Homing In | More of the same with July home sales and prices
The theme in the Cape Coral single-family home market remains much the same, as homes priced properly to the market seem to find their way to a buyer, although things have slowed down a bit in our typical out-of-season fashion. Home price trends remain under pressure.
Current active listings and pending sales
As of Tuesday, Aug. 19, there were 2,679 active listings in the MLS for Cape Coral single-family homes at list prices ranging from $195,000 for a partially built home to $8.9 million, with the current median list price at $465,000. When we include short sales and foreclosures, the number of active listings moves up to 2,723 homes on the market. Currently, 48% or 1,286 of our 2,679 active listings in the Cape are priced at $450,000 and under, including 196 homes listed for less than $300,000. At the other end of the spectrum, there are 249 luxury homes in the Cape listed at $1 million and above.
The number of active listings in the Cape continues to slowly decline as some unsuccessful sellers throw in the towel and take their homes off of the market because they have been unable to get their desired price. One year ago on Aug. 19, 2024, there were 2,543 homes on the market (2,560 including distressed homes) at a median list price of $490,000. At that time, 44.2% or 1,124 homes in the Cape were listed at $450,000 and under, including 52 homes priced below $300,000 to go with the 272 luxury homes listed at $1 million and above. Back on Aug. 22, 2023, there were 1,817 listings for single-family homes in the Cape, with a median list price of $525,000.
As of Aug. 19, there were 595 Cape Coral homes under contract with buyers as pending sales at prices ranging from $175,000 to $2 million, and the median pending home sales price was at $378,900. A total of 68.6% or 408 of the 595 pending sales were priced at $450,000 and under, including 95 homes below $300,000. There are currently only 12 luxury homes under contract at $1 million and above. One year ago on Aug. 19, 2024, there were 678 pending home sales in the pipeline at prices ranging from $150,000 to $4.87 million, and the median pending home sales price was at $389,250. At that time, 71.1% or 482 homes were pending at $450,000 and under, including only 46 homes priced below $300,000 to go with the 22 luxury homes under contract at $1 million and above. Two years ago on Aug. 22, 2023, there were 746 pending sales with the median pending sales price at $399,000.
Overall July home sales results
In the overall Cape Coral single-family home market, there were 428 closed home sales in July, which was 11% lower than the 481 sales in July 2024, and 8.5% below the 468 sales in June of this year. In the first seven months of 2025, there were a total of 3,045 closed sales in the Cape’s overall single-family home market, which was 7.2% below the 3,283 sales in the first seven months of 2024.
The median sales price in the overall Cape Coral single-family home market was $365,000 in July, setting a new low for this year. This was 6.4% less than the $390,000 posted in July 2024, and down 2.7% from $374,999 in June of this year. In the first seven months of 2025, the overall median sales price for single-family homes in the Cape averaged $377,381 per month, or 6.5% below the average of $403,639 per month in the first seven months of 2024.
Indirect gulf access canal homes
In the Cape Coral single-family indirect gulf access canal home segment (meaning canal homes with bridges in the canal system), there were 34 closed home sales in July. This was 9.7% above the 31 sales in July 2024, but it was 17.1% below the 41 sales in June of this year. In the first seven months of 2025, there were 270 closed sales in this segment, which was down 17.2% from the 326 sales in the first seven months of 2024.
The median sales price in the Cape’s single-family indirect gulf access canal home segment was $649,000 in July, which was 14.6% below the $760,000 posted in July 2024, and 11.3% less than the $731,500 in June of this year. In the first seven months of this year, the median sales price in this segment averaged $709,643 per month, or 9.3% below the average of $782,321 per month in the first seven months of 2024.
Direct sailboat access canal homes
In the Cape Coral single-family direct sailboat access canal home segment (homes with no bridges in the canals to reach open water), there were 34 closed sales in July. This was 9.7% higher than the 31 sales in July 2024, but 15% below the 40 sales in June of this year. In the first seven months of 2025, there were 265 closed sales in this segment, or 5.6% more than the 251 sales in the first seven months of 2024.
The median sales price in the Cape’s single-family direct sailboat access canal home segment was $717,500 in July, hitting a low for this year. It was, however, 1.8% above the $705,000 from July 2024, but 1.4% below the $727,500 in June of this year. In the first seven months of 2025, the median sales price in this segment averaged $757,357 per month, or 7.9% less than the average of $822,500 per month in the first seven months of 2024.
Freshwater canal and lake homes
In the Cape Coral single-family freshwater canal and lake home segment, which consists of landlocked waterfront property with no boating access to the river or the Gulf of America, there were 53 closed sales in July. This was 14.5% lower than the 62 sales in July 2024, and 25.4% below the 71 sales in June of this year. In the first seven months of 2025, there were 406 sales in this segment, up 10% from 369 sales in the first seven months of 2024.
The median sales price in our single-family freshwater canal and lake home segment was $405,000 in July, tying for the lowest level so far this year. This July was 14.5% below the $473,500 in July 2024, and even with the $405,000 in both June and April of this year. In the first seven months of 2025, the median sales price in this segment averaged $431,623 per month, or 9.2% below the average of $475,350 per month in the first seven months of 2024.
Dry lot homes
In the Cape Coral single-family dry lot (non-canal) home segment, there were 304 closed sales in July, which was 14.6% lower than the 356 sales in July 2024, and 3.8% below the 316 sales in June of this year. In the first seven months of 2025, there were 2,100 closed sales in this segment, or 9.8% less than the 2,327 sales in the first seven months of 2024.
The median sales price in this segment was $335,000 in July, which was the lowest monthly level for dry lot homes so far this year. This July came in 7.7% below the $363,075 posted in July 2024, and down 1.5% from $340,000 in June of this year. In the first seven months of 2025, the median sales price in this segment averaged $346,003 per month, or 6.6% less than the average of $370,580 per month in the first seven months of 2024.
The sales data for this article was obtained from the Florida Realtors Multiple Listing Service Matrix for Lee County, Fla., as of Aug. 16, 2025, unless otherwise noted. It was compiled by Bob and Geri Quinn and it includes information specifically for Cape Coral single-family homes, and does not include condominiums, short sales or foreclosures. The data and statistics are believed to be reliable, however, they could be updated and revised periodically, and are subject to change without notice. The Quinns are a husband and wife real estate team with the RE/MAX Realty Team office in Cape Coral. They have lived in Cape Coral for over 45 years. Geri has been a full-time Realtor since 2005, and Bob joined Geri as a full-time Realtor in 2014. Their real estate practice is mainly focused on Cape Coral residential property and vacant lots.
To reach GERI AND BOB QUINN, please email news@breezenewspapers.com