Brought to you by Olivia Sells Florida
If you're keeping tabs on Cape Coral’s real-estate landscape right now, you’ll see that the story is nuanced. What you’ll find is a market in transition — not crashing, but evolving — with different dynamics for single-family homes versus condos. Here’s a deeper dive into what the data from the RPCRA and latest market-updates tell us, plus what that means for you.
🏠 Single-Family Homes
What’s happening:
- Pending sales for single-family homes hit 486 in August, up about 17% from July and nearly 17% higher than a year ago.
- Closed sales were 430 (slightly down from the prior month, and about 10% below year-ago).
- Inventory remains elevated: active listings for this segment dropped to ~2,604, a 12% drop from July. New listings came in at ~524 — about 30% fewer than at this time last year.
- Median price: ~$366,000; average price: ~$441,246. Both figures are slightly higher than July, but still 6-7% below last year.
- Price per square foot: median ~$219, average ~$233, both down ~8% year-over-year.
- Months of Supply: ~6.3 months. That places this segment in the realm of a buyer’s market, though closer to balance than extremes.
- Median days on market: ~57 days; average ~85 days. Sellers are still getting ~97% of list when priced right.
- What this tells us:
- For buyers: Now is a strong time to act if you find a home in good condition and priced realistically. Inventory is tighter than in some segments, so good homes get attention.
- For sellers: It’s more important than ever to present your home well (clean, staged, updated) and price it smartly. When you do, you can still hit near list price.
- For investors: Single-family homes offer relative stability. While price growth is modest and not skyrocketing, the segment is holding up better and offers more certainty.
🏢 Condos
What’s happening:
- Pending condo sales surged to 37 in August — up ~42% from July and more than double from a year ago.
- Closed condo sales: ~28, about 8% higher year-over-year.
- Median condo price: ~$175,000 — down ~12% from July and more than 35% below a year ago.
- Average condo price: ~$200,353 — down ~30% compared with August 2024.
- Price per square foot: median ~$143, average ~$155 — both roughly 25% lower than last year.
- Active listings at end of August ~337. Months of supply: ~10.1 months — reflecting a deep buyer’s market.
- Median days on market: ~114 days. Sellers are getting about 95% of list price when they price correctly.
- What this means:
- For buyers: This segment offers strong leverage. Prices are down significantly and properties are staying on the market longer. You’re in a good position to negotiate.
- For sellers: Realistic pricing is crucial. Over-pricing will likely result in longer market times and price cuts. The market won’t reward expectations based on the 2021-2022 peak.
- For investors: Condos could be value plays — lower entry points, but you’ll need patience and a readiness to wait for appreciation (or strong rental performance).
🔍 Context & Industry Insight
According to the Royal Palm Coast Realtor® Association (RPCRA):
- The June 2025 median sale price in Cape Coral was ~$361,975 vs ~$355,000 in October 2021. This suggests stability rather than a steep collapse.
- In Oct 2021, there were ~773 homes for sale and ~1.3 months of supply. By June 2025: ~3,046 homes for sale and ~7.3 months of supply.
- RPCRA’s statement: “The Southwest Florida housing market, particularly Cape Coral, is transitioning from a historically tight seller’s market into one where buyers have more choice and negotiating power. This is a natural correction, not a collapse.”
In other words: While some national headlines have called Cape Coral the “worst housing market in America” (per The Wall Street Journal), local data and Realtor® analysis show a market that’s cooling, re-balancing, and moving away from its pandemic-peak frenzy — but not failing.
🎯 Summary — Your Takeaways
- Market status: Single-family homes: buyer’s market but nearing more equilibrium (~6.3 months supply). Condos: deeper buyer’s market (~10.1 months supply).
- Price trends: Single-family: slight increase from the prior month, but still down year-over-year. Condos: significant year-over-year declines.
- Selling timeframe & pricing: Single-family: ~57 median days on market, ~97% of list when priced right. Condos: ~114 median days, ~95% of list when priced right.
- For buyers: You have leverage especially in condos. In single-family homes, be prepared to act.
- For sellers: Presentation matters. The era of homes flying off at huge premiums is gone. Price and prep are key.
- For investors: Single-family homes offer steadier paths; condos offer discount entry but may require longer holds and more active management.
📝 Final Thoughts from Olivia
If you’re considering buying or selling in Cape Coral, here’s my advice:
- Buyers: Don’t wait for the “bottom” — it may not look like a dramatic dip. Focus instead on homes with good condition, correct pricing and long-term value. For condos, your negotiation power is strongest now.
- Sellers: Be realistic. The peak pricing of 2021-2022 is largely behind us. That’s okay. Align with today’s market conditions, stage your home, price it appropriately, and you’ll still reach a successful outcome.
- Investors: Approach with eyes open. If you’re buying a condo, be ready for longer holding periods and consider rental viability and insurance/maintenance costs. With single-family homes, focus on condition, location and long-term demand.
If you’d like a customized market analysis for your specific property or neighborhood in Cape Coral (or anywhere in Southwest Florida), I’m here to help. Let’s get you informed, confident, and ready for whatever comes next. — Olivia Sells Florida
