Cape Coral Real Estate

Cape Coral is one city with six housing markets inside it, and the gap between them is the widest of any municipality in Southwest Florida. In July 2026 the median sale price in ZIP 33914, the gulf-access southwest, was $505,000. In ZIP 33909, the inland northeast, it was $319,500. That is a $185,500 spread, 58.1 percent, inside the limits of a single city.

So the number most sites lead with, the Cape Coral median of $389,950, describes no actual neighborhood. It sits above four of the six ZIPs and below two of them, and a buyer who plans around it will be surprised in one direction or the other. This page is built to give you the number that applies to the part of Cape Coral you are actually looking at, along with the three carrying costs that move a Cape Coral budget more than the purchase price does: the utility assessment, the flood rating, and the insurance.

Every market figure below comes from Florida Realtors SunStats for July 2026, the most recent complete month, pulled at the city and ZIP level. Nothing here is modeled or estimated. Updated September 2026.

Cape Coral is one of the four Lee County markets we work every week, alongside Fort Myers, Estero and Bonita Springs, with Naples in neighboring Collier County. We tracked all six Cape Coral ZIP codes through July 2026 to build the benchmark below, and our team has closed more than 4,000 transactions across Southwest Florida since 2008.

Cape Coral by ZIP: the July 2026 benchmark

Six ZIP codes cover Cape Coral, and in July 2026 their median sale prices ran from $319,500 in 33909 to $505,000 in 33914. The table below puts all six on the same eight measures so they can be compared directly, with the city as a whole and the wider Cape Coral to Fort Myers metropolitan area underneath as controls. Every figure is from Florida Realtors SunStats for July 2026, all property types, and none of it is modeled or estimated.

ZIP What it is Median sale price Change vs Jul 2025 Closed sales Active listings Months of supply Median days to contract Percent of original list Cash share
33914 Southwest Cape, the gulf-access core: Cape Harbour, Tarpon Point, the Cornwallis and Coronado grid $505,000 +11.2% 113 565 5.0 88 92.0% 36.3%
33991 Mid to northwest Cape, west side, inland of the gulf-access coast $485,045 +24.4% 70 297 5.0 70 95.3% 37.1%
33904 Southeast Cape, the original 1958 city: Yacht Club, South Cape, mostly gulf access $439,000 +29.2% 81 441 5.9 55 94.2% 44.4%
33990 Mid to southeast Cape: Sandoval, Cultural Park, the civic core $387,250 +6.5% 55 186 3.7 57 95.9% 20.0%
33993 Northwest Cape, Burnt Store corridor, the new construction and freshwater growth zone $375,000 +8.8% 138 786 6.4 92 95.5% 14.5%
33909 Northeast Cape: Coral Lakes, Coral Oaks, the inland frontier $319,500 -0.9% 102 488 5.5 67 96.8% 15.7%
Cape Coral, all six ZIPs $389,950 +11.4% 555 2,728 5.4 73 95.1% 26.5%
Cape Coral to Fort Myers metro area, all of Lee County $351,000 +0.3% 1,798 10,362 5.9 83 93.5% 36.4%

Source: Florida Realtors SunStats, July 2026, All Property Types, by ZIP code and by city.

What this table tells you that a citywide number cannot

Water access is the price axis, and the way people pay follows it. The three highest medians, 33914 at $505,000, 33991 at $485,045 and 33904 at $439,000, are also the three highest cash shares at 36.3, 37.1 and 44.4 percent. The two lowest medians, 33909 at $319,500 and 33993 at $375,000, are the two lowest cash shares at 15.7 and 14.5 percent. Gulf-access buyers in Cape Coral are frequently not financing at all. Inland buyers almost always are. If you are shopping with a mortgage in 33904, where nearly half of July’s closings were cash, you are competing against a different kind of offer than the one you are writing.

33990 is the tightest market in the city and almost nobody says so. At 3.7 months of supply it is well under the citywide 5.4 and it carries the smallest active inventory of any Cape Coral ZIP at 186 listings. Six months of supply is the conventional line between a buyer’s market and a seller’s market. 33990 is not close to that line.

33993 is the opposite, and it is where the new construction is. It holds 786 active listings, roughly 29 percent of everything for sale in Cape Coral, on about 25 percent of the city’s July closings, and it takes the longest to go under contract at 92 days. That is what an active build-out looks like from the buyer’s side: more choice, less urgency, more room to negotiate.

33909 is the only Cape Coral ZIP where the median fell, down 0.9 percent year over year, and it is simultaneously the ZIP where sellers hold closest to their asking price at 96.8 percent of original list. Cheapest, most financed, closest to list, flat on price. The reason for the price level is not mystery, and it is covered further down under the utility assessment.

Cape Coral outran its own metro area by an order of magnitude. The city median rose 11.4 percent year over year while the Cape Coral to Fort Myers metro area, which is all of Lee County, rose 0.3 percent. Cape Coral is not simply riding a county-wide trend.

The citywide picture, July 2026

Measure Jul 2026 Jul 2025 Change
Closed sales 555 481 +15.4%
Median sale price $389,950 $350,000 +11.4%
Average sale price $470,335 $417,170 +12.7%
Dollar volume $261.0 million $200.7 million +30.1%
Median percent of original list price 95.1% 93.3% +1.9%
Median days to contract 73 66 +10.6%
Median days to sale 113 104 +8.7%
New listings 651 618 +5.3%
New pending sales 581 477 +21.8%
Active inventory 2,728 3,533 -22.8%
Months of supply 5.4 7.7 -29.9%

Source: Florida Realtors SunStats, July 2026, Cape Coral (City), All Property Types.

Cape Coral crossed into a seller’s market this year. Months of supply went from 7.7 to 5.4, down almost 30 percent, and active inventory fell from 3,533 to 2,728. Under six months of supply is the conventional threshold. Twelve months ago Cape Coral was well above it. It is now clearly below it, and the compression has been steady rather than sudden: 6.6 in December, 6.4 in April, 5.7 in June, 5.4 in July.

And one number moved the other way, which matters more than the ones that flatter the market. Median days to contract rose from 66 to 73, and days to sale from 104 to 113. That is the slowest time to contract in the last thirteen months, and it arrived after seven straight months of improvement that bottomed at 51 days in June. Tighter inventory, rising prices and a slower time to contract at the same time is a genuine tension, not a rounding artifact.

The most likely reading, and we will label it as a reading rather than a fact: the mix shifted. July closings leaned toward the higher-priced gulf-access ZIPs, where properties take longer to sell in any market, 88 days in 33914 and 92 in 33993 against 55 in 33904 and 57 in 33990. A median that rises because more expensive homes closed is not the same as a median that rises because every home got more expensive. Watch the August and September figures before treating either the price jump or the slowdown as a trend.

The distinction that sets price in Cape Coral: water access

More than any school zone, any HOA and any square-foot number, what a Cape Coral property is worth is decided by what its canal connects to. The city has more than 400 miles of navigable canals, which the City of Cape Coral describes as one of the largest such systems in the world, and they are not all the same kind of water.

There are four tiers, and the price follows them in order.

Direct gulf access. No fixed bridges and no locks between your dock and open water. Sailboats and tall flybridge boats get out without a clearance problem. This is the premium tier, it is concentrated in the southwest and southeast Cape, and it is the reason 33914 carries a median $115,000 above the citywide figure.

Bridge-restricted gulf access. The canal reaches the Gulf, but you pass under one or more fixed-height bridges to get there. Everything works except tall masts and high flybridges. A real discount to direct access for a difference that many boat owners genuinely do not care about, which is where some of the better value in waterfront Cape Coral sits.

Freshwater canal. A waterway behind the house with no saltwater route out. These canals are the city’s working stormwater and irrigation system, with weirs and control structures managing levels. Kayaking, paddle craft and bass fishing, no run to the Gulf. Dominant in the northeast and northwest. Worth knowing: saltwater hardware costs materially more to own than freshwater hardware. Lifts, davits and stainless fasteners in salt are a recurring expense that a freshwater dock simply does not have.

Interior lot. No canal frontage at all. Quieter, no dock infrastructure, the lowest entry price in any given neighborhood.

The City of Cape Coral publishes a Freshwater versus Saltwater Canals Map, and it is the authoritative answer to “does this lot have gulf access.” Listing language is not. We check the city map on every waterfront property before an offer goes out, because “waterfront” and “gulf access” are different claims and they are not always used carefully.

One thing that changed, and a lot of older material still gets wrong

The Chiquita Boat Lock is gone. It was removed in 2025. The waterway closed for construction on April 1, 2025, and all dredging equipment and turbidity barriers were out of the water by June 17, 2025, ahead of schedule. If you are reading a listing, a forum post or a neighborhood guide that describes transiting the lock or waiting at it, that material is out of date. Boaters in the southwest Cape gained direct transit; environmental groups continue to monitor salinity and mangrove effects. Both of those are true at once, and the lock is gone either way.

The four quadrants, priced

Cape Coral divides naturally into four quadrants, and the ZIP data above maps onto them cleanly, so learning the quadrants is the fastest way to orient yourself in a city that is 103 square miles of nearly identical street grid. Each one below carries its own median sale price, its own inventory level and its own pace, and the differences between them are large enough that a buyer who picks the wrong quadrant for their budget will spend months looking at the wrong houses.

Southwest Cape, ZIP 33914. Median $505,000.

South of Cape Coral Parkway, west of Chiquita Boulevard, north of the Caloosahatchee. The heart of the direct gulf-access market and the most photographed part of the city. Cape Harbour and Tarpon Point Marina sit about a mile apart and define the corridor between them. The Cornwallis, Coronado and Trafalgar canal grid is older established gulf access: mid-century single family with newer infill, mature landscaping and long owner tenure.

At 5.0 months of supply and 88 median days to contract, this is a market with real inventory turnover but a long marketing period, which is normal at this price point. Sellers here hold 92.0 percent of original list, the lowest figure in the city, so there is more negotiating room in the southwest than the price level suggests. Cash was 36.3 percent of July closings.

Southeast Cape, ZIP 33904. Median $439,000.

South of Cape Coral Parkway, east of Coronado Parkway, fronting the river. This is the original city. The first four homes went up in May 1958 on Riverside Drive and Flamingo Drive and both addresses still stand. The Cape Coral Yacht Club Community Park, in operation since 1962 and currently being rebuilt, anchors the south end, and the South Cape entertainment district anchors the west.

33904 is the most interesting market in the city right now on the numbers. The median rose 29.2 percent year over year, the largest jump of any Cape Coral ZIP. It goes under contract fastest at 55 days. And 44.4 percent of July closings were cash, the highest share anywhere in Cape Coral. Inventory is mixed in a way no other quadrant is: pre-1970 originals, post-storm teardown rebuilds on the same canal grid, and mid-rise condos along Beach Parkway. That mix is exactly why a citywide median tells you nothing useful here.

Northwest Cape, ZIPs 33991 and 33993. Medians $485,045 and $375,000.

North of Pine Island Road, west of Del Prado, up to the Charlotte County line. This is the newer freshwater corridor and it splits sharply between its two ZIPs.

33991 is the established side and it posted the second-largest price gain in the city at 24.4 percent, with the lowest supply figure outside 33990 at 5.0 months. Cape Royal Golf Club is here, and it is the only true deeded golf community in Cape Coral. Every other “Cape Coral golf community” a buyer finds online is either a public course with ordinary non-HOA platted lots around it, which is the Coral Oaks pattern, or a golf community outside the city limits being miscredited. Cape Royal is 483 acres and 483 home sites, gated, with a mandatory HOA and no mandatory golf membership. Its course closed in 2016 and the homeowners themselves bought it and reopened it in 2017, which is a genuinely unusual piece of community history.

33993 is the frontier side and the volume story. 786 active listings, the most in the city. 138 closings, the most in the city. 92 median days to contract, the slowest in the city. Burnt Store Road runs through it, every major Florida volume builder is working here, and the inventory is overwhelmingly new or near-new construction on freshwater canals and interior lots.

Northeast Cape, ZIP 33909. Median $319,500.

North of Pine Island Road, east of Del Prado, running toward US 41. The least built-out quadrant and the entry point to the city on price. Freshwater canals, the largest single supply of buildable platted lots in Cape Coral, and gated production-builder communities including Coral Lakes.

It is also the only Cape Coral ZIP where the median fell, by 0.9 percent. The reason is not a soft neighborhood. It is that parts of the northeast are still on well water and septic systems, and the city is in the middle of connecting them. That is the next section, and for a buyer looking in 33909 or the eastern edge of 33993 it is the single most consequential thing on this page.

The utility assessment: the Cape Coral line item that is not in the listing

This is the most important thing a Cape Coral buyer can know that does not appear in an MLS listing, and on an entry-level home in the northeast it is worth more than the price difference between two houses. The Utilities Extension Project is the city’s program to bring water, sewer and irrigation to the parts of Cape Coral that were platted in the 1950s without any of them, and it is billed to the property as a special assessment that can reach $32,288 on a single standard residential lot. Whether a given parcel carries it, and whether the seller has already paid it, is knowable from public records before you write an offer.

When Gulf American Land Corporation platted Cape Coral in 1957 and 1958, it sold roughly 120 square miles of lots without water, sewer, or in much of the north, paved roads. Buyers got a numbered grid on a map. Six decades later the City of Cape Coral is retrofitting the utility infrastructure that the original plat never funded, through the Utilities Extension Project, governed by Ordinance 8-99 since March 8, 1999. The legal principle in the ordinance is “growth pays for growth”: only the owners who benefit from an extension pay for it.

The bill arrives as a non-ad-valorem special assessment on the annual tax bill. An owner can pay it in full during the prepayment window or amortize it over a standard twenty-year term at the bond rate. Either way it attaches to the property, not to the person who was living there when the pipes went in.

What it costs, by wave:

UEP area Status Assessment per standard residential lot
North 2 Construction complete $12,632 (water $3,021, sewer $7,457, irrigation $2,154)
North 1 West Active construction, target completion 2026 Assessments per contract area
North 1 East Final assessments approved November 19, 2025; construction begins 2026 $32,288
North 3 Design phase Not yet levied
North 4 through North 7 Future waves, North 4 and 5 targeted by 2030, North 6 and 7 by 2035, with North 6 advanced in February 2025 Not yet scoped

The $32,288 in North 1 East is the highest UEP assessment in Cape Coral history. It breaks down as a line extension charge of $25,538, being water $8,221, sewer $9,607 and irrigation $7,710, plus a Capital Facility Expansion Charge of $6,759. The construction contract for that area was bid at $175,336,314.43 across 34.2 road miles.

And $32,288 is not the whole number. It does not include connecting from the property line to the house, pumping out the septic tank, or abandoning it. Budget roughly $2,000 to $3,000 for the plumbing connection, a $100 county health department septic abandonment fee, and a $225 city utility account deposit on top.

The four questions to answer before you write an offer north of Pine Island Road

  1. Is the property inside a UEP service area? The city publishes a lookup, and the CapeIMS GIS portal will answer it by parcel. There is a dedicated UEP hotline at 1-833-CAPEUEP.
  2. Has the assessment been levied yet? Before the levy, nobody has been billed and the buyer inherits a future bill of unknown size. After the levy, the seller has either paid it in full, in which case there is no buyer liability, or is partway through a twenty-year amortization, in which case the buyer takes over the remaining balance through the tax bill.
  3. What is the exact remaining payoff? This is public record through the city’s special assessments portal. Ask for the number in writing rather than accepting a recollection.
  4. Is the house on well and septic today? If it is pre-UEP it will be. Once the area is built out, connection is mandatory within the statutory window and the connection costs above apply.

We pull the UEP status on every Cape Coral property we represent before a contract is signed. A $32,288 assessment is roughly ten percent of a median 33909 home, and it is the difference between a good buy and a bad one on two houses that look identical in photographs.

The honest framing of the price gap: the northeast is cheaper because the infrastructure is still being built. The rest of the city has already paid to finish. That is not a hidden defect, it is a priced trade, and it only becomes a problem when a buyer does not know the trade is being made.

Flood zones, the 50 percent rule, and what insurance actually costs

Flood and insurance together are the largest carrying-cost difference between Cape Coral and much of the rest of Southwest Florida, and they can swing the annual cost of owning two otherwise identical houses by several thousand dollars. Three specifics do most of that work: the citywide flood rating that discounts every federal flood premium, the November 2022 map overhaul that reset what zone your lot is in, and the federal rule that decides whether an older canal-front home can be renovated at all. Each one is covered below, with cost ranges at the end.

Cape Coral holds a Class 5 flood rating, worth 25 percent off NFIP premiums

Cape Coral holds a Class 5 classification in FEMA’s Community Rating System, which means a 25 percent discount on every National Flood Insurance Program premium for a policyholder inside the special flood hazard area within city limits. Unincorporated Lee County holds the same class. FEMA notified the city in July 2024 that the classification would not be downgraded despite concerns raised after Hurricane Ian.

On an ordinary policy that discount is worth hundreds of dollars a year. On a coastal or elevation-substandard policy it can be $1,000 to $2,500 a year. It is a real annual line item and it is one of the few that works in the buyer’s favor. Ratings can move, so confirm the current class in FEMA’s Community Status Book before relying on it at closing.

Every Cape Coral flood map was redrawn on November 17, 2022

FEMA’s Coastal Risk MAP project updated all Lee County flood insurance rate maps effective November 17, 2022, the first comprehensive overhaul in fourteen years. The new maps introduced Coastal A Zone and Limit of Moderate Wave Action designations and reset base flood elevations using storm surge and wave analysis.

Any understanding of “what flood zone is this house in” that predates November 2022 is stale. That includes older listing remarks, older inspection reports and a great deal of what is written online about Cape Coral flood zones. Check the current panel through FEMA’s Map Service Center, Lee County’s flood zone lookup, or the city’s flood elevation certificate tool before you price insurance into an offer.

Most of Cape Coral sits in a special flood hazard area, typically Zone AE, AH or X, with V and VE on certain coastal-exposure parcels. The zone is lot-specific and neighbors can differ.

The 50 percent rule, which decides whether you can renovate

FEMA’s substantial improvement and substantial damage rule, universally called the 50 percent rule, applies widely on Cape Coral canal-front property. If a home was damaged at more than 50 percent of its pre-storm assessed value, or if you propose improvements worth more than 50 percent of assessed value, the structure must be brought up to current floodplain elevation requirements. In practice that often means elevating or rebuilding rather than renovating.

This is why so much of the southwest and southeast Cape has been torn down and rebuilt rather than repaired. For anyone considering an older canal-front home with an eye to renovating it, the 50 percent rule is the second question after the utility assessment, and it should be answered before the inspection period ends, not after. The city publishes a substantial improvement and damage application checklist.

What insurance costs, in ranges

These are 2026 ballpark figures for a single-family home. Your actual quote will depend on the age of the structure, the age of the roof, square footage and mitigation features, and it will vary more than most buyers expect.

  • NFIP policy, non-coastal AE zone home: roughly $1,200 to $2,500 a year, before the 25 percent Class 5 discount.
  • NFIP policy, coastal V zone or elevation-substandard home: roughly $5,000 to $10,000 or more a year, before the discount.
  • Homeowners policy covering wind, fire, theft and liability: roughly $3,500 to $8,000 or more a year.

The structural fact behind those ranges is that several Florida-only carriers withdrew from Cape Coral and the rest of Lee County between 2022 and 2024, and Citizens Property Insurance, the state-run insurer of last resort, became the dominant carrier for many canal-front properties.

The rebuilt-to-code advantage is the biggest single lever a buyer has here. A home built or rebuilt to the current Florida Building Code is insurable at competitive rates from a private carrier. An older structure that has not been rebuilt faces surcharges or non-renewal. Two homes on the same canal, one rebuilt after 2022 and one not, can differ by several thousand dollars a year in carrying cost with no difference visible in a listing photograph. Get quotes before you write the offer, not after inspection.

Talk to us before you write the offer on a Cape Coral home

Everything above is a cost that lands after closing, and every one of them is knowable before it. If you are selling, the same three items decide what a buyer will actually pay you, and pricing without them is guesswork. Start a valuation of your Cape Coral home at Domain Realty Group’s home valuation page, or if you are buying, browse current Southwest Florida listings and talk to our team about the specific ZIP and canal you are looking at. Domain Realty Group has been the number one team in Southwest Florida since 2012, with more than 4,000 team transactions and $2.5 billion in cumulative production. Brokered by Domain Realty.

New construction and resale in Cape Coral

Cape Coral is one of the few Southwest Florida cities where new construction and resale compete directly for the same buyer at the same price, because the platted-lot grid means a builder can put a new house on a quarter-acre lot in the middle of an established street.

Where the new construction is. Overwhelmingly the northwest and northeast, which is 33993 and 33909, plus the eastern edge of the growth corridor. Every major Florida volume builder is active there along with dozens of regional custom builders. This is where the 786 active listings in 33993 come from.

What that does to the numbers. New construction inventory shows up as active listings months before it is finished, which is part of why 33993 carries the longest days-to-contract in the city at 92. It also means a buyer in the northwest has genuine leverage that a buyer in 33990, where supply is 3.7 months, simply does not have.

The comparison nobody makes for you. A new build in 33993 at the ZIP median of $375,000 and a 1990s resale in 33990 at the ZIP median of $387,250 look like the same purchase. They are not. The new build may sit in a UEP wave that has not been levied. The resale is in an area that has been on city utilities for decades. Run the assessment question on both before comparing the prices.

The default fabric of the city is non-HOA. Gulf American platted the entire peninsula as a single grid of roughly quarter-acre lots before any master-planned subdivision existed, so most of Cape Coral is ordinary single-family infill with no association at all. The gated and master-planned communities are the exceptions, built later on assembled tracts. This is the opposite of Naples or Bonita Springs and it surprises buyers moving between them.

Named communities buyers ask about

Most of Cape Coral is non-HOA platted lots, so the named communities are a small share of the housing stock and a disproportionately large share of the search traffic. The eleven below are the ones buyers ask for by name, with the quadrant they sit in, whether they carry a homeowners association, whether they are gated, and the single most important attribute in Cape Coral, whether the community has gulf access or freshwater only. Two of the most common online errors about these communities are corrected underneath the table.

Community Quadrant HOA Gated Gulf access What it is
Cape Harbour Southwest Yes Yes Yes Marina village with a full-service deep-water marina, waterfront dining and retail, high-rise and mid-rise condos, gated island estates, and the Key West style Funky Fish Houses cottages
Tarpon Point Marina Southwest Yes Yes Yes Gated resort enclave: three 12-story Tarpon Landings towers, Tarpon Gardens coach homes, the Tarpon Estates custom enclave, a 175-plus slip marina and The Westin Cape Coral Resort at Marina Village
Tarpon Estates Southwest Yes Yes Yes The custom single-family enclave inside Tarpon Point, among the highest price points in the city
Sandoval Mid-Cape Yes Yes No 524 acres and 1,523 platted homes, freshwater and lake based, the most complete amenity package in Cape Coral. Developed by Bonita Bay Group, their only Cape Coral project
Cape Royal Northwest Yes Yes No The only true deeded golf community in Cape Coral. 483 acres, 483 home sites, homeowner-owned course since 2017
Coral Lakes Mid-Cape Yes Yes No Gated master-planned freshwater community on the Trafalgar and Veterans corridor
The Hermitage of Cape Coral Southeast, riverfront Yes, condo Building secured Yes Boutique luxury condo directly on the Caloosahatchee, a river view most Cape Coral parcels cannot offer
Cape Coral Yacht Club and Old Cape Coral Southeast Mostly none No Yes The historic original city, anchored by the Yacht Club Community Park
Camelot Isles Southeast Yes Yes Yes Small gated gulf-access enclave
Heatherwood Lakes Mid-Cape Yes Yes No Mid-tier gated freshwater lake community
Sky Sail Northeast Yes Yes No Newer gated production-builder community

Two corrections worth making, because both are common online. Sandoval was developed by Bonita Bay Group, not by Taylor Morrison. Taylor Morrison was one of several builders inside it, along with Pulte, D.R. Horton, David Weekley and Ryland. And there is no gated “Coral Oaks community”: Coral Oaks is a municipal public golf course, and the streets around it are ordinary non-HOA platted lots.

What your budget buys in Cape Coral

Because the six ZIPs sit so far apart on price, the same budget buys different things in different parts of the city. The tiers below are anchored on the July 2026 ZIP medians rather than on impressions, so they move when the market moves.

Under $320,000

You are shopping the northeast, ZIP 33909, at or below its $319,500 median, and the eastern edge of 33993. Expect interior lots and freshwater canal frontage rather than gulf access, a high share of newer production-built homes, and the largest supply of buildable vacant lots in the city if you are considering building. This is the tier where the utility assessment question matters most, because it is the tier where the assessment can be a tenth of the purchase price. 33909 is also the only ZIP where the median did not rise this year, and where sellers hold closest to asking at 96.8 percent of original list, so the negotiating room is smaller than the price level suggests.

$320,000 to $400,000

The broad middle of Cape Coral, spanning the 33993 median of $375,000, the 33990 median of $387,250 and the citywide $389,950. Two very different markets sit inside this one band. In 33993 you have 786 active listings, mostly new construction, 92 days to contract and real negotiating leverage. In 33990 you have 186 active listings, 3.7 months of supply and 57 days to contract, which is the tightest market in the city. Same budget, opposite bargaining positions, in two adjacent parts of the same city.

$400,000 to $500,000

You are into gulf access, and specifically the southeast at the 33904 median of $439,000 and the established mid to northwest at the 33991 median of $485,045. In 33904 that buys into the original 1958 city: a mix of pre-1970 homes on the gulf-access canal grid, post-storm rebuilds on the same streets, and mid-rise condos along Beach Parkway. Bear in mind that 44.4 percent of July closings in 33904 were cash and it moves fastest in the city at 55 days to contract, so a financed offer here needs to be clean.

$500,000 and above

The southwest, ZIP 33914, where the median is $505,000 and the ceiling is well above it. Direct gulf access is the default rather than the exception, and this is where Cape Harbour, Tarpon Point Marina and the Cornwallis and Coronado grid sit. Two things work in a buyer’s favor at this tier: sellers hold only 92.0 percent of original list, the lowest figure in the city, and the median property takes 88 days to go under contract. There is more room to negotiate at the top of the Cape Coral market than at the bottom of it.

Each Cape Coral ZIP in detail, July 2026

Each of the six Cape Coral ZIP codes is profiled below with its full July 2026 figures and a short read on what those figures mean for someone buying or selling there. They are ordered from the highest median sale price to the lowest, which is also roughly the order from gulf-access waterfront to inland freshwater. All figures are Florida Realtors SunStats, July 2026, all property types.

ZIP 33914, southwest Cape

Median sale price $505,000, up 11.2 percent year over year. 113 closed sales, 565 active listings, 5.0 months of supply, 88 median days to contract, 92.0 percent of original list, 36.3 percent cash.

The most expensive ZIP in the city and the one that defines its image. Direct gulf access is standard here. Cape Harbour and Tarpon Point Marina are both inside it and about a mile apart. The older Cornwallis, Coronado and Trafalgar canal grid to the southwest of Cape Coral Parkway is mid-century single family with newer infill, mature landscaping and long ownership tenure. The combination of the lowest percent-of-list in the city and the second-longest days to contract means this is a market where a patient buyer does better than an urgent one.

ZIP 33991, mid to northwest Cape

Median sale price $485,045, up 24.4 percent year over year, the second-largest gain in the city. 70 closed sales, 297 active listings, 5.0 months of supply, 70 median days to contract, 95.3 percent of original list, 37.1 percent cash.

Inland of the gulf-access coast and largely freshwater, yet the second-highest median in Cape Coral, which tells you the price here is being set by something other than boat access. Cape Royal, the city’s only deeded golf community, sits in this ZIP. Low active inventory against the closing rate keeps supply at 5.0 months. The 24.4 percent gain is the number to watch: it is large, it is off a modest closing count of 70, and one strong quarter of higher-priced closings can move a median that far, so treat it as a signal rather than a trend until August and September confirm it.

ZIP 33904, southeast Cape

Median sale price $439,000, up 29.2 percent year over year, the largest gain in the city. 81 closed sales, 441 active listings, 5.9 months of supply, 55 median days to contract, 94.2 percent of original list, 44.4 percent cash.

The original city and currently its most competitive market. Fastest to contract at 55 days, highest cash share anywhere in Cape Coral at 44.4 percent, and the biggest year-over-year price move. The inventory here is genuinely mixed in a way the rest of the city is not, because the 50 percent rule has driven so many teardown rebuilds onto the same canal grid as untouched pre-1970 originals. Two houses on one street can be forty years apart in code compliance and thousands of dollars a year apart in insurance.

ZIP 33990, mid to southeast Cape

Median sale price $387,250, up 6.5 percent year over year. 55 closed sales, 186 active listings, 3.7 months of supply, 57 median days to contract, 95.9 percent of original list, 20.0 percent cash.

The tightest market in Cape Coral and the least talked about. 186 active listings is the smallest inventory of any ZIP in the city, and 3.7 months of supply is well inside seller’s-market territory. Sandoval sits here, along with the Cultural Park civic cluster. Mostly freshwater and interior, mostly on city utilities for decades, mostly financed buyers at 20.0 percent cash. If you are shopping here, expect less choice and less negotiating room than the citywide figures imply.

ZIP 33993, northwest Cape

Median sale price $375,000, up 8.8 percent year over year. 138 closed sales, 786 active listings, 6.4 months of supply, 92 median days to contract, 95.5 percent of original list, 14.5 percent cash.

The volume ZIP. The most closings in the city, the most active inventory in the city at 786 listings, and the slowest time to contract at 92 days. This is the Burnt Store corridor and the new-construction growth zone, and it is the only Cape Coral ZIP still above six months of supply, which technically makes it the one buyer’s market left in the city. Overwhelmingly financed buyers at 14.5 percent cash. Freshwater canals and interior lots rather than gulf access.

ZIP 33909, northeast Cape

Median sale price $319,500, down 0.9 percent year over year, the only decline in the city. 102 closed sales, 488 active listings, 5.5 months of supply, 67 median days to contract, 96.8 percent of original list, 15.7 percent cash.

The entry point on price and the frontier on infrastructure. Coral Lakes and Coral Oaks are here. Freshwater canals, interior lots and the largest supply of buildable platted lots in Cape Coral. The flat median and the highest percent-of-original-list in the city are the same fact seen from two sides: prices here are already close to the floor the market will bear, so sellers are not discounting and buyers are not bidding up. This is also the heart of the active Utilities Extension Project waves, so the assessment question above is not optional reading in this ZIP.

Selling a home in Cape Coral

The July 2026 numbers are broadly good for a Cape Coral seller: the citywide median rose 11.4 percent year over year, active inventory fell 22.8 percent, months of supply dropped from 7.7 to 5.4, and sellers took 95.1 percent of original list against 93.3 percent a year earlier. Four specifics are worth planning around before you list, and the last two are the ones that most often cost a Cape Coral seller a contract late in the inspection period.

Pricing is a ZIP-level exercise, not a city-level one. A comparative market analysis anchored on the citywide median of $389,950 will misprice a 33914 home by roughly $115,000 low and a 33909 home by roughly $70,000 high. Ask for comparables inside your ZIP and, on waterfront, inside your water-access tier.

Percent of original list is rising and it is your best negotiating evidence. Citywide, sellers took 95.1 percent of original list in July 2026 against 93.3 percent a year earlier, and the figure has climbed nearly every month since February. In 33909 and 33990 it is now 96.8 and 95.9 percent. That is a market where correct initial pricing is being rewarded and where the traditional overprice-then-reduce strategy is costing sellers time they do not need to spend.

Plan for a longer marketing period than the headline suggests. The citywide median is 73 days to contract and 113 days to closing, and both got longer this year rather than shorter. In 33914 and 33993 budget closer to 90 days to contract. A seller who needs to be out by a date should start roughly four months ahead of it, not two.

Two disclosure items decide whether your buyer’s financing survives underwriting. If your property carries a levied utility assessment with a remaining balance, get the exact payoff figure from the city in writing before listing. And if the home has not been rebuilt to current code, get an insurance quote yourself before a buyer’s quote surprises both of you late in the inspection period. Both of those are cheaper to answer in week one than in week six.

Frequently asked questions about Cape Coral real estate

What is the median home price in Cape Coral?

$389,950 in July 2026, up 11.4 percent from $350,000 a year earlier, across all property types. But the citywide median is the least useful number on this page: by ZIP it ranges from $319,500 in 33909 to $505,000 in 33914. Use the ZIP figure for the area you are actually shopping.

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

A seller’s market on the standard measure, and it crossed over during 2026. Months of supply fell from 7.7 in July 2025 to 5.4 in July 2026, and six months is the conventional dividing line. It is not uniform though: 33990 is at 3.7 months, which is tight, while 33993 is at 6.4, which is still technically a buyer’s market.

Which Cape Coral ZIP code is the most expensive?

33914, the southwest, at a $505,000 median in July 2026. It contains Cape Harbour, Tarpon Point Marina and most of the direct gulf-access canal grid.

Which part of Cape Coral is most affordable?

33909, the northeast, at a $319,500 median. It is the least built-out quadrant, it is mostly freshwater canal and interior lots, and parts of it are still on well and septic pending the Utilities Extension Project.

What does gulf access actually mean in Cape Coral?

That a boat can get from your dock to open water. There are two grades. Direct gulf access means no fixed bridges and no locks in the way, so any boat gets out. Bridge-restricted access means the route works but passes under one or more fixed-height bridges, which rules out tall masts and high flybridges. A canal that is not connected to salt water at all is a freshwater canal, and there is no boat route to the Gulf from it. The City of Cape Coral publishes a freshwater versus saltwater canal map, and that map is the authoritative answer rather than the listing description.

How many canals does Cape Coral have?

More than 400 miles of them, which the City of Cape Coral describes as one of the largest navigable canal systems in the world. They were dug between 1958 and roughly the early 1980s. About 160 miles existed by 1963.

Is the Chiquita Boat Lock still there?

No. It was removed in 2025. The waterway closed for construction on April 1, 2025 and the work was finished by June 17, 2025. Any guide describing a wait at the lock is out of date.

What is the UEP assessment and will I have to pay it?

The Utilities Extension Project is the city’s multi-decade program to bring water, sewer and irrigation to the parts of Cape Coral that were platted in the 1950s without them. It is billed as a non-ad-valorem special assessment on the annual tax bill, payable in full or over twenty years. Whether you pay it depends on the parcel and on the timing: North 2 was assessed at $12,632, and North 1 East was finalized on November 19, 2025 at $32,288, the highest in city history. If the assessment has already been levied and the seller is amortizing it, the balance transfers to you. Check the parcel with the city before you make an offer.

Does the $32,288 UEP assessment cover everything?

No. It covers the line extension and the capital facility charge. Connecting from the property line into the house, pumping and abandoning the septic tank, and opening the city utility account are extra, and together they usually run about $2,300 to $3,300.

Do I need flood insurance in Cape Coral?

Most of the city sits in a FEMA special flood hazard area, so if you are financing, your lender will almost certainly require it. The zone is lot-specific. Cape Coral holds a Class 5 Community Rating System classification, which discounts every National Flood Insurance Program premium inside the hazard area by 25 percent.

Why does my flood zone look different from what an older listing said?

Because FEMA redrew every Lee County flood map effective November 17, 2022, the first full overhaul in fourteen years. The update added Coastal A Zone and Limit of Moderate Wave Action designations and reset base flood elevations. Anything written before that date is describing the old maps.

What is the 50 percent rule and why does everyone mention it?

It is FEMA’s substantial improvement and substantial damage rule. If a home was damaged at more than half its pre-storm assessed value, or you want to make improvements worth more than half of assessed value, the whole structure has to be brought to current floodplain elevation requirements. On older canal-front homes that often makes rebuilding cheaper than renovating, which is why so much of the southwest and southeast Cape has been rebuilt rather than repaired.

What does insurance cost on a Cape Coral home?

For a single-family home in 2026, roughly $1,200 to $2,500 a year for flood coverage on a non-coastal AE zone home before the 25 percent discount, or $5,000 to $10,000 or more on a coastal V zone or elevation-substandard home. Homeowners coverage runs roughly $3,500 to $8,000 or more. The largest single variable is whether the home was built or rebuilt to the current Florida Building Code, because that decides whether a private carrier will write it or whether it ends up with Citizens.

Are there golf communities in Cape Coral?

One true deeded golf community: Cape Royal, in the northwest. Coral Oaks is a municipal public course with ordinary non-HOA lots around it rather than a gated community, and several “Cape Coral golf communities” listed online are actually outside the city limits.

Does Cape Coral have HOAs?

Mostly not. Because Gulf American platted the whole peninsula as a single grid of quarter-acre lots in 1957 and 1958, the default is non-HOA single-family infill. The gated and master-planned communities such as Sandoval, Cape Harbour, Tarpon Point and Cape Royal were built later on assembled tracts and are the exception rather than the rule.

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

73 days to contract at the median in July 2026, and 113 days to closing. By ZIP the spread is wide: 55 days in 33904 and 57 in 33990 at the fast end, 88 in 33914 and 92 in 33993 at the slow end.

How much of the Cape Coral market is cash?

26.5 percent of July 2026 closings citywide, but the range by ZIP runs from 14.5 percent in 33993 to 44.4 percent in 33904. Cash concentrates in the gulf-access ZIPs.

Is new construction a better buy than resale in Cape Coral?

It depends almost entirely on the utility assessment rather than on the house. Most new construction is in 33993 and 33909, where parts of the area are still being connected to city utilities, so a new build can carry a future assessment that an older home in an already-served area does not. Compare the two on total cost including any levied or pending assessment, not on list price.

What is Sandoval and who built it?

A 524-acre gated master-planned community in the mid-Cape with 1,523 platted homes, freshwater and lake based with no gulf access, and the most complete amenity package in the city. It was developed by Bonita Bay Group, their only Cape Coral project. Taylor Morrison, Pulte, D.R. Horton, David Weekley and Ryland built inside it, which is the source of the common misattribution.

Which Cape Coral ZIP has the most homes for sale?

33993, the northwest, with 786 active listings in July 2026. That is roughly 29 percent of everything for sale in Cape Coral, in a ZIP that produced about 25 percent of the city’s closings. It is where most of the new construction is.

Which Cape Coral ZIP has the least inventory?

33990, the mid to southeast Cape, with 186 active listings and 3.7 months of supply. It is the tightest market in the city by a clear margin.

Where is the negotiating room in Cape Coral right now?

Two places, and they are at opposite ends of the price range. In 33914, the most expensive ZIP, sellers took only 92.0 percent of original list in July, the lowest figure in the city, and the median property took 88 days to go under contract. In 33993 there are 786 active listings, 6.4 months of supply and 92 days to contract, which is the only Cape Coral ZIP still technically in buyer’s-market territory. The least room is in 33909 and 33990, where sellers are getting 96.8 and 95.9 percent of original list.

Why did Cape Coral prices rise 11 percent while the rest of Lee County was flat?

The citywide median rose 11.4 percent year over year against 0.3 percent for the Cape Coral to Fort Myers metro area, which covers all of Lee County. Part of that is genuine: inventory fell 22.8 percent and months of supply fell from 7.7 to 5.4. Part of it is likely mix, since the higher-priced gulf-access ZIPs made up more of July’s closings and a median moves when the composition of sales moves. We would treat the direction as real and the exact magnitude as unsettled until the next two months confirm it.

Are homes in Cape Coral selling faster or slower than last year?

Slower, and this is the one number that got worse. Median days to contract went from 66 to 73 and days to sale from 104 to 113. July was the slowest month for time to contract in the last thirteen, after seven straight months of improvement that bottomed at 51 days in June.

Is Cape Coral mostly new construction or older homes?

Both, and they are on the same streets. Because the whole peninsula was platted as a grid of quarter-acre lots in 1957 and 1958, a builder can put a new home on a vacant lot in the middle of an established block. Concentrated new construction is in 33993 and 33909. The southeast, 33904, has the oldest housing stock, including the original 1958 homes on Riverside Drive and Flamingo Drive.

Can I buy a vacant lot and build in Cape Coral?

Yes, and Cape Coral has more buildable platted lots than anywhere comparable in Southwest Florida, concentrated in 33909 and 33993. The two questions to answer before you buy the lot are whether it sits in a Utilities Extension Project area and whether the assessment has been levied, and what the current flood zone and base flood elevation are on that specific parcel under the November 2022 maps. Both are answerable from public records before you commit.

Does a freshwater canal lot cost less than a gulf-access lot?

Yes, materially, and that shows up in the ZIP data: the gulf-access ZIPs 33914 and 33904 carry medians of $505,000 and $439,000 while the freshwater-dominant 33993 and 33909 carry $375,000 and $319,500. Freshwater also costs less to own, because saltwater dock hardware, lifts and davits are more expensive to buy and to maintain than the freshwater equivalents.

Why is so much of the Cape Coral market cash?

26.5 percent of July closings citywide were cash, and the concentration follows water access: 44.4 percent in 33904, 37.1 percent in 33991 and 36.3 percent in 33914, against 15.7 percent in 33909 and 14.5 percent in 33993. Insurance and financing are both harder on older waterfront property, which pushes some of that market toward cash buyers.

What should I ask before making an offer on a Cape Coral home?

Four things, in this order. Whether the parcel is in a Utilities Extension Project area and what the levied or expected assessment is. What the current flood zone and base flood elevation are on the November 2022 maps. Whether the structure was built or rebuilt to the current Florida Building Code, because that decides your insurance cost. And on waterfront, what tier of water access the canal actually has according to the city’s canal map rather than the listing description.

How do I find out my flood zone in Cape Coral?

Through FEMA’s Map Service Center, the Lee County flood zone lookup, or the City of Cape Coral’s flood elevation certificate tool. Use the current panel, effective November 17, 2022, rather than anything older.

How do I find out if a property has a UEP assessment?

The City of Cape Coral publishes a service-area lookup and the CapeIMS geographic information portal will answer it by parcel. For the levied amount and remaining payoff, the city’s special assessments portal is the public record. There is a dedicated UEP hotline at 1-833-CAPEUEP.

Does Domain Realty Group work in Cape Coral?

Yes, across all six Cape Coral ZIP codes and in both the gulf-access and freshwater markets. Domain Realty Group has been the number one team in Southwest Florida since 2012, with more than 4,000 team transactions. Brokered by Domain Realty.

What clients say about working with Domain Realty Group

Three verified five star Google reviews, quoted verbatim from clients who bought or sold with Domain Realty Group agents in Southwest Florida. We publish only real reviews from our Google Business Profiles, we attribute each one to the agent who actually did the work, and we never edit a client’s words or invent a reviewer. Reviews are one of the few things on this page you can go and check yourself.

★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!”

Verified Google review. Sherry Warga, on working with Marc Comisar of Domain Realty Group.

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.”

Verified Google review. Leslie Foster, on working with Marc Comisar of Domain Realty Group.

★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.”

Verified Google review. Leonardo Silva, on working with Jesse McGreevy of Domain Realty Group.

About Domain Realty Group in Cape Coral

Domain Realty Group is a Southwest Florida real estate team of roughly forty agent-partners working Lee, Collier and Charlotte counties, and Cape Coral is one of our core Lee County markets. Domain Realty Group has been the number one team in Southwest Florida since 2012, and our team has closed more than 4,000 transactions and $2.5 billion in cumulative production. We work all six Cape Coral ZIP codes, and we tracked every one of them through July 2026 to build the benchmark on this page.

The team is led by Jesse McGreevy and Marc Comisar, who have worked Southwest Florida since 2004 and whose own practice is at McGreevy and Comisar. You can reach any of our agent-partners through our agents page.

Domain Realty Group 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 239-441-2816 · [email protected]

Also serving Naples at 9180 Galleria Ct #200, Naples, FL 34109 and Fort Myers at 8290 College Parkway, Unit 201, Fort Myers, FL 33919.

Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.

Where to go next: browse current listings across Southwest Florida, read our guides to other Southwest Florida communities, see our agents, learn about our team, get a valuation of your Cape Coral home, or contact Domain Realty Group with a question about a specific ZIP, canal or community.

Sources

Every figure on this page traces to one of the sources below. No competitor real estate portal is cited anywhere on this page, by policy.

Market data was pulled directly for this page in August 2026 for the month of July 2026. The municipal, county, federal and historical sources were consulted during our Cape Coral research program and are the authorities behind the non-market facts stated here. Regulatory and assessment figures change, so verify any figure that will drive a purchase decision against the source at the time you rely on it. ### Market data

  1. Florida Realtors SunStats, Cape Coral (City), All Property Types, July 2026
  2. Florida Realtors SunStats, ZIP 33904, All Property Types, July 2026
  3. Florida Realtors SunStats, ZIP 33909, All Property Types, July 2026
  4. Florida Realtors SunStats, ZIP 33914, All Property Types, July 2026
  5. Florida Realtors SunStats, ZIP 33990, All Property Types, July 2026
  6. Florida Realtors SunStats, ZIP 33991, All Property Types, July 2026
  7. Florida Realtors SunStats, ZIP 33993, All Property Types, July 2026
  8. Florida Realtors SunStats, Cape Coral to Fort Myers metropolitan statistical area, All Property Types, July 2026
  9. Florida Realtors SunStats, thirteen-month series, Cape Coral (City), August 2025 through July 2026

City of Cape Coral

  1. City of Cape Coral, Parks and Recreation, boating and waterways https://www.capecoral.gov/departments/parks_recreation/outdoor_recreation/boating.php
  2. City of Cape Coral, Parks and Recreation, marine services https://www.capecoral.gov/departments/parks_recreation/park_services/marine_services.php
  3. City of Cape Coral, Public Works, canal dredging program https://www.capecoral.gov/departments/public_works/public_works_operations/stormwater/canal_dredging.php
  4. City of Cape Coral, Stormwater Division https://www.capecoral.gov/departments/public_works/public_works_operations/stormwater/index.php
  5. City of Cape Coral, surface water management https://www.capecoral.gov/departments/public_works/public_works_operations/stormwater/surface_water_management.php
  6. City of Cape Coral, Office of Economic and Business Development https://www.capecoral.gov/departments/office_of_economic_business_development/index.php
  7. City of Cape Coral, developments in the spotlight https://www.capecoral.gov/departments/office_of_economic_business_development/developments_in_the_spotlight/index.php
  8. City of Cape Coral, document hub maps https://www.capecoral.gov/document_hub/maps.php
  9. City of Cape Coral, Utilities Extension Project program https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/index.php
  10. City of Cape Coral, Utilities Extension Project service-area lookup https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/find_your_future_utilities_extension_area.php
  11. City of Cape Coral, Utilities Extension Project frequently asked questions https://www.capecoral.gov/uep/frequently_asked_questions.php
  12. City of Cape Coral, Utilities Extension Project construction schedules https://www.capecoral.gov/uep/construction_schedules/index.php
  13. City of Cape Coral, North 1 Utilities Extension Project https://www.capecoral.gov/uep/north_1.php
  14. City of Cape Coral, North 1 East assessment costs https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_1_east_assessment_costs.php
  15. City of Cape Coral, North 1 East financing https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_1_east_financing.php
  16. City of Cape Coral, North 1 East notices and information https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_1_east_notices_information.php
  17. City of Cape Coral, North 1 West assessment costs https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_1_west_assessment_costs.php
  18. City of Cape Coral, North 2 assessment costs https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_2_assessment_costs.php
  19. City of Cape Coral, North 2 Utilities Extension Project https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_2_uep.php
  20. City of Cape Coral, North 3 Utilities Extension Project https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_3_uep.php
  21. City of Cape Coral, North 5 Utilities Extension Project https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_5_uep.php
  22. City of Cape Coral, North 6 Utilities Extension Project https://www.capecoral.gov/departments/public_works/capital_improvements/utilities_extension_project_uep/north_6_uep.php
  23. City of Cape Coral, special assessments, customer billing services https://www.capecoral.gov/departments/financial_services/customer_billing_services/assessments/index.php
  24. City of Cape Coral, new construction utility information https://www.capecoral.gov/departments/financial_services/customer_billing_services/new_construction/general_information.php
  25. City of Cape Coral, CapeIMS geographic information portal https://www.capecoral.gov/departments/information_technology_services/geographic_information_system_gis/capeims.php
  26. City of Cape Coral, geographic information systems https://www.capecoral.gov/departments/information_technology_services/geographic_information_system_gis/index.php
  27. City of Cape Coral, Utilities Master Plan https://www.capecoral.gov/departments/utilities/utilities_master_plan.php
  28. City of Cape Coral, Comprehensive Utility Master Plan Update, executive summary https://www.capecoral.gov/Documents/Document%20Hub/Utilities%20Master%20Plan/002%20-%20Executive%20Summary%20Final.pdf
  29. City of Cape Coral, water quality report https://www.capecoral.gov/departments/utilities/water_quality_report.php
  30. City of Cape Coral, Building Division, flood protection and the 50 percent rule https://www.capecoral.gov/departments/development_services/building_division/flood_protection.php
  31. City of Cape Coral, Emergency Management and Resilience https://www.capecoral.gov/departments/emergency_management_resilience/index.php
  32. City of Cape Coral, FEMA programs and floodplain management https://www.capecoral.gov/departments/emergency_management_resilience/fema.php
  33. City of Cape Coral, community development block grant disaster recovery https://www.capecoral.gov/departments/emergency_management_resilience/cdbg_dr.php
  34. City of Cape Coral, publications and reports https://www.capecoral.gov/document_hub/publications/reports.php
  35. City of Cape Coral, permit and inspection self service https://energovweb.capecoral.gov/EnerGovProd/SelfService
  36. City of Cape Coral, comprehensive planning https://www.capecoral.gov/department/community_development/city_planning_division/comprehensive_planning/index.php
  37. City of Cape Coral, future land use map https://www.capecoral.gov/department/community_development/city_planning_division/comprehensive_planning/future_land_use_map.php
  38. City of Cape Coral, zoning and future land use maps https://www.capecoral.gov/departments/development_services/city_planning_division/zoning_and_future_land_use_maps.php
  39. City of Cape Coral, code of ordinances, infrastructure element https://online.encodeplus.com/regs/capecoral-fl-cp/doc-viewer.aspx?secid=27
  40. City of Cape Coral, City Clerk, records management and ordinances https://www.capecoral.gov/departments/city_clerk/records_management.php
  41. City of Cape Coral, City Clerk, agendas and videos https://www.capecoral.gov/departments/city_clerk/agendas_videos.php
  42. City of Cape Coral, public records portal https://capecoral.hylandcloud.com/241publicaccess/
  43. City of Cape Coral, City Council https://www.capecoral.gov/government/city_council/index.php
  44. City of Cape Coral, council district finder https://www.capecoral.gov/government/city_council/council_district_finder.php
  45. City of Cape Coral, property tax toolkit https://www.capecoral.gov/government/property_tax_toolkit.php
  46. City of Cape Coral, fire services assessment https://www.capecoral.gov/government/city_manager/fire_services_assessment.php
  47. City of Cape Coral, parks GO bond program https://www.capecoral.gov/departments/parks_recreation/parks_go_bond/index.php
  48. City of Cape Coral, parks and facilities directory https://www.capecoral.gov/departments/parks_recreation/parks_facilities/index.php
  49. City of Cape Coral, Jaycee Park https://www.capecoral.gov/departments/parks_recreation/parks_facilities/jaycee_park.php
  50. City of Cape Coral, Sirenia Vista Park and manatee viewing https://www.capecoral.gov/departments/parks_recreation/parks_facilities/sirenia_vista_park.php
  51. City of Cape Coral, Rotary Park Environmental Center https://www.capecoral.gov/departments/parks_recreation/recreation_facilities/rotary_park_environmental_center/index.php
  52. City of Cape Coral, capital improvement projects https://www.capecoral.gov/departments/public_works/capital_improvements/index.php
  53. City of Cape Coral, Bimini Basin mooring field project https://www.capecoral.gov/departments/public_works/capital_improvements/projects/bimini_basin_mooring_field_project.php
  54. City of Cape Coral, traffic engineering and planning https://www.capecoral.gov/departments/public_works/capital_improvements/traffic_engineering_planning/index.php
  55. City of Cape Coral, Mobility Plan https://www.capecoral.gov/Documents/Departments/Public%20Works/Transportation%20Division/Cape%20Coral%20Mobility%20Plan.pdf
  56. City of Cape Coral, Community Redevelopment Agency redevelopment plan https://www.capecoral.gov/government/community_redevelopment_agency/cra_redevelopment_plan.php
  57. City of Cape Coral, Fire Service Assessment Fee Report https://www.capecoral.gov/Documents/Document%20Hub/Publications/Reports/Fire_Service_Assessment_Fee_Report.pdf
  58. City of Cape Coral, Stormwater Master Plan https://www.capecoral.gov/Documents/Document%20Hub/Publications/Reports/Stormwater_Master_Plan_1993.pdf

Utilities Extension Project

  1. Cape Coral Utilities Extension Project, project overview https://www.ccuep.com/project-overview/
  2. Cape Coral Utilities Extension Project, assessments and finance https://www.ccuep.com/assessments-finance/
  3. Cape Coral utility service area map https://trinnex.cloud/leadcast/publicMap?tenantName=CapeCoralFL

Lee County

  1. Lee County, flood insurance discounts and Community Rating System class https://www.leegov.com/dcd/flood/firm/insurance/discounts
  2. Lee County, FEMA flood map changes and floodways https://www.leegov.com/dcd/flood/floodways/femamapchanges
  3. Lee County, community development block grant disaster recovery https://www.leegov.com/recovery/cdbg-dr/
  4. Lee County, adopted annual budget https://www.leegov.com/budget/Documents/Annual%20Budgets/Budget%20Book%20Archive/FY24-25%20Budget%20Book.pdf
  5. Lee County, commission districts map https://www.leegov.com/PublishingImages/Area%20Maps/CommissionDistricts.pdf
  6. Lee County Supervisor of Elections https://www.lee.vote/

State and federal

  1. Florida Department of Environmental Protection https://floridadep.gov/
  2. Florida Department of Transportation, bridge information https://fdotwww.blob.core.windows.net/sitefinity/docs/default-source/maintenance/str/bi/oom_20230404_floridabridgeinformation_2ndqrt.pdf
  3. Florida Office of Program Policy Analysis and Government Accountability, Lee County mosquito control district review https://oppaga.fl.gov/Documents/ContractedReviews/Lee%20County%20MCD%20Final%20Report.pdf
  4. Coastal and Heartland National Estuary Partnership, Lee County manatee protection zones https://chnep.wateratlas.usf.edu/upload/documents/Manatee_leeMPZ.pdf
  5. Coastal and Heartland National Estuary Partnership, Lower Charlotte Harbour reconnaissance report https://chnep.wateratlas.usf.edu/upload/documents/LowerCharlotteHarborReconnaissanceReport2of2.pdf

Community and developer primary sources

  1. Cape Coral Chamber of Commerce, area history https://capecoralchamber.com/area-information/history/
  2. Cape Coral Chamber of Commerce, business directory https://capecoralchamber.com/business-directory/
  3. Cape Coral Museum of History https://capecoralmuseum.org/history-of-cape-coral/
  4. Cape Harbour, community information https://capeharbor.net/about-cape-harbour/
  5. Tarpon Point Marina https://tarponpoint.com/the-marina/
  6. Tarpon Point, marina rules and regulations https://tarponpoint.com/marina-rules-regulations/
  7. The Westin Cape Coral Resort at Marina Village https://tarponpoint.com/lifestyle/the-westin-cape-coral-resort-at-marina-village/
  8. Tarpon Landings https://tarponlandings.com/
  9. Sandoval, master planned community developer record https://phoenixbayventures.com/our-legacy/master-planned-community-sandoval/
  10. Cape Royal Golf Club https://www.caperoyalgolfclub.com/
  11. Coral Oaks Golf Course https://www.coraloaksgolf.com/
  12. Cape Coral Police Department https://capecops.com/
  13. Cape Coral Fire Department https://www.capecoralfire.com/

News media

  1. Cape Coral Breeze, North 1 East Utilities Extension Project final assessments https://www.capecoralbreeze.com/news/local-news/2025/11/18/council-expected-to-vote-on-final-assessments-for-north-1-east-uep/
  2. Cape Coral Breeze, North 1 Utilities Extension Project assessment approval https://www.capecoralbreeze.com/news/breaking-news/2025/10/09/uep-assessments-for-north-1-get-nod/
  3. Cape Coral Breeze, North 6 Utilities Extension Project advanced timeline https://www.capecoralbreeze.com/news/breaking-news/2025/02/21/capes-north-uep-6-put-on-advance-timeline/
  4. Cape Coral Breeze, Burnt Store Road safety improvements approved https://www.capecoralbreeze.com/news/local-news/2026/05/19/lee-county-commission-approves-agreement-for-safety-improvements-to-burnt-store-road/
  5. Cape Coral Breeze, Pine Island Road expansion public input https://www.capecoralbreeze.com/news/local-news/2025/01/09/fdot-seeks-input-on-pine-island-road-expansion/
  6. Cape Coral Breeze, history of the Cape Coral Bridge https://www.capecoralbreeze.com/opinion/local-columns/2021/05/20/history-of-cape-coral-bridge-goes-back-to-1961/
  7. WGCU, Cape Coral Bridge replacement plan https://news.wgcu.org/government-politics/2023-09-19/replacement-plan-for-the-cape-coral-bridge-gets-green-light
  8. Gulfshore Business, city council borrowing for water plans https://www.gulfshorebusiness.com/lee/city-council-agrees-on-borrowing-210-million-for-water-plans/article_9eb12e65-2bbf-4dd3-a9e9-2db4aff0addd.html
  9. Gulfshore Business, Seven Islands mixed use development approved https://www.gulfshorebusiness.com/lee/seven-islands-mixed-use-development-approved-in-cape-coral/article_b2195be6-fa89-474c-9442-536874bf8abc.html
  10. Gulfshore Business, Lee County road projects https://www.gulfshorebusiness.com/lee/comprehensive-plans-for-lee-countys-upcoming-road-projects/article_007564d4-339c-4a23-8f9f-4263b1f1a230.html
  11. WINK News, Cape Coral two years after Hurricane Ian https://winknews.com/2024/09/23/cape-coral-city-transformation-two-years-after-hurricane-ian/