SWFL MARKET · UPDATED SEPTEMBER 2026
Is Cape Coral a buyer’s market right now?
By AJ & Courtney Ackerman, LPT Realty · Updated with September 2026 MLS data
Mostly, yes. In September 2026, Cape Coral had 7 months of supply of single-family homes, which leans toward buyers. Buyers have choices and time to negotiate, but well-priced homes still sold for about 97.7% of list price, at a median of $380,000. The balance shifts with the seasons: supply peaked at 11 months in January 2026.
The numbers for September 2026
Months of supply: 7 (Sep 2025: 8)
Median sale price: $380,000, up 4.1% from $365,000 in Sep 2025
Closed sales: 399, down 2.2% from 408
Median days on market: 97 (Sep 2025: 120)
Sale-to-list price: 97.7% (Sep 2025: 97.3%)
Gulf-access vs. inland median: $750,000 vs. $330,925
Single-family homes in Cape Coral, September 2026 compared with September 2025. Source: Florida Gulf Coast MLS (FGCMLS); data deemed reliable but not guaranteed. Balance guide: Florida Realtors describes balanced markets as typically five to six months of supply (March 2025).
Compare Cape Coral with nearby cities
Frequently asked questions
Are Cape Coral home prices going down?
Not right now. The median single-family sale price in Cape Coral was $380,000 in September 2026, up 4.1% from $365,000 in September 2025. Gulf-access homes had a median of $750,000, compared with $330,925 for inland homes.
How long does it take to sell a home in Cape Coral?
The median single-family home in Cape Coral spent 97 days on the market in September 2026, compared with 120 days a year earlier. Pricing, condition and location on the water all change that number for a specific home.
Do Cape Coral homes sell for asking price?
Close to it. In September 2026, Cape Coral homes sold for a median of 97.7% of list price. Homes that are priced right from day one tend to close nearest their asking price.
When do buyers have the most choice in Cape Coral?
Usually in winter, when fewer homes close and listings pile up. Over the last 12 months, supply ranged from 6 months (August 2026) to 11 months (January 2026).
What does “months of supply” mean?
It’s how long it would take to sell every home currently for sale at the current pace of sales, if no new listings came on. Under about 5 months tends to favor sellers, 5 to 6 is about balanced, and more than 6 tends to favor buyers.
What this means for you
Thinking about selling? Market numbers tell the big story. Your home, your canal and your street tell the real one. Get a free Home Value & Equity Review and we’ll send a personal price range and an honest look at your equity. No pressure, no obligation.
Buying, or just watching? Get the Monthly SWFL Market Brief: the scoreboard and what it means, once a month, straight to your inbox. Or call or text AJ at (239) 565-7867.
Related
General market information, not an appraisal or financial advice. AJ & Courtney Ackerman, LPT Realty. Florida licenses: Courtney Ackerman SL3347478, AJ Ackerman BK3223497.