Should You Buy or Sell Now? Let’s Break It Down.
July 8, 2025 | Blog
You may have seen the recent Wall Street Journal story calling Cape Coral “the worst housing market in America.” The headline is eye‑catching but the data tells a different story. As local real estate professionals who live and work here every day, we want to offer some clarity. Here’s what the numbers from June show, and why the market is healthier than the news articles suggest.
Prices are Holding Not Falling
The median sales price for a single-family home in Cape Coral in June was $378,000 – virtually unchanged from $355,000 in June 2021 and higher than the 2020 pre‑pandemic level of $259,900. Cape Coral is part of a larger regional market which includes Fort Myers, Sanibel, Estero, Bonita Springs, and Leigh Acres. As of June, the median sale price for a single-family home has hovered near $380,000 regionally since late 2021, confirming a plateau, not a plunge.
Inventory is Normalizing, Not Collapsing
6.5 months’ supply for single-family homes puts Cape Coral in a mildly buyer‑leaning but far‑from‑distressed range. A balanced market is considered 4 to 6 months inventory. Sale‑to‑list‑price ratio sits at 97.7 %, showing sellers are still getting close to asking.
Demand is Real – Especially on the Water and in the Luxury Tier
In June alone, 86 homes closed at $1 million‑plus in Lee County, 41 of them waterfront in Cape Coral. That’s hardly the sign of a market in free‑fall.
Distress is Minimal
Despite recent claims, being “underwater” on a loan doesn’t equal foreclosure or panic selling. Only 58 properties in the entire Multiple Listing Service (MLS) are foreclosures – with 10 in Cape Coral – 76 total foreclosure sales in the past 12 months. That’s microscopic relative to overall volume. Yes, some recent buyers – especially those who used low-down-payment FHA or VA loans – have seen their equity soften. But the vast majority of homeowners in Cape Coral still have positive equity, especially those who bought before 2022 or put more money down.
Builders are Pacing Supply to Demand
Lee County issued 762 single‑family permits in May, down 6 % year‑over‑year. Production builders are tapping the brakes, which helps keep future inventory from swamping prices.
Why Does the National News Look so Gloomy?
National outlets often rely on broad price‑change rankings without context. Cape Coral’s pandemic boom was one of the nation’s steepest. So, year‑over‑year comparisons exaggerate the correction. When you zoom out to a four‑year lens, prices are remarkably steady.
Is Now the Time to Buy or Sell?
There’s a real opportunity if you’re a buyer entering the market right now. You can negotiate more confidently and access inventory that wasn’t available a few years ago.
If you bought your home before 2022, you likely still have strong equity. With the right pricing and expert marketing, homes in our area are selling near list price – often to serious buyers ready to move quickly.
Waterfront and high-end homes are still moving, and for investors or luxury buyers, the long-term appeal hasn’t changed. People are still drawn here for the waterfront lifestyle, continued growth, and the advantages of no state income tax.
If you’re wondering if now if the right time for you to buy, sell, or invest, let’s talk. Call 239-542-1075 to be connected with a local real estate professional. Headlines don’t sell (or buy) houses; solid data and the right strategy do.
Let’s navigate this market together – with facts, not fear.
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