seawall and dock permit records;
• an extract of the city's fresh and salt water canal map;
• the HOA or condominium documents and any estoppel certificate; and
• the utility connection status in a Utilities Extension Project area.

Reaching buyers beyond the MLS

Buyers who want to see Cape Coral homes for sale now can browse them on our Domain Realty Group site. Some Cape Coral sellers and buyers live outside Florida or outside the United States, and a foreign seller has its own tax rules, which we cover in the foreign sellers section below.

How Do We Negotiate on Your Behalf in Cape Coral?

Jesse negotiates every Cape Coral offer personally: price, inspection repairs, seawall and roof findings, who pays any Utilities Extension Project balance, the insurance and appraisal contingencies, and the closing date, with each point set in the contract, because in Florida the contract, not custom, controls who pays what.

Inspection and repair negotiations

On a canal home, a buyer's inspection can raise seawall and roof findings. Who pays if a buyer's inspector finds a failing seawall is a contract matter, because the city's code puts the seawall duty on the owner but the contract allocates repairs between buyer and seller. We print no repair cost, because the figure depends on the contractor and the lot.

Assessments, liens and credits at closing

A Utilities Extension Project balance can be paid off, credited or left with the property, and the contract should say which. Hardship and deferral liens must be paid in full at closing. We negotiate the payoff or credit using the city's payoff request, which shows the figure for your parcel.

Appraisal gaps on canal homes

A distinctive canal home needs comparables from the same water class. Saltwater canal-front sales in the 12 months to September 25, 2026 ran from $225,082 to $4,200,000, and 446 of the 1,094 sold between $500,000 and $750,000, so the right comparables are narrower than the city. We hand the appraiser the same-water-class closings. Call Jesse direct at (239) 898-6072 before you accept an offer that hinges on an appraisal.

What Does It Cost to Sell a Home in Cape Coral?

Selling a Cape Coral home costs the negotiated commission plus Florida's deed stamp tax of 70 cents per $100, the owner's title insurance premium the seller customarily pays in Lee County, any association estoppel fee and the seller's share of the year's property tax; the contract controls who pays each line.

Data updated: October 2026 (Florida Statutes s. 201.02, s. 197.162, s. 720.30851 and s. 718.116, read October 7, 2026; Florida title insurance rates under Rule 69O-186.003 as carried in our cost file dated June 29, 2026; 2026 millage from the Lee County Property Appraiser's 2026 Taxing District Millage Book, printed October 9, 2026, read October 15, 2026).

Table 10. Three Cape Coral seller net sheets: the statutory and customary lines (illustration, not a quote)

The arithmetic, with every input shown:

• Stamps: $210,000 / 100 x $0.70 = $1,470; $380,000 / 100 x $0.70 = $2,660; $698,000 / 100 x $0.70 = $4,886.
• Title: $5.75 per $1,000 up to $100,000 is $575, plus $5.00 per $1,000 above that. $210,000 gives $575 + $550 = $1,125; $380,000 gives $575 + $1,400 = $1,975; $698,000 gives $575 + $2,990 = $3,565. These are estimates before any credit a title company applies, carried from our cost file of June 29, 2026.
• Tax (homestead, 2026 rates from the Property Appraiser's October 9, 2026 millage book: 10.0540 mills non-school and 5.271 mills school; exemptions of $25,000 on all taxes plus $26,411 on non-school taxes):
  • $210,000: ($210,000 minus $51,411) x 10.0540 / 1,000 = $1,594.45, plus ($210,000 minus $25,000) x 5.271 / 1,000 = $975.14, a total of $2,569.59, half of which is $1,284.80.
  • $380,000: $3,303.63 plus $1,871.21 = $5,174.84, half of which is $2,587.42.
  • $698,000: ($698,000 minus $51,411) x 10.0540 / 1,000 = $6,500.81, plus $673,000 x 5.271 / 1,000 = $3,547.38, a total of $10,048.19, half of which is $5,024.10.
• Percentages: each subtotal divided by the price.

A long-held homestead's assessed value is usually lower than the price because of Save Our Homes, so the real proration is usually lower; the share also depends on the closing date and the contract. We print no commission rate, and no settlement, closing, title search or lien search fee, because no dated first-party document sets one. The mortgage payoff and any concession are separate lines. Recording the deed and every cost of the buyer's new loan are customarily the buyer's.

Documentary stamp tax in Lee County

Section 201.02 sets the deed documentary stamp tax at 70 cents for each $100, or fraction of $100, of the price. In Lee County the seller customarily pays it, and the contract controls. On the $440,000 freshwater canal-front median the tax is $3,080; on the $365,000 all-homes median it is $2,555.

Title insurance: a set premium, and the Lee County custom

Florida's owner's title insurance premium is set by state rule (Rule 69O-186.003): $5.75 per $1,000 up to $100,000 of coverage, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000. In Lee County the seller customarily pays the owner's policy and chooses the closing agent; the contract controls. We read the rule's header on October 7, 2026 but not its rate text, so these rates are carried from our cost file dated June 29, 2026.

Prorated taxes are paid in arrears

Florida property taxes are for the calendar year and are paid in arrears. Bills go out about November 1 and become delinquent April 1, so a closing prorates the year between seller and buyer. Paying early earns a discount under section 197.162: 4 percent in November, 3 percent in December, 2 percent in January, 1 percent in February and none in March.

City charges on the same tax bill

For a single-family home, the city's charges on the tax bill for fiscal year 2027, as reported by the Cape Coral Breeze on August 26, 2026, are: fire service assessment $515.43 (the reported average single-family amount), stormwater $163 and solid waste $384.25, a sum of $1,062.68. Lot mowing and any Utilities Extension Project installment are not in that sum. The city's own assessments page still showed fiscal year 2026 as its newest column when we read it: stormwater $156.00, solid waste $384.25, and a fire service assessment of Tier 1 $349.32 per parcel plus Tier 2 $3.47 for each $5,000 of structure value. Lot mowing is charged per equivalent lot unit by district: $70.48, $48.05, $51.44 and $44.63 for Districts 1 to 4 in fiscal year 2026, and $75.89, $52.99, $56.95 and $48.43 for fiscal year 2027 (as reported). These charges are prorated with the taxes as the contract says.

Commissions after the 2024 practice changes

Since August 17, 2024, a buyer working with an agent who is a participant in a REALTOR-affiliated multiple listing service signs a written agreement "prior to touring a home, including both in-person and live virtual tours", and that agreement must state that "broker commissions are not set by law and are fully negotiable". That requirement comes from the industry settlement, not from Florida statute. 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. Florida presumes a licensee acts as a transaction broker unless a single agent or no brokerage relationship is set in writing (section 475.278). We print no rate: the commission is whatever you and your listing agent agree in writing. For the statewide picture, see our guide to seller closing costs in Florida.

Worked example: what a $400,000 Cape Coral sale costs in stamps and title

Deed stamps: $400,000 / 100 x $0.70 = $2,800. Owner's title premium: $575 for the first $100,000 plus $300,000 / 1,000 x $5.00 = $1,500, a total of $2,075. Together, $2,800 + $2,075 = $4,875 before commission, proration and any estoppel certificate.

What the buyer pays, so you can read an offer

A buyer customarily pays to record the deed ($10.00 for the first page and $8.50 for each further page, so $18.50 for a two-page deed) and all the costs of a new mortgage: documentary stamp tax of 35 cents per $100 of the debt and a one-time intangible tax of $2 per $1,000. On a $304,000 loan (80 percent of $380,000) that is $1,064.00 in mortgage stamps and $608.00 in intangible tax. This is why a buyer's cash to close differs from yours; see the buyer's side of a Cape Coral closing.

What Happens to My Homestead and Taxes When I Sell in Cape Coral?

When you sell a Cape Coral homestead, the buyer's assessment resets, you may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead, and any gain is a federal tax question, since Florida levies no state personal income tax; foreign sellers face FIRPTA withholding at closing.

Data updated: October 2026 (Lee County Property Appraiser exemption information for tax year 2026; Florida Department of Revenue Save Our Homes table; Florida Constitution, Article VII, Section 5(a); IRS FIRPTA and like-kind exchange guidance; read October 7, 2026).

What your homestead exemption is worth

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. On the $380,000 illustration the exemption is worth $648.66 a year at the 2026 rates. Applications are due by March 1 of the year you qualify, which is the date to remember for your next home.

Taking your Save Our Homes savings with you

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 is 2.7 percent for 2026 (2.9 percent for 2025). A homestead owner may carry up to $500,000 of that benefit to a new Florida homestead (portability), and non-homestead property has a 10 percent yearly assessment cap that does not apply to school taxes. Our earlier post on Florida's Save Our Homes proposal and your property tax savings explains the idea in general terms.

Capital gains on a Cape Coral sale

Whether a gain is taxable, and how much of it, is a federal question. The IRS explains the rules in Topic no. 701, Sale of your home and Topic no. 409, Capital gains and losses. We print no exclusion amount here; ask a tax professional about your own basis and holding period.

Foreign sellers and FIRPTA withholding

When a foreign person sells U.S. real property, the buyer generally withholds 15 percent of the amount realized under FIRPTA. The withholding is 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000, and nothing where the buyer will live in it and the price is $300,000 or less. Plan for it at listing, because the withholding comes out of your proceeds at closing.

Selling a rental or lot through a 1031 exchange

A like-kind (section 1031) exchange covers real property held for investment or business, not a home used solely as a personal residence. The replacement property is identified in writing within 45 days and acquired within 180 days, so the timeline starts before you sell.

Should I List, Sell for Cash or Sell by Owner in Cape Coral?

For most Cape Coral homes in marketable condition, listing with an experienced team nets the most because the price comes from full exposure to buyers; a cash offer can suit a storm-damaged home that would trigger the 50 percent rule or a sale that must close in days; selling by owner shifts pricing, disclosure and negotiation to you.

The decision table

Table 11. Listing, a cash offer or a sale by owner in Cape Coral

Who should choose which

Choose a listing if the home is in marketable condition and you want the market to set the price. Consider a cash offer if the home has storm damage and a buyer's repair plan would be a substantial improvement under the city's 50 percent rule, which a buyer and lender price in, or if the sale has to close in days. Consider a sale by owner only if you are ready to price from the recorded sales, handle every disclosure and negotiate inspection and appraisal issues yourself. A home needing a seawall repair is a negotiating point in every column; the city's repair permit is $240.00 and we print no repair cost.

The break-even math on a $380,000 Cape Coral house

The statutory and customary lines in Table 10 ($7,222.42 without an estoppel fee) are owed in a cash sale too, so the comparison is the negotiated commission against how far below $380,000 the cash offer sits. Each 1 percent of $380,000 is $3,800. A cash offer of $350,000 is $30,000 under the $380,000 single-family median, which equals 7.9 percent of the price ($30,000 / $380,000) and is the amount a listing must beat after its commission. This is an illustration; your own ZIP code and water class set your number (Table 2 and Table 7). We make no claim about the discount cash buyers typically take.

Selling as is, including after storm damage

Selling as is does not remove your disclosure duty (Johnson v. Davis), and the flood disclosure covers claims and FEMA assistance. If the home has storm damage, the buyer's repair plan may be a substantial improvement under the city's 50 percent rule, a cost the buyer and the lender will price in. Disclose what you know, document what you repaired, and let the price reflect the rest.

Selling a vacant Cape Coral lot

Vacant lots are their own market. The six Cape Coral ZIP codes recorded 1,950 vacant lot sales at a $45,000 median in the 12 months to September 25, 2026, with prices from $1,500 to $2,200,000. By ZIP code: 33993 recorded 832 at $41,000, 33909 recorded 645 at $41,500 and 33904 recorded 47 at $260,000. By water: saltwater canal-front lots had a $240,000 median (221 sales), freshwater canal-front $45,000 (518 sales) and no canal frontage $42,500 (1,211 sales). The city's lot mowing assessment is charged per equivalent lot unit by district (rates in the costs section above), and the standard single-family zone has a minimum lot of 10,000 square feet. Builders who buy lots, impact fees and the lot rules are on our Cape Coral new construction guide.

Cape Coral or Fort Myers: How Do the Two Markets Compare for a Seller?

Like for like, Cape Coral sells for less than Fort Myers: in the 12 months to September 25, 2026 the single-family median was $380,000 against $425,000 and the condominium median $210,000 against $235,000, both 10.6 percent lower, while Cape Coral's all-homes median reads higher only because condominiums are a smaller share of its sales.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; Fort Myers here is the ten ZIP codes our Fort Myers pages use: 33901, 33905, 33907, 33908, 33912, 33913, 33916, 33919, 33966 and 33967; Lee County toll fares read October 7, 2026).

Table 12. Cape Coral against Fort Myers for a seller, the 12 months to September 25, 2026

No water-type cut exists for Fort Myers in this run, and the table says nothing about which city suits which kind of person; it compares prices, mix and rules.

Single-family and condominium medians, like for like

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

New-home competition on each side of the river

Cape Coral recorded an estimated 1,683 single-family builder first sales in the 12 months, against an estimated 574 in the Fort Myers ten ZIP codes, and 79.5 percent of the Cape Coral ones were in ZIP codes 33993 and 33909. A Cape Coral resale seller prices against a heavier builder presence than a Fort Myers seller does.

Five years of medians

Fort Myers single-family medians stayed above Cape Coral's in every year from 2022 to 2026: $447,350 against $399,900 in 2022, $450,000 against $391,994 in 2023, $461,772 against $382,000 in 2024, $425,000 against $365,000 in 2025, and $423,860 against $383,000 in 2026 through September 25.

Selling in one city and buying in the other

Lee County's bridge tolls are $2.00 with a transponder or prepaid account on the Cape Coral and Midpoint bridges (pay-by-plate is $5.00), charged only on trips from Fort Myers to Cape Coral or Sanibel. The unlimited-trip program costs $330 a year; one tolled crossing each working day, 250 days at $2.00, is $500 a year. If your other home is across the river, see our guide to selling a home in Fort Myers and our Fort Myers guide. Buying in Cape Coral after you sell? Call Marc at (239) 287-5873 and read our guide to buying a home in Cape Coral.

Bonita Springs and Estero against Cape Coral

Our earlier comparisons of Bonita Springs and Cape Coral and of Estero and Cape Coral are dated on those pages, and we restate none of their figures here; this page's figures are the county record's, read October 7, 2026.

How Do I Get a Free Cape Coral Home Valuation Before I List?

Request a free Cape Coral home valuation with the form at the top of this page, on our Cape Coral valuation page, or by calling Jesse direct at (239) 898-6072; we send a value built from recorded sales in your ZIP code and water class, adjusted for seawall, assessments, flood zone, roof and condition.

Use the Home Valuation form at the top of this page

Enter your address in the Home Valuation form at the top of this page, answer three short questions, and Jesse or Marc will follow up personally. If you prefer to read first, our Cape Coral home valuation page explains how a Cape Coral home is actually valued, with the measured tables by water, ZIP code and lot.

What to send us before we price your listing

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, prepare every valuation personally. To make it accurate, send us:

• the property address and, if you know it, the water type behind the lot;
• the roof year and material;
• permits for any renovations;
• seawall and dock permit history;
• your Utilities Extension Project area and any payoff letter;
• the elevation certificate, wind mitigation report and 4-point inspection, if you have them;
• storm claims and repairs since 2022; and
• the name of your association, if there is one.

Get your number before you list

Get your free Cape Coral home valuation at https://mcgreevyandcomisar.com/home-valuation or Call Jesse direct at (239) 898-6072. If you also own elsewhere, see our guides to selling a home in Punta Gorda and selling a home in Bonita Springs.

What Cape Coral Sellers Say About Working With Us

Jesse McGreevy is a top-reviewed Cape Coral listing agent and Marc Comisar a top-reviewed Southwest Florida realtor; every review below is copied word for word from our Google Business Profile, where you can read them all. These quotes come from sellers and repeat clients across Southwest Florida and are not specific to Cape Coral.

Sandra Decker, seller who had sat on the market

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

Charlie Carroll, seller who relied on our pricing

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review

Raoul Grossi, repeat client over many years

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review

Michael and Debbie Kaprove, clients on both sides of the sale

★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Verified Google review

Frequently Asked Questions, Cape Coral Seller Edition

These are the questions Cape Coral homeowners ask before they list, answered from Lee County's recorded sales, Florida law and the City of Cape Coral by McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. For anything specific to your home, Call Jesse direct at (239) 898-6072, and we will answer it with your own ZIP code's numbers.

How do I sell my house in Cape Coral, FL?

Price it from recorded sales in your own ZIP code and on your own kind of water: in the 12 months to September 25, 2026 the six Cape Coral ZIP codes recorded 5,804 home sales at a $365,000 median, with single-family medians from $327,000 to $515,000 by ZIP code. Then confirm your Utilities Extension Project status and flood paperwork, and list with a team that negotiates every offer personally.

What are the first steps to selling a house in Cape Coral?

Order the city's free payoff request, which shows assessments, utility balances, open code cases and open permits; search your permit history on the city's EnerGov portal; find your elevation certificate; order a wind mitigation report on form OIR-B1-1802; and prepare the Florida flood disclosure, which is due at or before the contract. Then ask us for a free valuation built from your ZIP code and water class.

How much does it cost to sell a house in Cape Coral?

Costs are the negotiated commission plus deed stamps of 70 cents per $100, the owner's title premium the seller customarily pays in Lee County, any estoppel fee and your share of the year's property tax. Table 10 shows three net sheets in which those statutory and customary lines come to about 1.85 to 1.99 percent of the price, before commission, with every input shown. We print no commission rate because it is negotiated.

How much are seller closing costs on a $400,000 house in Cape Coral?

Deed stamps are $400,000 / 100 x $0.70 = $2,800, and the owner's title premium is $575 plus $300,000 / 1,000 x $5.00 = $1,500, which is $2,075. Together that is $4,875 before commission, the tax proration and any estoppel certificate. In Lee County the seller customarily pays both lines, and the contract controls.

Who pays the deed documentary stamp tax when a house sells in Lee County?

Section 201.02 sets the tax at 70 cents for each $100 of the price, and in Lee County the seller customarily pays it, along with the owner's title insurance policy. That is a custom, not a law, so the contract controls who pays; on a $380,000 house the tax is $2,660.

Does the seller pay for the owner's title insurance policy in Lee County?

Customarily, yes: in Lee County the seller pays the owner's title policy and chooses the closing agent, while the buyer pays to record the deed and the costs of a new mortgage. The premium is set by state rule at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000, and the contract controls.

How long does it take to sell a house in Cape Coral?

Cape Coral single-family homes that closed through the Southwest Florida MLS in the 12 months to September 25, 2026 spent a median 50 days on market, and condominiums a median 71 days. For context only, Florida Realtors' SunStats series for the City of Cape Coral, as printed on our Cape Coral guide when captured August 28, 2026, showed a 73-day median time to contract for July 2026. Closing dates are set in your contract.

When is the best time of year to list a house in Cape Coral?

We print no monthly sale figure, so our answer is a judgment: list when your documents are ready, which means the elevation certificate, the wind mitigation report, closed permits and a Utilities Extension Project payoff letter, and price to the competition on launch day. Plan the closing around insurance binding, particularly in hurricane season, when a named storm can delay it.

Is now a good time to sell a house in Cape Coral?

For a well-priced home, 2026 is workable: counted like for like, recorded sales rose 4.5 percent in the 12 months to September 25, 2026 and the median rose 1.4 percent to $365,000. It sits 5.2 percent under the 2022 and 2023 peak of $385,000, so price from this year's sales, not from an earlier peak.

Is Cape Coral a buyer's market or a seller's market right now?

Cape Coral had 5.0 months of supply on October 10, 2026: 2,499 active residential listings in the Southwest Florida MLS against the past year's MLS closing pace (single family 4.9 months, condominium 6.1). What the county record shows is that sales volume rose 4.5 percent and the median rose 1.4 percent like for like. For context only, SunStats as captured August 28, 2026 showed 5.4 months of supply for July 2026.

Are Cape Coral home prices dropping?

The median is steady against last year and below its peak. Like for like, it rose 1.4 percent to $365,000 in the 12 months to September 25, 2026, and sits 5.2 percent under the $385,000 peak of 2022 and 2023. By water type, resale medians were up 1.5 percent on saltwater canal-front, down 1.1 percent on freshwater canal-front and down 4.1 percent with no canal frontage.

What is the median home price in Cape Coral?

In the 12 months to September 25, 2026, Lee County recorded 5,804 single-family and condominium sales in the six Cape Coral ZIP codes at a $365,000 median: single family 5,269 at $380,000 and condominium 535 at $210,000. Other sources print other medians for other places and months, which is why Table 5 sets four of them side by side.

Which Cape Coral ZIP code has the highest home prices?

ZIP code 33914 has the highest single-family median, $515,000 across 1,181 sales in the 12 months to September 25, 2026, which is 1.57 times the lowest, 33909 at $327,000. Within 33914, saltwater canal-front homes recorded 464 sales at a $775,000 median, which shows the water behind the lot matters even inside the highest-priced ZIP code.

Can I sell my Cape Coral house as is?

Yes, but selling as is does not remove your duty to disclose known facts that materially affect value and are not readily observable (Johnson v. Davis, 480 So. 2d 625, Fla. 1985), and the flood disclosure still applies. As is changes the repairs you will negotiate, not what you must tell the buyer. This is information, not legal advice.

Can I sell a Cape Coral house with unrepaired hurricane damage?

You can, with disclosure. The flood disclosure covers known flooding, insurance claims and FEMA assistance, and the Johnson v. Davis duty covers known material defects. A buyer's repair plan may count as a substantial improvement if its cost equals or exceeds 50 percent of the building's market value under the city's rule, which a buyer and lender will price in.

Do I have to pay off my Cape Coral utility assessments before I sell?

No. The city says "you do not have to pay off the assessment if you sell the property" and that the assessment continues to be assessed against the property regardless of the owner, though "some banks and other lending institutions may require payment in full". Settle who pays in the contract, using the figure from the city's payoff request.

What happens to the utilities extension assessment when I sell a Cape Coral house or lot?

It transfers with the property. The city's Special Assessment FAQs say it "is considered a tax levy and is recorded in the Lee County Clerk of Courts as a notice" and, if not paid in full, "will transfer to the new owner"; it is billed once a year on the tax bill. A hardship deferral is different: those liens must be paid in full at closing.

How do I find the utility assessment balance on my Cape Coral property?

Use the city's free CapeIMS payoff request for any parcel. The payoff covers special assessments, utility balances, open code cases and open building permits. After July 31 the balances are estimates until the yearly installment billing is complete, and an owner who has not prepaid by July 31 pays amortized installments on the tax bill.

Is a seawall inspection required to sell a canal house in Cape Coral?

We found no city requirement for a seawall inspection at a sale; whether one happens is a matter of the contract's inspection terms. The city's code does require the owner to build and maintain a seawall on saltwater frontage (section 5.4.8.A) and a seawall or an approved alternative on freshwater frontage (5.4.8.B), so a buyer's inspector will look at it.

Who pays if the buyer's inspector finds a failing seawall on my Cape Coral canal lot?

The contract decides. The city's code makes the seawall the owner's duty, built and maintained at the owner's expense, but a sale contract allocates repairs between buyer and seller by negotiation. The city's seawall repair permit is $240.00 on its schedule effective January 1, 2026, and we print no repair cost because it depends on the contractor and the lot.

Do I have to give a flood disclosure when I sell a house in Cape Coral?

Yes. Section 689.302 requires the seller of residential real property to give the buyer the flood disclosure "at or before the time the sales contract is executed". It asks about known flooding during your ownership, flood insurance claims including National Flood Insurance Program claims, and flood assistance including FEMA's. This is information, not legal advice.

What must I tell a buyer about past flooding or hurricane damage?

Give the flood disclosure's three answers: known flooding during your ownership, flood insurance claims, and flood assistance such as FEMA's. Beyond that form, Florida law requires disclosure of known facts that materially affect value and are not readily observable, so tell the buyer about storm damage and repairs you know of, and keep the repair permits.

Do I need a 4-point inspection or wind mitigation report to sell my Cape Coral house?

We found no requirement for either at a sale, but buyers and insurers ask. Citizens requires a 4-point inspection for homes over 20 years old, and a wind mitigation inspection is recorded on the state's form OIR-B1-1802, which insurers must accept from an authorized inspector. Ordering both before you list avoids a delay when the buyer's insurance is bound.

Will an older roof stop my Cape Coral house from selling?

It can affect insurance, which affects the buyer's financing. Citizens' roof rule asks for documentation of at least five years of remaining useful life once a roof passes 25 years (50 years for the roof types Citizens treats as longer-lived), and other insurers set their own rules. Get a roof report before you list and price any remaining life into the negotiation.

Can I sell a Cape Coral house that has an open permit?

Florida's statute protects an arm's-length buyer from being penalized solely because a previous owner's permit was never closed (section 553.79(16) and (17)), but it is better to deal with the permit first. An owner may close it with the original contractor, another licensed contractor or as owner-builder, and a local agency may close a permit six years after it was issued if no apparent safety hazard exists.

What does the city's payoff request show before a Cape Coral closing?

It shows special assessments, utility balances, open code cases and open building permits for the parcel, and it is free. The city also has a Code Compliance lien reduction program; we have not read its terms, so ask the city before you assume a lien can be reduced.

What happens to my homestead exemption when I sell my Cape Coral house?

The buyer's assessment resets, because a change of ownership triggers reassessment, which is why the property tax disclosure summary warns that your bill is not a guide to theirs. For tax year 2026 the exemption was worth $648.66 a year at the 2026 rates on a $380,000 home, and you apply for your next home's exemption by March 1.

Can I take my Save Our Homes savings to my next house when I sell in Cape Coral?

Yes, within limits. A homestead owner may carry up to $500,000 of Save Our Homes benefit to a new Florida homestead (portability). The yearly cap on a homestead's assessed value is 3 percent or the change in the Consumer Price Index, whichever is lower, and it is 2.7 percent for 2026.

How are property taxes split between me and the buyer at closing in Lee County?

Florida property taxes are for the calendar year and are paid in arrears, with bills going out about November 1 and becoming delinquent April 1, so the closing prorates the year between you and the buyer. The contract controls the method. Paying early earns a discount under section 197.162: 4 percent in November, down to none in March.

Do I owe capital gains tax when I sell my Cape Coral house?

Capital gains are a federal question, because Florida levies no state personal income tax. The IRS explains the home-sale rules in Topic no. 701 and capital gains in Topic no. 409; we print no exclusion amount, so ask a tax professional about your basis, your holding period and how you used the home.

How does FIRPTA withholding work if I live outside the United States and sell my Cape Coral house?

The buyer generally withholds 15 percent of the amount realized. The rate is 10 percent where the buyer will live in the home and the price is over $300,000 and not over $1,000,000, and nothing where the buyer will live in it and the price is $300,000 or less. Plan for it at listing, since it comes out of your proceeds at closing.

Can I do a 1031 exchange when I sell a Cape Coral rental house or lot?

Possibly: a like-kind (section 1031) exchange covers real property held for investment or business, not a home used solely as a personal residence. You identify the replacement property in writing within 45 days and acquire it within 180 days, so talk to a tax professional before you list.

How much commission do I pay to sell a house in Cape Coral?

Commission is whatever you and your listing agent agree in writing: broker commissions "are not set by law and are fully negotiable". We print no rate. For scale only, every 1 percent of a $380,000 sale is $3,800, and Table 10 shows the statutory and customary lines you owe on top.

Do I still have to offer a buyer's agent fee when I list my Cape Coral house?

It is your choice. Since August 17, 2024, offers of compensation to a buyer's broker are not advertised on the multiple listing service, but a seller may still choose to offer one off the service, and seller concessions may still be listed. Buyers also sign a written agreement before touring that states their agent's compensation, which is negotiable.

Should I list my Cape Coral house with an agent or sell to a cash buyer?

For a home in marketable condition, listing exposes it to the full market, and the price comes from competing buyers; a cash offer can suit a storm-damaged home or a sale that must close in days. Compare any cash offer with your ZIP code and water-class medians and with the break-even math in this guide before you decide.

Is a cash offer from a "we buy houses" company a fair price for my Cape Coral house?

Compare it with the record. Single-family medians ran from $327,000 to $515,000 by ZIP code and from $337,500 to $698,000 by water type in the 12 months to September 25, 2026. On a $380,000 house each 1 percent is $3,800, so a $350,000 offer sits $30,000, or 7.9 percent, under the median, and a listing must beat that after its commission.

How fast can I close on a house in Cape Coral if I list with an agent?

Closing dates are set in the contract, and we found no default day count in a contract form for this guide, so we print none. Two clocks you can control: an association estoppel certificate is due within 10 business days of the request, and the city's payoff request can be ordered before you list. A buyer's financing and insurance set the rest.

What paperwork do I need to sell my Cape Coral house?

Gather the flood disclosure, the elevation certificate, the wind mitigation form, a 4-point inspection if the home is over 20 years old, the city's payoff request, the permit history, seawall and dock permit records, an extract of the city's canal map, any HOA or condominium documents with an estoppel certificate, and the utility connection status if you are in a Utilities Extension Project area.

How do I sell a Cape Coral house that is in an HOA?

If the home is in a homeowners association under chapter 720, the buyer must receive the section 720.401 disclosure summary before signing, or may void the contract within 3 days of receiving it, a right that cannot be waived. The association may charge an estoppel fee, capped at $299 under the adjusted caps in force since 2022, and the certificate is due within 10 business days.

How do I sell a Cape Coral condo and what does the buyer receive?

The buyer is entitled, at your expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers sheet, and the summary of the milestone inspection report and most recent structural integrity reserve study where they exist. The buyer may void the contract within 7 days, not counting weekends and legal holidays, after signing and receiving them.

Does my Cape Coral condo need a milestone inspection or reserve study before I sell?

The duty belongs to the association, not to you. A building of three or more habitable stories is inspected by December 31 of the year it reaches 30 years of age, or 25 near salt water if a local agency requires it. The reserve study was due by December 31, 2025 for associations existing on or before July 1, 2022 and controlled by unit owners, and in no event after December 31, 2026 where it is done with a milestone inspection.

How do I sell a vacant lot in Cape Coral?

Price it from lot sales, not house sales: the six Cape Coral ZIP codes recorded 1,950 vacant lot sales at a $45,000 median in the 12 months to September 25, 2026, with 33993 at $41,000, 33909 at $41,500 and 33904 at $260,000. Water matters here too: saltwater canal-front lots had a $240,000 median, freshwater canal-front lots $45,000 and lots with no canal frontage $42,500.

What do I owe on a vacant Cape Coral lot before I sell it?

Start with the city's payoff request, which shows special assessments, utility balances, open code cases and open permits, including a Utilities Extension Project assessment if your lot is in an area. Lot mowing is charged per equivalent lot unit by district, $75.89, $52.99, $56.95 and $48.43 for Districts 1 to 4 in fiscal year 2027, as reported, and the year's property tax is prorated at closing.

Do I pay the fire service assessment and stormwater fee up to the day I sell?

These charges appear on the tax bill, and the contract controls how they are prorated between you and the buyer. For fiscal year 2027, as reported by the Cape Coral Breeze, the average single-family fire service assessment is $515.43 and stormwater is $163; the city's own page showed $349.32 plus $3.47 per $5,000 of structure value and $156.00 for fiscal year 2026.

Can I sell an inherited house in Cape Coral before probate closes?

That is a question for the estate's attorney. Florida's probate statutes, including section 733.612, govern what a personal representative may do, and we state no rule from them here. Once the estate can sell, the same Cape Coral steps apply: the payoff request, the permit history, the elevation certificate and the flood disclosure.

Does a pool, boat lift or dock help me sell my Cape Coral house?

We print no value figure for a pool, lift or dock, because the county record we use has no such cut. What buyers ask for is the permit: the city's schedule effective January 1, 2026 lists a residential pool permit at $307.00, a boat lift or davit permit at $107.00 and a concrete dock permit at $280.00, and a pool barrier must meet section 515.29.

Is my Cape Coral home in a flood zone, and does it matter for the sale?

The city says more than 60 percent of Cape Coral is in a FEMA-mapped Special Flood Hazard Area, and it matters because it shapes insurance and the paperwork a buyer asks for. We never state a zone for an address; look up your parcel on the FEMA Flood Map Service Center and find your elevation certificate on the city's portal.

Is the Chiquita Lock still there?

No. The city reports that dredging equipment and turbidity barriers at the Chiquita Lock were removed on June 17, 2025, completing the Chiquita Lock Removal Project ahead of schedule, and it urges boaters to use caution near the site because shallow areas may be present. We describe a canal home by its water type, not by a lock.

Why Does a Cape Coral Specialist Matter When You Sell?

A Cape Coral specialist knows which ZIP code, water class, assessment area, flood zone and buyer pool a home belongs to, and sells the city around it: more than 400 miles of canals by the city's count, a planned community founded in 1957, and a population the Census Bureau estimated at 236,264 in 2025.

The city buyers are buying

The city describes "400+ miles of canals", designed for flood control and water quality, and says "the freshwater canals also provide for irrigation storage", with weirs and control structures in the freshwater canals managing water levels. Cape Coral "was founded in 1957 by brothers Jack and Leonard Rosen and developed as a planned community". The Census Bureau counted 194,016 residents on April 1, 2020 and estimated 236,264 on July 1, 2025, a rise of 21.8 percent. Its land area is 106.02 square miles by the Census, while the city describes itself as "close to 120 square miles". The county roll groups about 88,000 homes in the city's numbered unit plats (roll dated October 4, 2026), which is a parcel count, not a sales figure.

Getting around: bridges, tolls and distances

Lee County's toll on the Cape Coral and Midpoint bridges is $2.00 with a transponder or prepaid account, charged only on trips from Fort Myers to Cape Coral or Sanibel, with a 25 percent off-peak discount for transponder users at set weekday times. On September 19, 2023 the Lee County Board voted to advance the Cape Coral Bridge replacement design with a pedestrian bridge, with construction "set to begin in 2026"; we print no cost or completion date. By road from an approximate City Hall point, using a routing engine run on October 7, 2026, it is about 24 miles to Southwest Florida International Airport, 11 to downtown Fort Myers, 20 to Fort Myers Beach and 20 to the Sanibel Causeway at Punta Rassa (see Sanibel and Captiva), 24 to Punta Gorda and 52 to Naples. We state no travel times.

Schools, as public record states them

The School District of Lee County assigns students through residential and choice zones and sub-zones under its Student Enrollment Plan for 2026 to 2027. The district's list of high schools in Cape Coral includes Cape Coral High, Ida S. Baker High, Island Coast High and Mariner High. The City of Cape Coral also runs its own municipal charter school system, Oasis Charter Schools, with four campuses (Oasis Elementary North, Oasis Elementary South, Oasis Middle and Oasis High), and the fiscal year 2027 city budget dedicates $50.4 million to run it. Oasis High's own page says students residing in any Florida school district may seek enrollment under the state's open enrollment law, subject to seat capacity. We name no zoned school for any address and rate no school; the district's address lookup answers that.

What is coming to Cape Coral

The city's Seven Islands development agreement was approved January 21, 2026 and its district on July 22, 2026, for a maximum of 995 residential units. Bimini East is proposed, not approved, with public hearings set for October 7 and October 21, 2026 on the city's agenda as read October 7, 2026. The rest of the pipeline is on our guide to the Cape Coral pipeline.

Sandoval and the named communities

Each of these communities has its own page with its recorded sales. All figures are Lee County recorded sales for the 12 months to September 25, 2026, and builder-direct counts are estimates.

• Sandoval, with ZIP code 33991 addresses: 92 recorded sales at a $359,500 median, from $212,500 to $780,000. Its two sub-communities have pages of their own: Villas at Sandoval and Somerville at Sandoval.
• Cape Royal (Cape Royal and Royal Tee), also ZIP code 33991: 25 recorded sales at a $620,000 median.
• Cape Harbour, ZIP code 33914: 31 recorded sales at a $487,500 median, from $330,000 to $3,150,000.
• Tarpon Point, ZIP code 33914: 19 recorded sales at a $720,000 median.
• Coral Lakes, ZIP code 33909: 67 recorded sales at a $247,990 median, an estimated 45 of them builder-direct at a $245,990 median and 22 resales at $307,500.
• Entrada, ZIP code 33909: 26 recorded sales at a $347,500 median.
• Bella Vida: 26 recorded sales at a $300,595 median.
• Isles of Porto Vista (condominiums): 13 recorded sales at a $157,000 median.
• Stonewater, ZIP code 33993: 42 recorded sales at a $378,070 median, an estimated 38 of them builder-direct.

If you are buying in Cape Coral too

Call Marc at (239) 287-5873, read our guide to buying a home in Cape Coral, and see how we represent buyers. Our Cape Coral community guide covers the whole city, and our home valuation page is the place to start for any other Southwest Florida property you own.

Thinking of Selling Your Cape Coral Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Cape Coral listing agent, or thinking, "I need someone to sell my house in Cape Coral, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Cape Coral, Fort Myers, Estero, Bonita Springs, Naples and Lee and Collier Counties. Whether you are selling in Cape Harbour, Tarpon Point, Sandoval, Cape Royal, Coral Lakes, Entrada or Stonewater, or on any saltwater or freshwater canal in the six Cape Coral ZIP codes, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.

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

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• #5 real estate team in Florida (RealTrends 2026)

Cape Coral recorded sales, last 12 months: we tracked every recorded sale in the six Cape Coral ZIP codes: 5,804 single-family and condominium sales at a $365,000 median, a $380,000 single-family and $210,000 condominium median, plus an estimated 544 new-home closings on parcels still coded vacant, in the 12 months to September 25, 2026 (Lee County recorded sales).

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

Request your free Cape Coral home valuation and we will send a value built from your ZIP code's and water class's recorded sales. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.

Your Local Real Estate Experts

Jesse McGreevy is a top-reviewed Cape Coral realtor and Marc Comisar a top-reviewed Southwest Florida buyer's agent; read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, with a Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, serving Cape Coral, and have served Southwest Florida since 2008.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• #5 real estate team in Florida (RealTrends 2026)
• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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

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

Sources and Authoritative References

Every fact on this Cape Coral page traces to a primary source below: Lee County's recorded sales, the Southwest Florida MLS (source 110), the City of Cape Coral, Lee County and state and federal agencies, Florida law, and, for dated events only, local press. We do not cite brokerage or listing sites, and all sources were read October 7, 2026 unless a line says otherwise.

1. Lee County Property Appraiser, Lee County parcel roll dated October 4, 2026 and the county sale data file with the newest qualified sale on September 25, 2026, read through our county-record tool (recorded, DOR-qualified sales in the six Cape Coral ZIP codes), read October 7, 2026; the public door to the same records is the Lee County Property Appraiser property search.
2. City of Cape Coral, Customer Billing Services, Assessments (annual rates FY2021 to FY2026; Utilities Extension Project tables), read October 7, 2026.
3. City of Cape Coral, Public Works, Utilities Extension Project (UEP) overview, read October 7, 2026.
4. City of Cape Coral, Public Works, UEP Frequently Asked Questions, read October 7, 2026.
5. City of Cape Coral, Public Works, North 1 UEP, read October 7, 2026.
6. City of Cape Coral, Public Works, North 1 East assessment costs, read October 7, 2026.
7. City of Cape Coral, Public Works, North 1 West assessment costs, read October 7, 2026.
8. City of Cape Coral, Public Works, North 2 UEP (Construction Completed), read October 7, 2026.
9. City of Cape Coral, Public Works, North 3 UEP, read October 7, 2026.
10. City of Cape Coral, Customer Billing Services, Special Assessment FAQs, read October 7, 2026.
11. City of Cape Coral, Information Technology Services, CapeIMS and the payoff request service, read October 7, 2026.
12. City of Cape Coral, Customer Billing Services, New Construction, General Information (CIAC, capital expansion fees, meter fee), read October 7, 2026.
13. City of Cape Coral, Customer Billing Services, Utility Capital Expansion Fees (UCEF), rates effective 07/27/2026 thru 07/26/2027, read October 7, 2026.
14. City of Cape Coral, Customer Billing Services, Water, Wastewater and Irrigation Rate Schedules, effective October 1, 2026, read October 7, 2026.
15. City of Cape Coral, Development Services, Miscellaneous Permit Fee Schedule, effective January 1, 2026, read October 7, 2026.
16. City of Cape Coral, Permitting Services Division, Permitting Fees, read October 7, 2026.
17. City of Cape Coral, Permitting Services Division, Permit Document Center, read October 7, 2026.
18. City of Cape Coral, Development Services, Seawall (with or w/o Concrete Dock) Guideline, Residential, last rev. 6/22/2020 (process and inspections), read October 7, 2026.
19. City of Cape Coral, Development Services, Revision of Commercial and Residential Seawall Alternative Guidelines, effective 1-1-2022, read October 7, 2026.
20. City of Cape Coral, Floodplain Management, Substantial Improvement / Damage Application Checklist and Notice (FEMA 50% Rule), updated 07.01.25, read October 7, 2026.
21. City of Cape Coral, Building Division, Flood Protection, read October 7, 2026.
22. City of Cape Coral, Emergency Management and Resilience, FEMA (NFIP letters, corrective action plan, 11/22/24 notice), read October 7, 2026.
23. City of Cape Coral (enCodePlus), Land Development Code, Article 5, Chapter 4, Marine Improvements (Sections 5.4.2 and 5.4.8), read October 7, 2026.
24. City of Cape Coral (enCodePlus), Land Development Code, Section 4.1.3, Zoning district development dimensional standards, read October 7, 2026.
25. City of Cape Coral, Parks and Recreation, Chiquita Boat Lock (6/17 Update: lock removal project complete), read October 7, 2026.
26. City of Cape Coral, Public Works, Stormwater, Canal Dredging, read October 7, 2026.
27. City of Cape Coral, City Council Approves 2027 Budget, Maintains Millage Rate (October 6, 2026), read October 7, 2026.
28. City of Cape Coral, HB 803 Permit Rules Effective July 1 (July 1, 2026), read October 7, 2026.
29. City of Cape Coral, Property Tax Toolkit, read October 7, 2026.
30. City of Cape Coral, City Manager, Fire Services Assessment (method and history; the page carries no rates), read October 7, 2026.
31. City of Cape Coral, EnerGov Citizen Self Service (permit search), read October 7, 2026.
32. City of Cape Coral, City Planning Division, Northwest Cape and Seven Islands, read October 7, 2026.
33. City of Cape Coral, Office of Economic and Business Development, Cape History, read October 7, 2026.
34. City of Cape Coral, City of Cape Coral Fresh Water and Salt Water Canals (map), read October 7, 2026.
35. City of Cape Coral, Public Works GIS, Canals layer (960 records, WATER_TYPE FRESH or SALT), read October 7, 2026.
36. City of Cape Coral GIS, Canals, open data page (Data Updated May 12, 2025), read October 7, 2026.
37. City of Cape Coral, N1 UEP, Septic System (North 1 UEP project site), read October 7, 2026.
38. City of Cape Coral, Flood elevation certificate portal (Forerunner), read October 7, 2026.
39. Lee County Property Appraiser, General Exemption Info (Tax Year 2026), read October 7, 2026.
40. Lee County Property Appraiser, Lee County Tax Rolls (millage books list), read October 7, 2026.
41. Lee County Property Appraiser, 2025 Taxing District Millage Book, read October 7, 2026.
42. Lee County Property Appraiser, 2026 Taxing District Millage Book (printed 10/09/2026), read October 15, 2026.
43. Lee County Property Appraiser GIS, Parcel fabric (FabricParcels: STRAP, LandUseCode), read October 7, 2026.
44. Lee County Property Appraiser, Property search, read October 7, 2026.
45. Lee County (LeeWay), Standard Toll Fares, read October 7, 2026.
46. Lee County Community Development, Flood information, read October 7, 2026.
47. Lee County Community Development, FEMA map changes, read October 7, 2026.
48. Lee County Community Development, FEMA map changes 2026, read October 7, 2026.
49. Lee County, Lee Commissioners confirm design direction for Cape Coral bridge replacement (Sept. 19, 2023), read October 7, 2026.
50. Lee County Tax Collector, Property taxes, read October 7, 2026.
51. School District of Lee County, School Board of Lee County Approves Budget for FY27 (posted 09/09/2026), read October 7, 2026.
52. School District of Lee County, Student Enrollment Plan 2026 to 2027, read October 7, 2026.
53. Florida Department of Health in Lee County, Onsite sewage disposal, read October 7, 2026.
54. Cape Coral Charter School Authority, Oasis Charter Schools, read October 7, 2026.
55. Oasis High School, Oasis High School, Prospective Students, read October 7, 2026.
56. Florida Senate, 2026 Florida Statutes, s. 28.24, Service charges (recording), read October 7, 2026.
57. Florida Senate, 2026 Florida Statutes, s. 95.11, Limitations other than for the recovery of real property, read October 7, 2026.
58. Florida Senate, 2026 Florida Statutes, s. 197.162, Tax discount payment periods, read October 7, 2026.
59. Florida Senate, 2026 Florida Statutes, s. 197.333, When taxes due; delinquent, read October 7, 2026.
60. Florida Senate, 2026 Florida Statutes, s. 199.133, Levy of nonrecurring tax, read October 7, 2026.
61. Florida Senate, 2026 Florida Statutes, s. 201.02, Tax on deeds and other instruments relating to real property, read October 7, 2026.
62. Florida Senate, 2026 Florida Statutes, s. 201.08, Tax on promissory or nonnegotiable notes, mortgages, read October 7, 2026.
63. Florida Senate, 2026 Florida Statutes, s. 475.278, Authorized brokerage relationships, read October 7, 2026.
64. Florida Senate, 2026 Florida Statutes, s. 515.29, Residential swimming pool barrier requirements, read October 7, 2026.
65. Florida Senate, 2026 Florida Statutes, s. 553.79, Permits; applications; issuance; inspections, read October 7, 2026.
66. Florida Senate, 2026 Florida Statutes, s. 553.899, Mandatory structural inspections for condominium and cooperative buildings, read October 7, 2026.
67. Florida Senate, 2026 Florida Statutes, s. 627.711, Notice of premium discounts for hurricane loss mitigation; uniform mitigation verification inspection form, read October 7, 2026.
68. Florida Senate, 2026 Florida Statutes, s. 689.261, Sale of residential property; disclosure of ad valorem taxes to prospective purchaser, read October 7, 2026.
69. Florida Senate, 2026 Florida Statutes, s. 689.302, Disclosure of flood risks to prospective purchaser, read October 7, 2026.
70. Florida Senate, 2026 Florida Statutes, s. 718.112, Bylaws (structural integrity reserve study, reserves), read October 7, 2026.
71. Florida Senate, 2026 Florida Statutes, s. 718.116, Assessments; liability; lien and priority; interest; collection (estoppel certificate), read October 7, 2026.
72. Florida Senate, 2026 Florida Statutes, s. 718.503, Developer disclosure prior to sale; nondeveloper unit owner disclosure prior to sale; voidability, read October 7, 2026.
73. Florida Senate, 2026 Florida Statutes, s. 720.30851, Estoppel certificates, read October 7, 2026.
74. Florida Senate, 2026 Florida Statutes, s. 720.401, Prospective purchasers subject to association membership requirement; disclosure required; covenants; assessments; contract cancellation, read October 7, 2026.
75. Florida Department of Revenue, Save Our Homes annual assessment limitation table, read October 7, 2026.
76. Florida Department of Revenue, Documentary Stamp Tax, read October 7, 2026.
77. Florida Department of Revenue, Property tax information for taxpayers, read October 7, 2026.
78. Florida Attorney General, How to Protect Yourself: Chinese Drywall, read October 7, 2026.
79. Citizens Property Insurance Corporation, 2026 Approved Rate Changes by County, read October 7, 2026.
80. Citizens Property Insurance Corporation, Inspections (4-point and roof rules), read October 7, 2026.
81. Citizens Property Insurance Corporation, Your Wind Mitigation Inspection, read October 7, 2026.
82. Florida Department of Business and Professional Regulation, Licence lookup, read October 7, 2026.
83. Florida Department of Financial Services, Title insurance overview, read October 7, 2026.
84. Florida Administrative Code, Rule 69O-186.003, Title Insurance Rates (rule header), read October 7, 2026.
85. Leon County Property Appraiser, Florida's 2026 Proposed Amendment 3 (CS/HJR 1F), read October 7, 2026.
86. National Hurricane Center, NOAA, Tropical Cyclone Report, Hurricane Ian (AL092022), read October 7, 2026.
87. U.S. Census Bureau, QuickFacts, Cape Coral city, Florida (V2025), read October 7, 2026.
88. FEMA, FEMA Flood Map Service Center, read October 7, 2026.
89. FEMA, FloodSmart, National Flood Insurance Program, read October 7, 2026.
90. Federal Register, Federal Register notice 2026-09850 (flood hazard determinations), read October 7, 2026.
91. Internal Revenue Service, FIRPTA withholding, read October 7, 2026.
92. Internal Revenue Service, Instructions for Form 8824, Like-Kind Exchanges, read October 7, 2026.
93. Internal Revenue Service, Topic no. 701, Sale of your home, read October 7, 2026.
94. Internal Revenue Service, Topic no. 409, Capital gains and losses, read October 7, 2026.
95. Internal Revenue Service, FS-2008-18, Like-Kind Exchanges Under IRC Section 1031, read October 7, 2026.
96. U.S. Consumer Product Safety Commission, How can I tell if my home has problem drywall?, read October 7, 2026.
97. Federal Housing Finance Agency, House Price Index, read October 7, 2026.
98. Federal Reserve Bank of St. Louis (FRED), source FHFA, All-Transactions House Price Index for Cape Coral-Fort Myers, FL (MSA), series ATNHPIUS15980Q, read October 7, 2026.
99. National Association of REALTORS, Written Buyer Agreements 101, read October 7, 2026.
100. National Association of REALTORS, What the NAR Settlement Means for Home Buyers and Sellers, read October 7, 2026.
101. National Association of REALTORS, NAR Settlement FAQs, read October 7, 2026.
102. National Association of REALTORS, Summary of 2024 MLS Changes, read October 7, 2026.
103. Florida Realtors, Statewide by Metropolitan Statistical Area summary, August 2026 (released September 16, 2026), read October 7, 2026.
104. Stewart Title Guaranty Company, Bulletin FL2022001, estoppel certificate fees adjusted (September 08, 2022), read October 7, 2026.
105. Supreme Court of Florida (text hosted by Justia), Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), read October 7, 2026.
106. D.R. Horton, New homes in Cape Coral, read October 7, 2026, for that builder's own program and price.
107. Holiday Builders, Cape Coral market, read October 7, 2026, for that builder's own program and price.
108. Cape Coral Breeze, Cape Council sets fees, assessments (August 26, 2026), press report, read October 7, 2026.
109. Gulfshore Business, Cape Coral City Council sets fiscal 2027 property tax cap (July 23, 2026), press report, read October 7, 2026.
110. Southwest Florida MLS (Matrix), Residential property class, ZIP codes 33904, 33909, 33914, 33990, 33991 and 33993: closed sales September 26, 2025 to September 25, 2026 and active and pending listings as of October 10, 2026, pulled October 10, 2026 and tabulated by McGreevy and Comisar (held on file). Medians exclude Sold Data Entry rows; sale-to-list is sold price over final list price; months of supply is active listings over the average monthly MLS closings of the 12 months.

Downloadable Documents

These are the forms, statutes and reference files a Cape Coral seller is most likely to need, each linked to the official source that publishes it: the State of Florida, Lee County, the City of Cape Coral, the state's insurer of last resort or the federal government. Save the ones that apply to your home before you list.

• Florida Statutes s. 689.302, flood disclosure to a buyer (Florida Senate): The three-question flood disclosure the seller gives the buyer at or before the contract.
• City of Cape Coral, Substantial Improvement / Damage Application Checklist and Notice (FEMA 50% Rule), updated July 1, 2025 (PDF): How the city measures substantial improvement and substantial damage.
• City of Cape Coral, Fresh Water and Salt Water Canals map (PDF): The public record of which water type is behind a lot.
• City of Cape Coral, Miscellaneous Permit Fee Schedule, effective January 1, 2026 (PDF): Seawall, dock, boat lift, pool and other dated permit fees.
• City of Cape Coral, Water, Wastewater and Irrigation Rate Schedules, effective October 1, 2026 (PDF): City utility rates and account set-up charges.
• Lee County Property Appraiser, 2026 Taxing District Millage Book, printed October 9, 2026 (PDF): The adopted 2026 millage lines for Cape Coral parcels (district 057).
• Florida Department of Revenue, Save Our Homes annual assessment limitation table (PDF): The yearly cap on a homestead's assessed value.
• Citizens Property Insurance Corporation, 2026 Approved Rate Changes by County (PDF): Citizens' approved 2026 rate changes, Lee County included.
• National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (PDF): The federal record of the storm's landfall, surge and damage.

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