Cape Coral Land and Lots for Sale
Cape Coral land for sale runs from lots that recorded at $5,900 to $11,000 in the north Cape to lots that recorded at $1,150,000 or more, so no single number describes it. This page covers Cape Coral lots for sale, from one platted 10,000 square foot lot to acreage, using Lee County Property Appraiser records of lots that sold, not asking prices. If you want a finished house instead, start with our Cape Coral homes for sale page. In the 12 months recorded September 26, 2025 through September 25, 2026, the county recorded 1,957 qualified sales of land sold vacant at a $45,000 median, and the roll lists 26,928 vacant residential parcels today.
On this page "Cape Coral" means the City of Cape Coral, which covers about 106 to 110 square miles by published land-area figures. Pine Island, Matlacha and North Fort Myers are separate places and are not counted here. We tracked all 1,957 recorded lot sales by ZIP code and water frontage. Every price below is a recorded sale, filtered the way the price section explains, and every City rule comes from a City of Cape Coral document with its date.
Live land listings are in the search links below.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Cape Coral land buyers
- Lee County recorded 1,957 qualified sales of land sold vacant in the 12 months recorded September 26, 2025 through September 25, 2026, at a $45,000 median. The middle half of sales ran from $37,000 to $85,000, and the median was $4.20 per square foot of land.
- The county roll holds 26,928 vacant residential parcels. ZIP 33993 holds 13,895 of them (51.6 percent) and ZIP 33909 holds 7,636 (28.4 percent), so the north Cape is 80 percent of the stock.
- Location moves the price more than the year does. The 12-month median was $40,900 in 33993 and $42,000 in 33909, against $135,000 in 33914 and $260,000 in 33904.
- Canal-frontage lots sold at a $69,000 median (704 sales) against $42,500 for lots with no roll water frontage (1,214 sales). Canal lots with a seawall on the roll sold at $195,000 (197 sales).
- The roll says CANAL, LAKE, GOLF, RIVER or CREEK and nothing about salt water, fresh water, bridges or Gulf access, so the water type of a lot is a check you make lot by lot.
- A vacant lot inside a utility expansion area carries a City assessment. In North 1 East it is $25,538 per 10,000 square foot parcel plus a $6,750 capital facility charge, together $32,288, and the City does not defer it for an undeveloped parcel.
- The City's plan review guideline sets a 7,500 square foot minimum lot area for a single-family home. 80.1 percent of vacant parcels (21,574) fall in the 8,000 to 11,999 square foot band, and the median frontage is 80 feet.
- Of 14,079 lots bought from 2012 through 2019, 63.4 percent carry a building today and 46.8 percent were built within 5 years, with a median gap of 3 years among those built.
- Before you build, expect lot mowing on your tax bill, impact fees the City sets, a species affidavit, a sealed survey under 1 year old and, in a flood zone, a floor 1 foot above base flood elevation.
- The FBI warned in June 2026 about criminals impersonating owners of vacant parcels to sell lots they do not own, so verify the seller before you send money.
Data updated: October 2026.
| Cape Coral vacant land measure | Figure |
|---|---|
| Vacant residential parcels on the county roll | 26,928 |
| Qualified vacant-lot sales, 12 months, and median price | 1,957 at $45,000 |
| Middle half of 12-month sales | $37,000 to $85,000 |
| Median price per square foot of land, 12 months | $4.20 |
| Canal lots versus lots with no roll water frontage, 12-month median | $69,000 versus $42,500 |
| Canal lots with a roll seawall, 12-month median | $195,000 (197 sales) |
| North 1 East assessment plus capital facility charge, per 10,000 sq ft lot | $32,288 |
| Minimum lot area for a single-family home (City guideline) | 7,500 sq ft |
| Share of 2012 to 2019 lot buyers whose lot has a building today | 63.4 percent |
Source: Lee County Property Appraiser parcel roll (October 25, 2026 download) and DOR-qualified recorded sales, recorded September 26, 2025 through September 25, 2026; City of Cape Coral North 1 East assessment page (rates effective November 20, 2025) and plan review guideline (revised September 2, 2021), read October 29, 2026.
Cape Coral land and lots for sale right now
Live land listings are in the search links below, filtered to land across Cape Coral. This page prints no listing count, asking price or days on market, because those change daily. It adds the recorded record: 1,957 lot sales in 12 months, what the City requires and what a lot costs before a house stands on it.
Data updated: October 2026.
Search Cape Coral land and lots
Start with the Cape Coral land and lots for sale search, sorted from the highest price down. To start at the low end, open the Cape Coral lots for sale, lowest price first search. The map frame is a rectangle, not a city limit, so a few results at its edges may carry Pine Island, Matlacha or Fort Myers addresses. Check the city shown on each listing.
Search canal lots
For canal lots, open the Cape Coral land search and apply the waterfront filter inside the search. The link itself does not filter by water type, and it does not filter by Gulf access. The canal section below explains why the county record cannot tell you the water type, and what to check on the lot.
Looking for a house or a condo instead?
Lots are one piece of the Cape Coral market. Our Cape Coral homes for sale page covers houses, our Cape Coral waterfront homes for sale page covers canal, river and lake homes, and our Cape Coral condos for sale page covers condominiums.
Why lot counts differ between websites
Other websites show lot counts for "Cape Coral" that do not match each other or this page. Some count active listings, some count lots and acreage together, and some draw the map past the City limit. The 26,928 on this page is different again: it is the number of vacant residential parcels on the county roll, a stock of parcels and not a count of lots for sale. We define the geography once, above, and label every figure with its window.
To see any of these lots in person, contact Domain Realty Group or call 239-441-2816 and a Domain Realty Group agent will set up the visits.
How much does a lot cost in Cape Coral?
A typical vacant Cape Coral lot sold for $45,000 in the 12 months recorded September 26, 2025 through September 25, 2026, on 1,957 qualified sales. The middle half of sales ran from $37,000 to $85,000, and the median was $4.20 per square foot of land. ZIP code and water frontage change the answer more than the year does.
Data updated: October 2026.
Method: Lee County Property Appraiser records: DOR-qualified sales above $5,000 that the appraiser flags as vacant at the time of sale, on Cape Coral parcels that are vacant or single-family today, so lots that were sold and then built on are counted. We tracked each sale against the 26,928 vacant parcels on the roll. Of the 1,957 lots, 19 (1.0 percent) already carry a single-family home on the 2026 roll. For the houses themselves, see our Cape Coral homes for sale page.
Lot prices over 12, 24 and 36 months
The three windows give nearly the same median, which tells you the typical price has held steady. The newest sale on a vacant parcel in the file is September 15, 2026, and the newest sale of any kind in the county index is September 25, 2026.
| Window | Starts after | Sales | Median price | Middle half | Median per sq ft | Distinct parcels |
|---|---|---|---|---|---|---|
| 12 months | September 25, 2025 | 1,957 | $45,000 | $37,000 to $85,000 | $4.20 | 1,820 |
| 24 months | September 25, 2024 | 3,710 | $46,000 | $38,000 to $82,000 | $4.32 | 3,396 |
| 36 months | September 26, 2023 | 6,528 | $46,000 | $39,200 to $80,000 | $4.39 | 5,821 |
Source: Lee County Property Appraiser roll and recorded sales, windows ending September 25, 2026. The middle half is the 25th to 75th percentile.
Price per square foot of land
The median price was $4.20 per square foot of land over 12 months, with the 25th to 75th percentile at $3.42 to $7.59 and the 10th to 90th percentile at $2.77 to $14.97. One standard 10,000 square foot lot at the median rate is $42,006. That is arithmetic on a median, not a price for any lot, because the spread from $2.77 to $14.97 is more than five to one.
Price bands
More than half of recorded sales were below $50,000, and fewer than one in five were $100,000 or more. Lots at $250,000 or more were 6.2 percent of 12-month sales (86 plus 35 sales), so a few expensive sales sit far above the median. Quote a median, never an average.
| Price band | Sales, 12 months | Share |
|---|---|---|
| $0 to $24,999 | 90 | 4.6% |
| $25,000 to $49,999 | 987 | 50.4% |
| $50,000 to $74,999 | 283 | 14.5% |
| $75,000 to $99,999 | 230 | 11.8% |
| $100,000 to $149,999 | 137 | 7.0% |
| $150,000 to $249,999 | 109 | 5.6% |
| $250,000 to $499,999 | 86 | 4.4% |
| $500,000 and up | 35 | 1.8% |
Source: Lee County Property Appraiser recorded sales, 12 months to September 25, 2026. Below $50,000: 90 plus 987 is 1,077 of 1,957 sales, or 55.0 percent. At $100,000 or more: 137 plus 109 plus 86 plus 35 is 367 sales, or 18.8 percent.
Calendar years, 2016 to 2026
The jump came in 2021. Sales went from 3,822 in 2020 to 8,282 in 2021, and the median more than doubled from $15,575 to $32,000. By 2022 the median was $45,000 and it has stayed between $45,000 and $48,000 since. Calendar 2026 is partial, through September 25.
| Year | Sales | Median | Middle half | Median per sq ft |
|---|---|---|---|---|
| 2016 | 2,724 | $15,250 | $13,000 to $26,000 | $1.45 |
| 2017 | 2,911 | $17,500 | $10,950 to $32,000 | $1.59 |
| 2018 | 2,463 | $17,050 | $10,500 to $35,000 | $1.56 |
| 2019 | 1,990 | $18,000 | $10,000 to $44,000 | $1.54 |
| 2020 | 3,822 | $15,575 | $10,000 to $42,500 | $1.40 |
| 2021 | 8,282 | $32,000 | $21,000 to $55,000 | $2.99 |
| 2022 | 5,537 | $45,000 | $37,000 to $68,000 | $4.33 |
| 2023 | 3,129 | $45,000 | $37,000 to $72,000 | $4.23 |
| 2024 | 2,487 | $48,000 | $40,000 to $80,000 | $4.49 |
| 2025 | 1,666 | $47,000 | $37,450 to $84,000 | $4.34 |
| 2026 (to September 25) | 1,485 | $45,000 | $37,500 to $82,500 | $4.19 |
Source: Lee County Property Appraiser recorded sales. Years show sales flagged vacant at sale on parcels that are vacant or single-family today, so lots sold and then built on are included.
The last 8 quarters
Quarterly medians stayed in a narrow band from $43,750 to $50,000, and the newest partial quarter, July 1 to September 26, 2026, was $49,500 on 456 sales. Lots at $250,000 or more were 6.1 percent of that partial quarter, against 3.3 percent in the third quarter of 2025, so a few high sales lift a quarter's median.
| Quarter | Dates | Sales | Median | Median per sq ft |
|---|---|---|---|---|
| 2024 Q4 | October 1, 2024 to January 1, 2025 | 521 | $49,000 | $4.59 |
| 2025 Q1 | January 1 to April 1, 2025 | 362 | $50,000 | $4.49 |
| 2025 Q2 | April 1 to July 1, 2025 | 442 | $47,000 | $4.45 |
| 2025 Q3 | July 1 to October 1, 2025 | 422 | $45,000 | $4.23 |
| 2025 Q4 | October 1, 2025 to January 1, 2026 | 440 | $47,000 | $4.26 |
| 2026 Q1 | January 1 to April 1, 2026 | 476 | $43,750 | $4.17 |
| 2026 Q2 | April 1 to July 1, 2026 | 553 | $44,000 | $4.14 |
| 2026 Q3 (partial) | July 1 to September 26, 2026 | 456 | $49,500 | $4.54 |
Source: Lee County Property Appraiser recorded sales, quarters ending September 26, 2026.
Month by month, the last 12 months
Monthly sales ran from 130 to 205 in the full months, and monthly medians from $42,000 to $50,000. September 2025 and September 2026 are partial months in this window.
| Month | Sales | Median |
|---|---|---|
| September 2025 (partial) | 32 | $44,250 |
| October 2025 | 159 | $48,000 |
| November 2025 | 138 | $45,000 |
| December 2025 | 143 | $48,000 |
| January 2026 | 130 | $45,000 |
| February 2026 | 158 | $43,250 |
| March 2026 | 188 | $43,500 |
| April 2026 | 201 | $43,500 |
| May 2026 | 183 | $46,000 |
| June 2026 | 169 | $42,000 |
| July 2026 | 205 | $49,500 |
| August 2026 | 193 | $50,000 |
| September 2026 (partial) | 58 | $43,950 |
Source: Lee County Property Appraiser recorded sales, September 2025 through September 2026.
Recorded prices and asking prices are different numbers
Every figure in this section is a price that closed and was recorded by the county. An asking price is what a seller hopes for, and it is a different number. A recorded median also describes lots that sold, not the lot on the market today, and the county's qualified flag is an arm's-length screen, not a guarantee: bulk lot sales can be split across parcels at one total price. Use the numbers here to frame an offer, then ask your agent for the closed sales nearest your lot.
What the cheapest Cape Coral lots do and do not include
The ten lowest recorded sales above the $5,000 floor ran from $5,900 to $11,000, all in ZIP 33909 or 33993, and nine of the ten had no roll water frontage. The county file shows a price, a ZIP, a water field and a lot size. It does not show whether the lot has legal access, utilities, a flood determination or a clean assessment history, so the sections below price each of those checks. The $5,900 sale was a 5,009 square foot lot, which is smaller than the 7,500 square feet the City's guideline lists as the minimum lot area for a single-family home, so a lot that size needs a City answer on buildability before closing.
| Price | Sale date | Street | ZIP | Water | Lot size, sq ft |
|---|---|---|---|---|---|
| $5,900 | June 24, 2026 | NE 35TH LN | 33909 | no roll water frontage | 5,009 |
| $9,000 | April 23, 2026 | NW 40TH AVE | 33993 | no roll water frontage | 10,019 |
| $9,572 | December 17, 2025 | NW 8TH PL | 33993 | no roll water frontage | 10,019 |
| $10,000 | April 16, 2026 | NE 4TH PL | 33909 | no roll water frontage | 10,019 |
| $10,000 | April 22, 2026 | NW 46TH LN | 33993 | CANAL | 10,019 |
| $10,000 | March 9, 2026 | NW 1ST ST | 33993 | no roll water frontage | 10,019 |
| $10,000 | December 11, 2025 | NW 32ND ST | 33993 | no roll water frontage | 10,019 |
| $10,200 | October 2, 2025 | NE 34TH TER | 33909 | no roll water frontage | 10,019 |
| $10,500 | January 14, 2026 | NW 41ST ST | 33993 | no roll water frontage | 10,019 |
| $11,000 | March 4, 2026 | NW 23RD AVE | 33993 | no roll water frontage | 10,498 |
Source: Lee County Property Appraiser recorded sales, 12 months to September 25, 2026, street names only. These ten sales sit far below the $45,000 median, so treat each as an outlier to investigate, not a price to expect.
What do lots cost in each part of Cape Coral?
The price of a Cape Coral lot depends on the ZIP code. In the 12 months to September 25, 2026 the median was $40,900 in 33993 (838 sales) and $42,000 in 33909 (646), $86,000 in 33991, $89,000 in 33990, $135,000 in 33914 and $260,000 in 33904 (47 sales). Price a lot by ZIP and water.
Data updated: October 2026.
Lot prices by ZIP code
Two north Cape ZIP codes, 33993 and 33909, recorded 1,484 of the 1,957 sales (75.8 percent). The two southern ZIP codes, 33904 and 33914, recorded 237 (12.1 percent) at much higher medians. The per-square-foot column removes lot size from the comparison.
| ZIP | 12-month sales | 12-month median | 24-month sales | 24-month median | 36-month sales | 36-month median | 12-month median per sq ft |
|---|---|---|---|---|---|---|---|
| 33904 | 47 | $260,000 | 82 | $225,000 | 117 | $205,000 | $22.44 |
| 33909 | 646 | $42,000 | 1,253 | $42,500 | 2,139 | $42,500 | $3.96 |
| 33914 | 190 | $135,000 | 337 | $125,000 | 515 | $125,000 | $12.13 |
| 33990 | 55 | $89,000 | 104 | $91,500 | 196 | $88,000 | $8.01 |
| 33991 | 181 | $86,000 | 344 | $85,000 | 593 | $85,000 | $7.98 |
| 33993 | 838 | $40,900 | 1,590 | $42,000 | 2,968 | $43,000 | $3.79 |
Source: Lee County Property Appraiser recorded sales, windows ending September 25, 2026. The six ZIP rows add to 1,957 sales (47 plus 646 plus 190 plus 55 plus 181 plus 838).
Vacant parcels by ZIP code
The stock of vacant parcels is concentrated in the same two north Cape ZIP codes. ZIP 33993 holds 13,895 of the 26,928 vacant parcels and ZIP 33909 holds 7,636, together 21,531 parcels, or 80.0 percent. The roll's median just value is the appraiser's land value, not a sale price.
| ZIP | Vacant parcels | Share | Median lot size, sq ft | Median just value |
|---|---|---|---|---|
| 33904 | 575 | 2.1% | 10,498 | $268,185 |
| 33909 | 7,636 | 28.4% | 10,019 | $36,257 |
| 33914 | 1,957 | 7.3% | 10,019 | $90,602 |
| 33990 | 836 | 3.1% | 10,019 | $72,675 |
| 33991 | 2,026 | 7.5% | 10,019 | $69,526 |
| 33993 | 13,895 | 51.6% | 10,019 | $37,145 |
| blank ZIP | 3 | 0.0% | 27,016 | $92,057 |
Source: Lee County Property Appraiser parcel roll, October 25, 2026 download, land-use code 00 (vacant residential) in Cape Coral.
North Cape, the middle and south Cape in plain numbers
The county file lets us compare groups of ZIP codes in numbers only. North Cape (33993 and 33909) holds 21,531 vacant parcels and recorded 1,484 sales at medians of $40,900 and $42,000. The middle (33990 and 33991) holds 2,862 parcels and recorded 236 sales at $89,000 and $86,000. South Cape (33904 and 33914) holds 2,532 parcels and recorded 237 sales at $260,000 and $135,000. The 33904 and 33990 samples (47 and 55 sales) are small, so one sale can move their medians. This comparison says nothing about the people or character of any area. It describes recorded lot prices.
How far apart the parts of Cape Coral are
Cape Coral is not one commute. The City covers about 106 to 110 square miles. Along Pine Island Road, Del Prado Boulevard is about 2.7 road miles from US 41, and the Burnt Store Road and Veterans Parkway junction on the northwest edge is about 9.3 road miles from US 41 (from a published state road 78 route table, a supporting source, so confirm on a live map). Two lots in the same city can sit very different distances from the roads and services you use, so measure from the lot you are considering.
ZIP by water frontage, 12-month sales
Water frontage changes the price inside every ZIP code that has enough sales. In 33914, canal lots recorded 100 sales at $221,000 against $93,000 for the 86 sales with no roll water frontage. In 33909 the two classes sold within $2,000 of each other: $40,000 for canal lots and $42,000 for the rest. Cells with one or two sales are shown but should not be quoted.
| ZIP | No roll water frontage | CANAL | LAKE | GOLF | RIVER |
|---|---|---|---|---|---|
| 33904 | 12 sales, $89,950 | 31 sales, $440,000 | none | none | 4 sales, $1,137,500 |
| 33909 | 416 sales, $42,000 | 224 sales, $40,000 | 6 sales, $66,000 | none | none |
| 33914 | 86 sales, $93,000 | 100 sales, $221,000 | 2 sales, $400,000 | none | 2 sales, $1,337,500 |
| 33990 | 32 sales, $87,500 | 22 sales, $98,750 | 1 sale, $275,000 | none | none |
| 33991 | 89 sales, $85,000 | 83 sales, $90,000 | 5 sales, $155,000 | 4 sales, $137,750 | none |
| 33993 | 579 sales, $40,000 | 244 sales, $47,750 | 8 sales, $206,750 | 7 sales, $53,000 | none |
Source: Lee County Property Appraiser recorded sales, 12 months to September 25, 2026. "None" means no recorded sale in that cell.
Where lots sell most often
Lot sales cluster on certain streets. Counting recorded sales over 12 months, the most active streets were these ten. This is a count of recorded sales on a street, not a ranking of the street.
| Street | Recorded lot sales, 12 months |
|---|---|
| NE 1ST PL | 20 |
| NE 5TH PL | 18 |
| SANTA BARBARA BLVD N | 17 |
| NE 6TH AVE | 15 |
| NE 15TH TER | 14 |
| NE 7TH PL | 14 |
| NW 38TH PL | 14 |
| NELSON RD N | 12 |
| NW 8TH TER | 12 |
| NW 36TH PL | 12 |
Source: Lee County Property Appraiser recorded sales, 12 months to September 25, 2026.
How much more does a canal lot cost than a dry lot?
Canal-frontage lots sold at a $69,000 median on 704 sales in the 12 months to September 25, 2026, against $42,500 on 1,214 sales for lots with no roll water frontage, a ratio of 1.62. Canal lots with a recorded seawall sold at $195,000. The county roll cannot tell salt water from fresh.
Data updated: October 2026.
Prices by water frontage
Over three windows, the canal premium over lots with no roll water frontage held between about 1.3 and 1.6 times. Lake lots (22 sales) and river lots (6 sales) are thin samples; their medians describe a handful of sales, so do not treat them as a market price.
| Water frontage | 12-month sales | 12-month median | 24-month sales | 24-month median | 36-month sales | 36-month median | 12-month median per sq ft |
|---|---|---|---|---|---|---|---|
| CANAL | 704 | $69,000 | 1,341 | $60,000 | 2,294 | $58,000 | $6.28 |
| No roll water frontage | 1,214 | $42,500 | 2,293 | $43,500 | 4,104 | $44,000 | $3.99 |
| LAKE | 22 | $125,750 | 52 | $157,500 | 95 | $110,000 | $8.92 |
| GOLF | 11 | $55,000 | 14 | $57,500 | 21 | $75,000 | $5.49 |
| RIVER | 6 | $1,225,000 | 10 | $1,127,500 | 13 | $1,130,000 | $80.87 |
| CREEK | 0 | n/a | 0 | n/a | 1 | $37,000 | n/a |
Source: Lee County Property Appraiser recorded sales, windows ending September 25, 2026. Ratio: $69,000 divided by $42,500 is 1.62.
Canal lots with and without a recorded seawall
The roll carries a seawall field, and it is the strongest hint in the county file about which canal lots sit on salt water. The City requires a seawall on saltwater canal lots, so a recorded seawall is the closest hint in the county file that a lot sits on salt water. It is a hint, not proof: confirm the water type, the route and the bridges for the exact lot. The gap is large. Canal lots with a roll seawall sold at a $195,000 median on 197 sales; canal lots without one sold at $45,000 on 507 sales, which is close to the $42,500 for lots with no water frontage.
| Canal lot | 12-month sales | Median | Middle half |
|---|---|---|---|
| Canal, roll seawall recorded | 197 | $195,000 | $113,779 to $304,500 |
| Canal, no roll seawall | 507 | $45,000 | $33,000 to $81,000 |
Source: Lee County Property Appraiser roll and recorded sales, 12 months to September 25, 2026. The two rows add to the 704 canal sales. $195,000 divided by $45,000 is 4.3 times.
Canal lots by lot size
A larger canal lot costs more. One platted lot (8,000 to 11,999 square feet) recorded 592 canal sales at $60,750 against 1,034 no-water sales at $42,000. At 12,000 to 17,999 square feet the canal median was $126,000 on 96 sales against $50,000 on 157 sales. Bands above that have too few sales to quote.
| Lot size band | Canal sales | Canal median | No-water sales | No-water median |
|---|---|---|---|---|
| Under 8,000 sq ft | 0 | n/a | 3 | $31,900 |
| 8,000 to 11,999 sq ft (one platted lot) | 592 | $60,750 | 1,034 | $42,000 |
| 12,000 to 17,999 sq ft | 96 | $126,000 | 157 | $50,000 |
| 18,000 to 23,999 sq ft (about two lots) | 15 | $135,000 | 10 | $103,950 |
| 24,000 sq ft to under 1 acre | 1 | $2,200,000 | 6 | $237,500 |
| 1 acre and up | 0 | n/a | 4 | $662,000 |
Source: Lee County Property Appraiser recorded sales, 12 months to September 25, 2026.
Canal versus dry lots by calendar year
The canal median has run above the no-water median in every year since 2016. The gap in 2021 and 2022 narrowed as no-water lots caught up from the 2021 jump, and in 2026 canal lots sold at $65,000 against $42,500. Calendar 2026 is partial, through September 25.
| Year | Canal sales | Canal median | No-water sales | No-water median |
|---|---|---|---|---|
| 2016 | 727 | $26,000 | 1,921 | $14,450 |
| 2017 | 848 | $29,650 | 1,969 | $14,950 |
| 2018 | 840 | $29,950 | 1,527 | $12,500 |
| 2019 | 790 | $35,000 | 1,112 | $12,500 |
| 2020 | 1,437 | $37,500 | 2,261 | $12,000 |
| 2021 | 3,058 | $42,500 | 5,003 | $28,000 |
| 2022 | 1,905 | $55,000 | 3,523 | $42,500 |
| 2023 | 1,054 | $58,000 | 2,018 | $42,000 |
| 2024 | 877 | $58,000 | 1,562 | $45,000 |
| 2025 | 610 | $57,500 | 1,018 | $44,700 |
| 2026 (to September 25) | 545 | $65,000 | 908 | $42,500 |
Source: Lee County Property Appraiser recorded sales, calendar years 2016 to 2026.
Lake, golf and river lots
These three classes are small stocks with very different prices. Lake frontage covers 630 vacant parcels (2.3 percent of the stock), golf 120 and river 41. In 12 months lake lots recorded 22 sales at $125,750, golf lots 11 at $55,000 and river lots 6 at $1,225,000. Six sales cannot define a river market, and the river median is a statement about those six lots. Do not fold these classes into "canal lots."
What "canal" on the county record does not tell you
The Lee County roll says CANAL, LAKE, GOLF, RIVER or CREEK and nothing about salt water, fresh water, bridges or Gulf access, so we never print "Gulf access" as a statistic. A CANAL lot can sit on a freshwater canal that does not reach the Gulf, a saltwater canal behind several fixed bridges, or a canal with a clear run to the river. The City says it maintains more than 400 miles of canals, and its own pages give no consistent saltwater and freshwater mileage split, so we print none. The lowest fixed bridge on the whole route, measured at mean high water, sets the limit on any boat. Our Cape Coral waterfront homes for sale page covers Gulf access, sailboat water and freshwater canals in depth.
The Chiquita Lock is gone
The City of Cape Coral completed removal of the Chiquita Lock on the South Spreader Waterway on June 17, 2025, ahead of schedule, and asked boaters to use caution near the site and on all canals because shallow areas may be present. Older pages that say the lock adds time to a trip are out of date. No source we read measures a price effect from the removal, so this page does not claim one.
How big is a Cape Coral lot, and is it big enough to build on?
A standard Cape Coral platted lot is 80 by 125 feet, or 10,000 square feet, and 80.1 percent of vacant parcels (21,574) fall in the 8,000 to 11,999 square foot band. The City's guideline sets a 7,500 square foot minimum lot area for a single-family home, so a standard lot clears it. Smaller lots need a City answer first.
Data updated: October 2026.
The 80 by 125 platted lot
The median vacant parcel is 10,019 square feet, the smallest on the roll is 1,699 square feet and the largest is 869,893 square feet (19.97 acres). Of 23,124 parcels with a frontage value, the median frontage is 80 feet, with the 25th to 75th percentile at 80 to 85 feet. The City's utility assessments also count a 10,000 square foot "equivalent parcel," which matches the platted lot.
| Lot size band | Vacant parcels | Share | Median just value |
|---|---|---|---|
| Under 8,000 sq ft | 752 | 2.8% | $40,000 |
| 8,000 to 11,999 sq ft (one 10,000 sq ft platted lot) | 21,574 | 80.1% | $36,338 |
| 12,000 to 17,999 sq ft | 3,805 | 14.1% | $50,388 |
| 18,000 to 23,999 sq ft (about two lots) | 472 | 1.8% | $67,063 |
| 24,000 sq ft to under 1 acre | 190 | 0.7% | $85,272 |
| 1 acre and up | 135 | 0.5% | $279,638 |
Source: Lee County Property Appraiser parcel roll, October 25, 2026 download, lot size from GIS acres times 43,560. The six bands add to 26,928 parcels.
The City's 7,500 square foot minimum
The City of Cape Coral's plan review guideline for new residential construction, revised September 2, 2021, lists the minimum lot area for a single-family home at 7,500 square feet, citing Land Development Code section 8.2.2(D). The standard platted lot is 80 by 125 feet, or 10,000 square feet, so it clears that floor with room to spare. Do not read 10,000 as the legal minimum. Older rules were stricter: a 2016 Cape Coral Breeze column describes a buyer whose lot surveyed at 9,920 square feet and needed a variance. Order a survey, and confirm the current standard with the City for any lot, because the guideline cites the 2020 code edition and its section numbers may have moved.
On the roll, 752 vacant parcels (2.8 percent) are under 8,000 square feet. A parcel in that band may still be buildable, but it is a question for the City before it is a question for a seller.
Double lots and larger parcels
Parcels of 12,000 square feet and up are 17.1 percent of the stock (3,805 plus 472 plus 190 plus 135 is 4,602 parcels). They sell for more in total, at about the same price per square foot in the 12,000 to 17,999 band ($4.00 against $4.19 for a platted lot) and at a higher rate in the two-lot band ($6.30). The 18,000 to 23,999 square foot band, about two lots, recorded 28 sales at $126,450 in 12 months. Label bands by area. "Double lot" and "triple lot" mean different things in different ads.
| Lot size band | 12-month sales | 12-month median | 24-month sales | 24-month median | 36-month sales | 36-month median | 12-month median per sq ft |
|---|---|---|---|---|---|---|---|
| Under 8,000 sq ft | 3 | $31,900 | 14 | $9,250 | 21 | $9,000 | $5.50 |
| 8,000 to 11,999 sq ft (one platted lot) | 1,649 | $43,000 | 3,091 | $45,000 | 5,488 | $45,000 | $4.19 |
| 12,000 to 17,999 sq ft | 266 | $58,750 | 530 | $57,750 | 891 | $57,500 | $4.00 |
| 18,000 to 23,999 sq ft (about two lots) | 28 | $126,450 | 57 | $117,900 | 87 | $105,000 | $6.30 |
| 24,000 sq ft to under 1 acre | 7 | $275,000 | 9 | $225,000 | 20 | $195,500 | $7.99 |
| 1 acre and up | 4 | $662,000 | 9 | $255,000 | 21 | $352,500 | $5.51 |
Source: Lee County Property Appraiser recorded sales, windows ending September 25, 2026. The bands above 24,000 square feet have fewer than 10 sales in 12 months, so do not quote their medians as a market.
Combining lots
The City requires its approval before any lot split or lot combination, and the City's form uses the words "lot combination," not "unity of title." As of the notice effective August 13, 2026, lot split and combine requests go online through the City, and emailed applications are not processed. Allow at least 15 business days. Following platted lot lines uses the simple application, while changing platted lines or combining unplatted parcels usually needs a replat (City Development Services, 239-573-3167).
The City's form lists these conditions: all taxes on the parcels must be paid, all parcels must be titled the same way (single owner, tenants in common or tenants by the entirety), a split or combine needs an address request to Lee County E911, a new house needs a survey with the site plan, and a homestead exemption can be affected. If a septic tank sits on a two-lot area, it must be abandoned and pass Lee County inspection before the City approves a split. The City says it will not ask for payment by wire or payment apps.
Zoning on vacant parcels
Zoning is a parcel fact, so check the exact parcel with the City. On the roll, 24,241 vacant parcels (90.0 percent) carry R1 zoning, the district for single-family homes. The roll's land-use text calls 24,154 of them (89.7 percent) "vacant residential" and another 2,243 "single family residential, canal."
| Roll zoning | Vacant parcels | Share |
|---|---|---|
| R1 | 24,241 | 90.0% |
| RML | 1,248 | 4.6% |
| C | 823 | 3.1% |
| R1-D | 103 | 0.4% |
| RD-D | 69 | 0.3% |
| AG-2 | 59 | 0.2% |
| RPUD | 48 | 0.2% |
| P | 42 | 0.2% |
| RS-2 | 40 | 0.1% |
| A | 39 | 0.1% |
| R3-D | 32 | 0.1% |
| NC | 31 | 0.1% |
Source: Lee County Property Appraiser parcel roll, October 25, 2026 download, top 12 roll zoning codes on vacant parcels. Zoning is the roll's field and not a City determination.
| Roll land-use text | Vacant parcels | Share |
|---|---|---|
| Vacant residential | 24,154 | 89.7% |
| Single family residential, canal | 2,243 | 8.3% |
| Single family residential | 407 | 1.5% |
| Single family residential, lake | 69 | 0.3% |
| Single family residential, golf course | 35 | 0.1% |
| Multi-family, less than 10 units | 5 | 0.0% |
Source: Lee County Property Appraiser parcel roll, October 25, 2026 download, top 6 land-use descriptions.
Land the roll labels commercial or multi-family
The roll shows 1,248 vacant parcels (4.6 percent) zoned RML and 823 (3.1 percent) zoned C. A buyer shopping for a home site should confirm the zoning of any such parcel with the City before an offer, because the permitted uses, the 38 foot height limit for R-1 (50 feet in RML) and the setbacks differ by district. A duplex on a parcel under 20,000 square feet must have public water and sewer, and a guest house is allowed in RE districts only.
What is a UEP assessment, and what does it add to a lot?
A UEP assessment is the City of Cape Coral's charge for extending water, sewer and irrigation lines to a neighborhood. In North 1 East it is $25,538 per 10,000 square foot parcel plus a $6,750 capital facility charge, together $32,288, with rates dated November 20, 2025. The City does not defer it for an undeveloped parcel.
Data updated: October 2026.
What the Utilities Expansion Program is
The Utilities Extension Project, called UEP, is the City's program for bringing City water, sewer and irrigation to neighborhoods that have used septic tanks and wells. The City's pages list North 1 East and North 1 West under construction, North 3 in design, and North 5 and North 6 in study. A City letter dated February 2, 2026 says North 3 assessment hearings were anticipated in 2026, construction is to begin in 2027 and the first tax-billed installment would come in November 2027. It also says North 1 East costs are for reference only and that North 3 costs may be significantly different, and no North 3 dollar amount is published, so this page prints none.
An assessment applies to vacant and improved property alike. When service becomes available, a Notice of Availability starts a 180 day clock to connect for properties with structures. The City says unusual lots can get a reduced assessable area, including hammerhead lots at the end of a cul-de-sac and the lake square footage of a lot. Failing to pay a tax bill that includes the assessment can lead to a tax certificate and, in the end, loss of title.
North 1 East rates
The City's North 1 East rates were imposed by Council with an effective date of November 20, 2025 (Initial Resolutions 294-25, 295-25 and 296-25, October 8, 2025). The line extension charge is per equivalent parcel, which the City calculates as lot area divided by 10,000 square feet, rounded to a tenth. The capital facility expansion charge, called CFEC, is per equivalent residential unit, and unimproved property is charged 1 unit.
| Service | Line extension, per 10,000 sq ft | CFEC | Together |
|---|---|---|---|
| Water | $8,221 | $1,106 | $9,327 |
| Sewer | $9,607 | $3,390 | $12,997 |
| Irrigation | $7,710 | $2,254 | $9,964 |
| All three | $25,538 | $6,750 | $32,288 |
Source: City of Cape Coral, North 1 East assessment costs page, rates effective November 20, 2025, read October 29, 2026. Check: 8,221 plus 9,607 plus 7,710 is 25,538; 1,106 plus 3,390 plus 2,254 is 6,750; 25,538 plus 6,750 is 32,288. The $32,288 matches the figure on our Cape Coral homes for sale page.
A lot that is larger than 10,000 square feet counts more than one equivalent parcel. As arithmetic on the City's formula, a 12,000 square foot lot is 1.2 equivalent parcels, so 1.2 times $25,538 is $30,645.60, and with the $6,750 charge for one unit that is about $37,396. Confirm the assessable area for the exact parcel with the City, because it can differ from the roll's lot size.
The City's sample assessment notice, dated October 27, 2025, lists total estimated North 1 East assessments of $31,315,201 for water, $45,142,816 for wastewater and $36,822,315 for irrigation, which add to $113,280,332.
Paying it over 30 years
The City offers an amortized option: 30 years by default, an estimated maximum interest rate of 6.25 percent, with the first installment on the November 2026 tax bill. The City's sample notice shows maximum annual installments of about $3,385 for all three services over 30 years, for the sample parcel on that notice. The installment for your lot depends on its assessable area, so ask the City for the figure for the exact parcel. A shorter term costs more each year.
| Term | Water | Sewer | Irrigation | All three services |
|---|---|---|---|---|
| 30 years (default) | $981 | $1,357 | $1,047 | $3,385 |
| 25 years | $1,048 | $1,450 | $1,118 | $3,616 |
| 20 years | $1,148 | $1,589 | $1,224 | $3,961 |
Source: City of Cape Coral, North 1 East sample assessment notice dated October 27, 2025, and financing page, estimated maximum rate 6.25 percent, for the sample parcel on the notice. The all-services column is our sum of the three City figures in each row: 981 plus 1,357 plus 1,047 is 3,385; 1,048 plus 1,450 plus 1,118 is 3,616; 1,148 plus 1,589 plus 1,224 is 3,961.
The City's two prepayment windows are closed. The first ran November 20, 2025 to March 31, 2026 and the second April 1 to July 31, 2026. Under the amortized plan an owner may prepay the remaining principal at any time but may not make partial payments, and the adjusted prepayment amount is good through July 31 each year.
| Closed prepay window | Water | Sewer | Irrigation | All three |
|---|---|---|---|---|
| November 20, 2025 to March 31, 2026 | $9,327 | $12,997 | $9,964 | $32,288 |
| April 1 to July 31, 2026 | $9,574 | $13,340 | $10,228 | $33,142 |
Source: City of Cape Coral, North 1 East sample assessment notice. Each amount is line extension plus CFEC. All-three totals are our sums (9,327 plus 12,997 plus 9,964; 9,574 plus 13,340 plus 10,228).
CIAC where lines already run
Outside a UEP area, where City lines already exist within 200 feet, a lot pays a contribution in aid of construction, called CIAC, at the same per-equivalent-parcel rates as the nearest UEP area. For North 1 West that is $26,617 per equivalent parcel since March 23, 2023 (water $7,246, sewer $13,330, irrigation $6,041), and for North 1 East $25,538 since November 20, 2025. CIAC can be financed over 15 years on the tax bill. The City collects capital expansion fees with the new construction permit, and they can be financed over 6 years. The finance rate is the Wall Street Journal prime rate on the last day of the prior month, plus 1 percent, plus a 1 percent administrative fee.
| Case | What triggers it | Rate | Financing |
|---|---|---|---|
| UEP assessment | Lot is in an area the City is serving now | North 1 East $25,538 per equivalent parcel plus $6,750 CFEC | 30 years by default, estimated maximum 6.25 percent |
| CIAC | City lines already exist within 200 feet | Same per-equivalent-parcel rates (North 1 West $26,617) | Up to 15 years |
| Neither | No City lines in reach | Septic and well | Not applicable |
Source: City of Cape Coral, new construction general information and North 1 East pages, read October 29, 2026. The City does not publish capital expansion fee amounts for areas outside UEP on the pages we read, so none are printed.
The assessment stays with the lot
The City says it does not defer line extension or CFEC assessments for undeveloped parcels. If an owner sells without prepaying, the amortized assessment stays with the property, and the City's FAQ adds that some lenders may require payment in full on sale. A buyer therefore inherits the balance, and the contract should say who pays what. Ask for the City's assessment notices from the seller, and have the title company list assessments in the title commitment.
For a new home in a coming UEP area, the owner signs a Hold Harmless and Utility Connection Agreement, and no certificate of occupancy issues until the building connects to City utilities.
A worked example: lot plus assessment
This is arithmetic on published numbers, not a price quote. Take the 12-month median sale in ZIP 33909, $42,000, and add the North 1 East assessment and charge, assuming the lot is 10,000 square feet and sits inside that area.
| Item | Amount |
|---|---|
| Median sale price, ZIP 33909, 12 months | $42,000 |
| North 1 East line extension, water plus sewer plus irrigation | $25,538 |
| Capital facility expansion charge, one unit | $6,750 |
| Total before building | $74,288 |
Source: Lee County Property Appraiser recorded sales (median) and City of Cape Coral North 1 East rates. $42,000 plus $25,538 plus $6,750 is $74,288. The same sum with the ZIP 33993 median of $40,900 is $73,188. The $32,288 of assessment and charge equals about 77 percent of the $42,000 median ($32,288 divided by $42,000).
Many lots are not in a UEP area, and a seller may have paid the assessment already, so the real total depends on the parcel. The point is that the assessment can approach the lot's price.
How to check a lot's utility status before you sign
Ask four people. Ask the City Utilities Extension office (239-573-3028) or the UEP hotline (833-227-3837) which of the three cases the parcel is in. Ask the seller for every assessment notice, because the City mails notices to the owner of record. Ask the title company to list special assessments in the commitment. Ask your builder which charges they expect on the permit. A lot's status can change between a listing and a closing, so check it again before the closing date.
Does the lot have city water and sewer, or septic and a well?
It depends on the lot, and the county roll cannot say. Three cases apply: a City utility expansion area with an assessment, City lines within 200 feet with a contribution charge, or neither, which means septic and a well. The City says undeveloped parcels must connect to City utilities during construction.
Data updated: October 2026.
The three cases
The table in the previous section sets out the three cases and their rates. Treat the question as a per-parcel fact, and ask the City which case the exact parcel is in.
Septic permit steps
A new house on septic needs an approved Lee County Department of Health septic permit receipt with the building permit application, per the City's plan review guideline. A septic system is a Florida Department of Health permit, not a City permit. Published 2026 estimates for southwest Florida, from a septic information site (published March 20, 2026, updated April 10, 2026), put a total septic system at $10,000 to $25,000, a conventional system at $5,000 to $9,000, a mound system at $12,000 to $28,000, a health department site evaluation at $400 to $800 and the permit at $475 to $525, with 4 to 12 weeks from evaluation to final inspection. Those are one publisher's ranges, not quotes. Ask a licensed septic contractor for a written bid for the exact lot.
When City service later reaches a lot, septic tanks need not be removed, but they must be pumped, collapsed and abandoned. The City lists a septic abandonment permit at $100 plus a $100 Health Department fee, and a plumber's connection from the property line to the house, including septic pump-out and abandonment, at about $2,000 to $2,500, based on the North 2 experience in the City's FAQ.
Wells
A well may stay, but after City service arrives it cannot be used for irrigation in the Mid-Hawthorn Aquifer irrigation area. The City's 2026 miscellaneous permit schedule lists a single domestic well at $347. The City's plan review guideline also requires a Hold Harmless and Notice to Owner for a property with a well in a current utility expansion area.
Other connection costs
Connection brings charges beyond the assessment. The City's new construction pages list these items.
| Item | Amount | Basis |
|---|---|---|
| Meter installation, 5/8 inch | $325 | Subject to change; one City page shows $310, so the newer page's $325 is used |
| Utility account deposit | $225 | Based on a credit check |
| Septic abandonment permit | $100 plus $100 Health Department fee | City pages |
| Plumber connection, property line to house, with septic pump-out and abandonment | about $2,000 to $2,500 | City FAQ, based on North 2 experience |
Source: City of Cape Coral, new construction general information and FAQs pages, read October 29, 2026.
Irrigation water
Cape Coral's irrigation water comes from reclaimed wastewater plus surface water pumped from the City's freshwater canals, under a "Water Independence" program the City began in the late 1980s to protect the Mid Hawthorne aquifer, per the City and a 2018 City presentation to the South Florida Water Management District.
Electric service from LCEC
Electric service in Cape Coral comes from Lee County Electric Cooperative (LCEC), a member-owned cooperative, not Florida Power and Light, which serves Fort Myers across the river. LCEC's builder page, read October 29, 2026, lists these steps for a new home. A county-approved electrical inspection and notification to LCEC are required before power is turned on, and the electrician or builder arranges the inspection. A Meter Location Request form goes to LCEC engineering. A builder account carries a $100 deposit per property. Line extension and upgrade charges are covered in an LCEC New Service Extension FAQ and quoted by LCEC for the lot, so get a written quote before closing. Whether a given lot is served by overhead or underground lines is a question for LCEC and the plat. LCEC's phone number on its About page is 239-656-2300.
Internet
Fiber, cable, fixed wireless and satellite providers all list Cape Coral. Whether a vacant lot has a fiber or cable drop is an address-level question for the provider and the builder, so ask which provider has a line on the street and check each provider's address tool before you rely on a speed. We print no coverage percentage, because published figures disagree by source and method.
Schools
The Lee County school district's address locator decides which school serves a lot. Confirm it for the exact address.
What can you build on a Cape Coral lot?
On a standard R-1 lot the City's guideline allows one single-family home with a 25 foot front setback, 7.5 foot sides, a 20 foot rear and 60 percent maximum impervious coverage, up to 38 feet tall. In a flood zone the lowest floor sits 1 foot above base flood elevation, and fill under the foundation is limited to 12 inches.
Data updated: October 2026.
Setbacks for R-1 lots
These numbers come from the City's Plan Review Guideline for new residential construction, revised September 2, 2021, which cites the 2020 Florida Building Code edition. Treat them as the City's published guideline, not the current code, and confirm with City Planning before relying on a setback.
| Rule | Value |
|---|---|
| Front setback | 25 feet |
| Front setback on a cul-de-sac (not a hammerhead) | 18 feet |
| Side setback | 7.5 feet |
| Rear setback | 20 feet (10 feet for a pool cage) |
| Corner side setback | 10 feet |
| Encroachment into a side utility easement | Up to 18 inches with a recorded Hold Harmless, at the owner's expense (LDC 5.1.6) |
Source: City of Cape Coral, Quick Reference Guide, Residential Plan Review, revised September 2, 2021, read October 29, 2026.
Coverage, height and one home per parcel
| Rule | Value |
|---|---|
| Maximum impervious coverage | 60 percent (LDC Table 4.1.3.B) |
| Maximum height | 38 feet in R-1, RE and A; 50 feet in RML |
| Homes per parcel | One single-family residence per parcel in A, R-1 and RE (LDC 5.1.13) |
| Maximum density | 4.4 units per acre in R-1; 1.1 per acre in RE |
| Minimum lot area, single-family home | 7,500 square feet (LDC 8.2.2(D)) |
| Minimum house size | 1,800 sq ft riverfront; 1,400 sq ft golf or across from riverfront or saltwater front; 1,100 sq ft all others (Table 4.1.3.C) |
| Garage floor | At least 1 foot above the crown of the road |
| Fence | Maximum 6 feet in a side or back yard, separate permit |
Source: City of Cape Coral, Quick Reference Guide, Residential Plan Review, revised September 2, 2021. On a 10,000 square foot lot, 60 percent is 6,000 square feet of impervious surface.
Fill and flood elevation
In flood zone A or V, the lowest floor must be at base flood elevation plus 1 foot, and the fill under the foundation is limited to 12 inches, with a maximum 4:1 slope (LDC 5.1.13). This corrects the common idea that a buyer can raise a lot with unlimited fill. Final grade must drain away from the foundation, with a 6 inch minimum fall in the first 10 feet, a maximum 4:1 slope, swales at the side property lines and water discharge at least 12 inches from the foundation. Added or disturbed fill, or questionable soil, needs a density test of at least 95 percent compaction at the slab inspection.
Landscaping
A new single-family house must plant at least 3 canopy trees and 20 three-gallon shrubs (10 in the front yard) under one of the City's options (LDC 5.5.12). The City's landscape code applies to single-family sites permitted after December 1, 2009, requires prohibited invasive exotics to be removed from the site, and does not let single-family homes use the Tree Credit Program. A heritage tree is a Florida native canopy tree 20 inches in diameter or larger.
Driveways in the right of way
Adding or replacing a driveway in the right of way needs a City permit through its online portal. The 2026 schedule lists $26 processing plus $99 per driveway, the permit expires in six months and a Notice of Commencement is needed when the work is valued at $2,500 or more. The minimum width is 9 feet. The maximum width at the right of way is 20 feet for a carport or one-car drive, 27 feet for a two-car drive and 36 feet for a three-car drive. The driveway must sit at least 6 feet from the side property line. The stormwater inspector decides swale, ramp or culvert at the cut sheet inspection. A circular driveway is required on collector and higher roads (LDC 6.1.8).
Deed restrictions and the title commitment
Check the title commitment and the recorded plat for restrictions on the exact lot. Ask the title company to send every recorded document listed in the commitment, and have your attorney read them before you close.
How do you get a building permit for a vacant Cape Coral lot?
The City of Cape Coral issues the permit for a lot inside city limits, not Lee County. The application needs sealed plans, a site plan with drainage, a sealed survey under 1 year old, an impervious surface sheet, a burrowing owl or gopher tortoise affidavit and, before the first inspection, a Notice of Commencement.
Data updated: October 2026.
Which office permits your lot
Inside the City of Cape Coral, the City permits the building, the driveway, the seawall and the dock, and the City sets the zoning. Lee County permits unincorporated areas and runs the Department of Health septic permit that a City permit application asks for. Confirm the jurisdiction on the property appraiser record before you price a lot.
What goes in the application
| Item | Requirement |
|---|---|
| Plans | Sealed plans, with energy forms and product approvals |
| Site plan | Includes drainage |
| Survey | Sealed, less than 1 year old |
| Impervious surface sheet | Required |
| Species affidavit | Burrowing owl or gopher tortoise |
| Notice of Commencement | Before the first inspection |
| Septic | Lee County Department of Health permit receipt, if on septic |
| Seawall | Seawall Affidavit, if applicable |
Source: City of Cape Coral, Quick Reference Guide, Residential Plan Review, revised September 2, 2021. Eagle, gopher tortoise and burrowing owl lots need a Planning species review, and the City's GIS shows eagle status.
Burrowing owls and gopher tortoises
The City's burrowing owl permit procedures say Cape Coral has more than 3,000 burrowing owl burrows. Burrows are protected even when empty, and destroying one needs an FWC permit; the City does not grant or deny owl nest removal permits. Breeding season runs February through July. During construction the guidance calls for a buffer of at least 10 feet from a burrow, and 33 feet during nesting season. The City says lots with owls are developable. The affidavit lists burrows on the lot, in the right of way and on adjacent vacant lots, so a lot's neighbors matter. Owl and tortoise lots need a Planning species review. Ask a qualified professional about a lot with a burrow before you contract for it.
Eagles
Plan review checks the lot's eagle status. If a nest or perch tree is near the lot, ask the City what applies before you clear anything.
Environmental survey
The City's environmental survey guidelines, revised August 21, 2019, say a survey is required for all development. For previously disturbed, routinely mowed parcels the City does not require a professional survey, and a walkover report is expected. Sites with wetlands or wetland potential, and parcels that are not routinely mowed, need an environmental professional.
Clearing a lot
We found no stand-alone tree removal permit for a single-family lot on the City's pages, so ask the City before clearing; do not assume no permit is needed. Mangrove removal needs a permit from the Florida Department of Environmental Protection, and the City's Waterfront Living Guide says mangroves up to 6 feet can be kept trimmed without a permit. A lot enrolled in the City's mowing program is cleared on the City's schedule, covered in the cost section below.
Notice of Commencement and the building process
The Florida Bar's consumer guide to building a home (updated June 2026) says to confirm a contractor's license with the Florida Department of Business and Professional Regulation, to tie payments to progress, to sign change orders in writing, and to sign and record a Notice of Commencement before work starts. It says a Notice to Owner is due within 45 days of subcontractors starting, a Claim of Lien must be recorded within 90 days of the last work with one year to enforce it, and the owner should collect lien waivers and a Contractor's Final Payment Affidavit before the last payment. Read the Florida Bar's consumer guide to building a home before you sign a contract.
What does it cost before and while you build?
Beyond the lot, expect City impact fees, utility charges, lot mowing, a survey and site work. Published 2026 cost guides put a Cape Coral build at about $150 to $350 per heated square foot, and construction at 6 to 12 months. Ask the City's permitting office for the fee estimate on the exact lot before you close.
Data updated: October 2026.
Impact fees: the types and the 2025 to 2026 changes
Impact fees are one-time charges on new construction. The types are police, fire, advanced life support (ALS), recreation and school, plus the road fee that is being replaced by a mobility fee. We print no dollar totals, because the City's fee schedule is a PDF that did not render as text and its residential permit calculator page showed "This site is being upgraded" when we checked on October 29, 2026.
Two dated changes matter. On September 25, 2025, the City Council voted to replace the road impact fee with a mobility fee (Cape Coral Breeze, September 25, 2025, a supporting source). And Council approved 12.5 percent yearly increases to the police, fire, ALS and recreation impact fees for four years starting July 1, 2026 (Cape Coral Breeze, March 26, 2026). A fee that applies to a permit pulled next year may differ from one pulled today, so ask the City for the estimate for the exact lot before you close.
Capital expansion fees
The City collects capital expansion fees with the new construction permit for UEP properties. They can be financed over 6 years on the tax bill, at the Wall Street Journal prime rate on the last day of the prior month plus 1 percent plus a 1 percent administrative fee. The CFEC for North 1 East is $6,750 for one unit (water $1,106, sewer $3,390, irrigation $2,254), covered in the UEP section above.
Permit fees you will see
The City's miscellaneous permit fee schedule, effective January 1, 2026, lists these fees. They are building permit fees only, and additional fees may apply.
| Item | Fee |
|---|---|
| Seawall, residential | $147.00 |
| Seawall repair | $240.00 |
| Concrete dock | $280.00 |
| Boat lift or davit, residential, stand-alone | $107.00 |
| Marine improvements, residential (other than seawalls, concrete docks and retaining walls) | $175.00 |
| Single domestic well | $347.00 |
| Demolition, residential | $127.00 |
| Temporary electrical pole, residential | $60.00 |
| Fence, residential | $107.00 |
| Shed, residential | $167.00 |
| Driveway or culvert stakeout, per access cut (right-of-way review) | $99.00 |
| Storm-water processing for a driveway, culvert or re-sod (other than new construction) | $26.00 |
| Re-inspection, first | $48.00 |
Source: City of Cape Coral, miscellaneous permit fees, effective January 1, 2026. A fourth and later re-inspection is 4 times $48, or $192. The schedule adds a 2.5 percent state surcharge on Florida Building Code permits and gives a 15 percent building-fee discount with a private provider. The single-family new construction fee is in a separate City schedule that we could not read, so ask the City for the total.
Lot mowing until you build
All unimproved lots are in the City's Lot Mowing Program (Ordinance 111-03, Sec. 9-81). The City mows 13 times a year, from early February to November, and bills the cost on the property tax bill per 5,000 square foot equivalent lot, at a rate Council sets each year. A 10,000 square foot lot is 2 equivalent lots (10,000 divided by 5,000). We print no dollar rate because the City's pages state none. An owner can be exempt by written statement that the growth stays under 12 inches, postmarked by September 1 for the current tax year. The program ends for a lot when it is scraped and building begins. A sale needs no notice to the City, and the owner can request a credit for billed, unperformed mowing. The City removes Brazilian pepper from enrolled lots up to the canal bank top. It does not remove Australian pines, other pines or oaks, and it maintains owl burrows only on enrolled lots.
Survey, soil and fill
A sealed survey less than 1 year old goes with the permit application. Published 2026 surveyor guides put a boundary survey for a platted lot in the Lee County area at roughly $375 to $750, and the guides disagree on the low end, so ask for a quote. Fill placed on a lot needs a density test at the slab inspection (95 percent compaction), and the fill limit under a foundation in a flood zone is 12 inches. We found no source for fill dirt cost per cubic yard in Cape Coral, so we print none. A foundation elevated for a flood zone is estimated at $25,000 to $70,000 in a February 2026 Block Renovation guide, which is a published estimate and not a quote.
Published build cost ranges
These are published estimates from cost guides, not bids. They are marketing-grade sources with small samples. Ask three builders for written bids.
| Item | Published figure | Publisher and date |
|---|---|---|
| All-in cost per heated sq ft | $150 to $350 overall; basic block $150 to $225; mid custom $200 to $275; high-end waterfront $275 to $350 | CountBricks, February 2026 |
| All-in cost per heated sq ft, custom guide | $145 to $235; over $400 on Gulf-access sailboat water | Block Renovation, February 12, 2026 |
| Foundation and site prep share of budget | 8 to 12 percent | CountBricks, 2026 |
| Foundation and site prep share of budget | 11 to 15 percent | Block Renovation, 2026 |
| Design and engineering | 6 to 12 percent of construction | CountBricks, February 2026 |
| Window and roofing lead time | 12 to 20 weeks | Block Renovation, 2026 |
| Typical cost-plus markup | 20 to 25 percent | Florida Bar, updated June 2026 |
| Finished lot, national share of sales price | 13.7 percent | NAHB 2024 survey, posted January 23, 2025 (national, not Cape Coral) |
| Site work, national share of construction cost | 7.6 percent | NAHB 2024 survey, posted January 23, 2025 (national, not Cape Coral) |
Source: the publishers named in each row. Illustration only: at $150 and $350 per heated square foot, a 2,000 square foot house is $300,000 to $700,000 before the lot (2,000 times 150 and 2,000 times 350).
How to read a builder price
A builder's "starting at" price is not comparable across builders. Ask four questions of every price you see.
| Question | Why it matters |
|---|---|
| Does the price include the lot? | Some builders price the home with a lot, others price the home alone |
| Does it include site work and fill? | Fill, clearing, driveway and survey vary by lot |
| Does it include utilities and assessments? | A UEP assessment or CIAC, septic, well and meter charges are separate from the house |
| Does it include impact and permit fees? | The City sets these by lot, and they are changing |
Builder pages differ. Maronda Homes' Cape Coral page says its pricing already includes the cost of the land (page undated). Listings for Holiday Builders' Cornerstone collection, February to October 2026, show to-be-built prices that do not include the land. A Pascal Construction listing in 2026 shows a base price that excludes the lot, pool, well, septic and water system. We print no builder's dollar figure, because prices change and each builder's page says what is in them.
Getting written bids
Ask each builder for a written bid on the exact lot with the same list of inclusions, so the bids can be compared line by line. For help comparing Cape Coral builders and new construction, Jesse McGreevy and Marc Comisar's McGreevy and Comisar team can walk you through the options. Confirm any contractor's license with the Florida Department of Business and Professional Regulation, as the Florida Bar guide above advises.
How long building takes
Published estimates cluster at 6 to 12 months of construction and about 8 to 16 months from planning to move-in. Coral Isle Builders (January 6, 2026) says 6 months to over a year, 6 to 9 months for pre-designed smaller homes and 12 or more for larger custom homes. CountBricks (February 2026) says 9 to 12 months typical, and 8 to 9 months for a 2,000 square foot home including permitting. Block Renovation (February 12, 2026) says 10 to 16 months from planning to move-in. June to September afternoon storms can halt work.
| Phase | Published duration | Source and date |
|---|---|---|
| Planning and design | Several weeks to months | Coral Isle Builders, January 6, 2026 |
| Site preparation | 1 to 4 weeks | Coral Isle Builders, January 6, 2026 |
| Foundation and frame | A few weeks | Coral Isle Builders, January 6, 2026 |
| Walls, roof, windows, doors | 1 to 2 months | Coral Isle Builders, January 6, 2026 |
| Interior | 2 to 4 months, the longest phase | Coral Isle Builders, January 6, 2026 |
| Septic, evaluation to final inspection | 4 to 12 weeks | Septic information site, April 10, 2026 |
| Whole build | 6 months to over a year | Coral Isle Builders, January 6, 2026 |
Source: Coral Isle Builders, CountBricks, Block Renovation and a septic information site, as dated in the table. The county record shows the gap between a lot sale and a building: among 2012 to 2019 buyers who built, the median gap was 3 years.
What rules apply to a canal lot?
The City requires a seawall on saltwater canal lots, and a residential seawall permit is $147 on the City's 2026 schedule. A dock may extend 25 percent of the canal width or 40 feet, whichever is less. A seawall on an 80 foot lot is a five-figure item at least, so get written quotes from a licensed marine contractor.
Data updated: October 2026.
Seawalls on saltwater lots
Seawalls are required on saltwater canal lots and are not required on freshwater canal lots, where the City allows alternatives such as a sodded slope (City Waterfront Living Guide, version 3, August 9, 2022). Under the City's freshwater alternative rules, effective for applications dated on or after January 1, 2022, a culvert pipe may not extend more than 4 inches past the seawall face, the maximum slope is 4:1 where the slope begins and 3:1 at the property line, and the slope must start at least 15 feet from the property line. The City's seawall permit asks for a Seawall Affidavit when a seawall applies. Owners are responsible for seawall maintenance and repair, and homeowner insurance generally excludes seawall damage (Fort Myers Beach Talk, June 13, 2019, a supporting source). A vacant canal lot may already carry a wall of unknown age, so ask for the permit history.
Seawall and dock permit fees
The marine improvement fees are on the City's 2026 schedule and listed in the cost section above: $147 for a residential seawall, $240 for a repair, $280 for a concrete dock, $107 for a residential boat lift and $175 for other residential marine improvements, plus a 2.5 percent state surcharge on starred items. A permit lasts six months. The City's seawall guideline (last revised June 22, 2020, "subject to change without notice") asks for a Marine Improvement application, two copies of a site plan locating the seawall at the property line, two copies of details, Florida Department of Environmental Protection approval or an SAJ-91 except on freshwater, a burrowing owl or gopher tortoise affidavit, an owner-builder affidavit if the homeowner builds, and a Notice of Commencement when the work is valued at $2,500 or more. A floating turbidity screen must enclose the site during clearing, excavating, jetting and backfilling. Contractors who may apply hold CGC, CRC, CBC or marine licenses, or the owner can apply as owner-builder.
The guideline lists these inspections: seawall slab, seawall cap, alignment and tieback, the concrete dock's form and steel if there is one, a public works final if a storm pipe crosses the easement, and a seawall final.
Dock length
The City's Land Development Code, Article 5, Chapter 4, lets a dock extend 25 percent of the canal width or 40 feet, whichever is less (LDC 5.4.3). Ask the City what it will permit on a vacant lot, and see the waterfront page for the full dock table.
Seawall cost
Local sources disagree by a factor of three, so this page prints no per-foot figure. A seawall on an 80 foot lot is a five-figure item at least. Get written quotes from a licensed marine contractor, and ask what the quote includes for permits, engineering and removal of the old wall. Warning signs of a failing wall that published guides list are horizontal cracks, bowing, rust staining and separation at the cap.
Bridges set what boat a lot can use
The lowest fixed bridge on the route from the dock to open water, at mean high water, sets the limit on any boat, not the bridge nearest the dock. Tides change the clearance, and depth is a separate check. Our Cape Coral waterfront homes for sale page covers Gulf access, sailboat water and freshwater canals in depth, and this page prints no bridge clearance table.
Is a Cape Coral lot in a flood zone?
Flood zones are set lot by lot, so look up the exact parcel at FEMA's Map Service Center. In the Special Flood Hazard Area, new homes must be elevated to or above base flood elevation, and Cape Coral adds 1 foot of freeboard. The City's current flood maps took effect November 17, 2022.
Data updated: October 2026.
How to look up a lot's flood zone
This page prints no citywide share of lots by zone, because we found no first-party document that states one.
| Step | Tool | What it shows |
|---|---|---|
| 1 | FEMA Flood Map Service Center | The effective flood map panel for the address |
| 2 | City of Cape Coral flood protection page | The City's flood information, including freeboard |
| 3 | Lee County evacuation zone lookup | The evacuation zone, a separate surge map |
| 4 | The seller and the builder | Any elevation certificate, survey and prior permits |
Source: FEMA; City of Cape Coral; Lee County, retrieved October 28, 2026. Lee County's evacuation zones run A to E and are based on storm surge, so an evacuation zone is not a FEMA flood zone.
What the City requires of a new home
FEMA's Individuals page says that in the Special Flood Hazard Area, new and substantially improved residential buildings must be elevated to or above the base flood level under NFIP community rules, and that floodways prohibit development. The City of Cape Coral defines freeboard as FEMA's base flood elevation plus 1 foot for structures in the Special Flood Hazard Area. The City's plan review guideline sets the lowest floor at base flood elevation plus 1 foot in flood zone A or V, with fill under the foundation limited to 12 inches. We do not print a lot-specific elevation, because it depends on the lot's zone and base flood elevation.
The 2022 maps
Cape Coral's flood maps took effect November 17, 2022. A buyer should assume the 2022 maps apply and look up the lot on FEMA's map service rather than trust a seller's memory of an older zone.
CRS Class 5 and flood insurance discounts
FEMA's Community Rating System list effective April 1, 2026 keeps the City of Cape Coral at Class 5, worth a 25 percent discount on NFIP flood premiums in the Special Flood Hazard Area. The City reported on November 21, 2024 that it had kept Class 5. A new-build owner's NFIP discount follows the City's class, so verify the current class when you quote insurance. The discount applies to NFIP policies, not private flood.
| CRS class | Points | Premium discount |
|---|---|---|
| 1 | 4,500 or more | 45% |
| 2 | 4,000 to 4,499 | 40% |
| 3 | 3,500 to 3,999 | 35% |
| 4 | 3,000 to 3,499 | 30% |
| 5 | 2,500 to 2,999 | 25% |
| 6 | 2,000 to 2,499 | 20% |
| 7 | 1,500 to 1,999 | 15% |
| 8 | 1,000 to 1,499 | 10% |
| 9 | 500 to 999 | 5% |
| 10 | 0 to 499 | 0% |
Source: FEMA, Community Rating System, fetched October 29, 2026.
The 50 percent rule and vacant land
FEMA's page dated September 28, 2026 says a building is "substantially damaged" when the cost to repair is 50 percent or more of its pre-disaster market value, and that local building officials or floodplain administrators decide, not FEMA or insurers. Communities may set stricter rules. The 50 percent rule touches existing structures only. Vacant land has no 50 percent exposure, and a new home must meet current rules. If the lot carries an old structure, the rule can apply to it.
Elevation certificates and insurance for the planned home
An elevation certificate records a building's lowest-floor elevation against the flood map, and FEMA publishes a form and a 2023 FAQ for it. Ask your builder and an insurance agent three things before you close: the lot's flood zone and base flood elevation, who will document the lowest floor elevation of the new home, and the insurance quote for the planned home. The lot's price says little about the cost of insuring the house you build on it. We print no wind speed number, because we did not find a verified current value for Lee County; ask your builder which Florida Building Code edition applies.
How many Cape Coral lot buyers build, and who owns the lots?
Of 14,079 lots first bought vacant from 2012 through 2019, 63.4 percent carry a building today and 46.8 percent were built within 5 years, with a median gap of 3 years among those built. 31.1 percent are still vacant. The roll's newest built year is 2024, so newer cohorts are floors.
Data updated: October 2026.
Bought, then built on
The table counts each parcel's first qualified vacant sale in the year shown, from 2012 on, and checks whether the parcel is still vacant or carries a building built in or after the sale year. Gap is the built year minus the sale year. Permits and in-progress builds are not on the roll, so read the right-hand columns of the newest years as floors.
| Lot sale year | Lots bought | Still vacant | Share vacant | Now built | Share built | Built within 3 years | Within 5 years | Within 8 years | Median gap, years |
|---|---|---|---|---|---|---|---|---|---|
| 2012 | 908 | 324 | 35.7% | 552 | 60.8% | 20.2% | 29.4% | 42.4% | 6 |
| 2013 | 1,313 | 414 | 31.5% | 854 | 65.0% | 24.4% | 36.4% | 51.9% | 5 |
| 2014 | 1,330 | 411 | 30.9% | 852 | 64.1% | 30.7% | 40.2% | 53.7% | 4 |
| 2015 | 2,115 | 700 | 33.1% | 1,287 | 60.9% | 32.3% | 40.1% | 55.8% | 3 |
| 2016 | 2,419 | 782 | 32.3% | 1,482 | 61.3% | 30.6% | 39.2% | 61.3% | 4 |
| 2017 | 2,339 | 715 | 30.6% | 1,512 | 64.6% | 40.0% | 51.8% | 64.6% | 2 |
| 2018 | 2,037 | 564 | 27.7% | 1,353 | 66.4% | 48.7% | 62.1% | 66.4% | 2 |
| 2019 | 1,618 | 469 | 29.0% | 1,033 | 63.8% | 48.3% | 63.8% | 63.8% | 2 |
| 2020 | 2,848 | 879 | 30.9% | 1,782 | 62.6% | 55.9% | 62.6% | 62.6% | 2 |
| 2021 | 5,698 | 2,271 | 39.9% | 2,773 | 48.7% | 48.7% | 48.7% | 48.7% | 2 |
| 2022 | 3,455 | 1,709 | 49.5% | 1,264 | 36.6% | 36.6% | 36.6% | 36.6% | 1 |
| 2023 | 1,734 | 825 | 47.6% | 568 | 32.8% | 32.8% | 32.8% | 32.8% | 1 |
Source: Lee County Property Appraiser roll and recorded sales. The newest built year on the roll is 2024, so any lot bought in 2022 or later cannot yet show as built, and the 3, 5 and 8 year columns are floors for every cohort after 2016, 2019 and 2021 respectively. Lots bought in 2024 (1,258), 2025 (855) and 2026 (765) show no buildings yet, with 55.2, 89.1 and 96.6 percent still vacant. Pooled 2012 to 2019, the cohorts with a full 5 years: 14,079 lots, 63.4 percent built, 46.8 percent built within 5 years.
New buildings on the roll, by year
The roll shows how many Cape Coral parcels with a building have each built year. The table says nothing about which buildings went on lots that sold vacant.
| Built year | Parcels with a building |
|---|---|
| 2016 | 1,294 |
| 2017 | 1,772 |
| 2018 | 2,163 |
| 2019 | 2,167 |
| 2020 | 2,339 |
| 2021 | 2,871 |
| 2022 | 2,833 |
| 2023 | 4,691 |
| 2024 | 3,878 |
Source: Lee County Property Appraiser roll, Cape Coral parcels with a building, minimum built year. The roll's newest built year is 2024; later years show zero because the roll has none, not because nothing was built. The nine years above add to 24,008 parcels.
Owners of record who mail from outside Florida
On the county roll, 40.4 percent of vacant parcels that list a mailing state show an address outside Florida today, and 11.4 percent of the parcels that sold in the last 12 months do; these are the mailing addresses of owners of record, not a count of buyers, and they say nothing else about an owner.
How is vacant land taxed in Cape Coral?
A vacant lot pays tax on its assessed value at its district's total millage, with no homestead exemption until a home is your permanent residence. The 2025 total for Cape Coral's main City tax district was 15.3806 mills. At the ZIP 33993 median just value of $37,145, that is about $571 a year before non-ad valorem charges.
Data updated: October 2026.
Just value versus sale price
The 2026 roll land value sits at about 87 percent of what lots sold for, at the median. Across 1,938 sales in the 12 months, the median ratio of roll just value to sale price was 0.87, with the middle half from 0.76 to 1.07. Below 1.00 means the roll's land value is under the price. Just value is not a price guide, so use recorded sales to set an offer.
| ZIP | Sales | Median just value divided by price |
|---|---|---|
| 33904 | 47 | 0.87 |
| 33909 | 642 | 0.87 |
| 33914 | 190 | 0.82 |
| 33990 | 55 | 0.84 |
| 33991 | 180 | 0.82 |
| 33993 | 824 | 0.93 |
| Water frontage | Sales | Median just value divided by price |
|---|---|---|
| No roll water frontage | 1,196 | 0.85 |
| CANAL | 703 | 0.95 |
| LAKE | 22 | 0.95 |
| GOLF | 11 | 1.14 |
| RIVER | 6 | 0.71 |
Source: Lee County Property Appraiser roll and recorded sales, 12 months to September 25, 2026, 1,938 sales with a just value.
Millage and a worked example
Millage is dollars of tax per $1,000 of taxable value. The 2025 total millage in Cape Coral's main City tax district was 15.3806 mills, per the Lee County Property Appraiser's millage book, and school levies make up 5.3190 of those mills (2.2480 local board and 3.0710 state law). Other tax districts differ, so look up the parcel's tax district on the Property Appraiser record.
Here is the arithmetic for four lots at their ZIP's median just value. It assumes the taxable value equals the just value, with no cap or exemption in play, so treat it as an illustration and not a bill.
| Illustration | Assumed taxable value | Millage | Ad valorem tax |
|---|---|---|---|
| ZIP 33909 median just value | $36,257 | 15.3806 | $557.65 |
| ZIP 33993 median just value | $37,145 | 15.3806 | $571.31 |
| ZIP 33914 median just value | $90,602 | 15.3806 | $1,393.51 |
| ZIP 33904 median just value | $268,185 | 15.3806 | $4,124.85 |
Source: Lee County Property Appraiser roll (median just value by ZIP) and 2025 millage book. Tax is value times 15.3806 divided by 1,000: for example, 37,145 times 15.3806 divided by 1,000 is $571.31. Add the lot mowing assessment and any UEP installment, which appear on the same bill.
The 10 percent cap on vacant land
Non-homestead property, including vacant land, has a 10 percent annual cap on assessment increases on non-school levies (Florida Statutes section 193.1554), and the cap resets on a sale, so a lot bought this year can be reassessed to its new just value. A homestead exemption applies only once a home is your permanent residence. The Property Appraiser sets values as of January 1.
Non-ad valorem charges on a lot's bill
Two charges that are not based on value can appear on a Cape Coral lot's tax bill. The City's lot mowing assessment is billed per 5,000 square foot equivalent lot. And a UEP assessment installment or CIAC installment appears on the bill for a lot with an amortized balance. Both stay with the property when it sells. A lot with an unpaid balance can face a tax certificate.
What changes the year after you build
A finished house adds its value to the lot's value on the tax roll, and the bill rises. For scale, the non-homestead example on our waterfront homes page is $480,574 of taxable value at 15.3806 mills, or $7,391.52 a year, about 13 times the $571.31 lot bill above (7,391.52 divided by 571.31). The mowing assessment ends when building begins. Ask the Property Appraiser's office or your agent for the tax estimate on the home you plan to build.
Amendment 3 on the November 3, 2026 ballot. HJR 1F is on the November 3, 2026 ballot as Amendment 3. If approved, it would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, then index it, and would lower the non-homestead assessment cap from 10 percent to 5 percent, effective January 1, 2027. The ballot summary says newcomers not resident by December 31, 2026 would keep the current exemption until their fifth exemption year. It needs 60 percent of the vote to pass. This box describes the measure only and will be updated after the vote. Source: Florida Department of State ballot summary.
How do you avoid land scams and title problems?
Vacant land is a target for seller impersonation. In alert I-061626-PSA of June 16, 2026 the FBI warned that criminals pose as owners of vacant parcels with fake IDs, internet phone numbers and email. Verify the seller against the recorded owner, order a title commitment and a survey, and never wire money on instructions you have not confirmed.
Data updated: October 2026.
What the FBI says about owner impersonation
The FBI Internet Crime Complaint Center's alert I-061626-PSA, dated June 16, 2026, says criminals impersonate the owners of vacant parcels using fake driver's licenses or passports, web-based email accounts and internet phone numbers, and gather owner data from county and state websites, data brokers and stolen accounts. They contact local real estate agents and title companies, pose as the owner, and draft contracts, and the proceeds can be routed to an attorney in another state. Read the alert at the FBI Internet Crime Complaint Center.
The FBI lists these red flags: the seller uses only email, text or an internet phone number and avoids meeting in person, citing illness, travel or emergencies; the seller pushes urgency or a price below market; the seller knows little about the property and lacks surveys or tax records; the seller asks for international wires or wires to an account under a different name or place; or a deed is notarized in a foreign country. The FBI also advises a buyer to send a certified letter to the address of record on the tax record. Report a suspected scam at ic3.gov with email addresses, phone numbers, bank details and the names of any attorneys or brokers involved.
The Lee County Clerk's Property Fraud Alert
The Lee County Clerk offers a free Property Fraud Alert, listed on the Lee County Clerk's website, that notifies you when a document is recorded under your name. The Cape Coral Breeze reported on September 22, 2022 that it notifies within 24 hours, and that the Clerk cannot reject a fraudulent quitclaim deed, so an alert is a warning and not a block. Local cases are on record. The Breeze reported that a vacant waterfront lot was listed in the MLS at $650,000 without the owner's knowledge by a caller with a Boston area code and no in-person contact, and a March 16, 2023 column by a Cape Coral real estate attorney described a couple who bought from an impostor and whose title policy was issued with only standard plat exceptions.
A seller verification checklist
Before you send a deposit, run through these steps.
- Compare the seller's name with the recorded owner on the Lee County Property Appraiser record.
- Meet the seller in person or by video, with identification and documents in hand.
- Let the title company choose the notary, and be wary of a deed notarized outside the country.
- Confirm wiring instructions by calling a number you already know to be real, never one from the email that sent the instructions.
- Send a certified letter to the address of record on the tax record, as the FBI advises.
- Ask the seller for a survey and tax records, and ask why they are missing if they are.
- Be wary of pressure to close fast at a price well below recent sales.
- Ask the title company to search the Official Records for recorded documents on the parcel, and to report any lien or unpaid assessment.
The FTC's consumer page "How To Avoid a Scam" (July 2023) lists four signs: impersonation, false problems or prizes, pressure to act now, and unusual payment such as wire, crypto, payment apps or gift cards. Read the FTC's guide and report fraud at ReportFraud.ftc.gov.
"End buyers only" and off-market lot posts
Some lot posts say "end buyers only" or "off market." These usually describe an assignment contract. A wholesaler signs a contract to buy a lot, then assigns the contract to an end buyer for a fee, without owning the lot. An assignment is not illegal by itself, but it adds a middleman. Ask for the recorded owner's name, the original contract and a title commitment, and never pay a fee to a stranger before you see the lot's recorded ownership.
Title insurance and the survey
An owner's title insurance policy protects the buyer against defects in title, and the FBI advises buyers to check title insurance for post-policy protection. The Florida Bar's consumer guide on safeguarding against fraud when you buy property says to consider title insurance and a professional survey, have an attorney review the contract, be skeptical of "lots are selling fast" pressure, and confirm utilities and costs, special taxing districts, flood risk and insurance, buildability and sinkhole risk. Read the Florida Bar guide. A survey and a title policy do different jobs, and the City's permit packet asks for a sealed survey under 1 year old.
Tax certificates and tax-sale lots
A lot sold at a tax auction is not a retail lot purchase, and a tax certificate is a lien, not a deed. Have an attorney review any such purchase and the title before you bid.
Mail and offers about your lot
If you already own a lot, you may get unsolicited offers or notices about it. Check any urgent notice with a number you know is real, and compare any offer with the recorded sales on this page before you reply.
Can you finance a Cape Coral lot?
Lot loans work differently from a home mortgage. A lender education page dated October 2024 says lenders usually want 20 to 30 percent down, with terms of 5 to 15 years and balloon payments common. Construction-to-permanent loans close once. Terms vary, so ask a lender before you make an offer.
Data updated: October 2026.
Lot-only loans
A lot-only loan is a lender-specific product. The lender education page (October 28, 2024) also says a credit score of about 680 or higher is usual and that improved lots with utilities get better rates than raw land. This page quotes no rates. Ask each lender about the down payment, the term, whether a balloon applies and whether it requires a construction timeline.
Construction-to-permanent loans
A construction-to-permanent loan funds the lot or the build, or both, and converts to a permanent mortgage, with one closing instead of two. Ask the lender how it treats the lot, the builder's draw schedule and your flood and wind insurance.
Using a lot you own as the down payment
If you already own a lot, the equity in it can serve as the down payment on a construction loan. Check the lot's balance, including any UEP installment, before you apply.
What should you check before you buy a Cape Coral lot?
Before you buy a Cape Coral lot, confirm that it can be built on, what it will cost to connect and build, and that the seller is the owner. This checklist has 17 items. Work through it with your agent, title company, surveyor and builder, and keep a record of each answer.
- Survey. Order a sealed boundary survey, because the City's permit packet wants one under 1 year old.
- Zoning and lot size. Confirm the zoning, and that the lot meets the City's 7,500 square foot minimum lot area.
- UEP or CIAC status. Ask the City whether the lot is in an assessment area, a CIAC area or neither.
- Utility lines or septic and well. Confirm which service the lot has, and price a septic or well permit if it needs one.
- LCEC service. Get a written quote from the Lee County Electric Cooperative for the lot.
- Flood zone and base flood elevation. Look up the lot at FEMA's Map Service Center.
- Owls and tortoises. Ask the City about burrowing owl and gopher tortoise status.
- Seawall age. For a canal lot, ask for the wall's age and permit history.
- Water type and route. Confirm salt or fresh water, the route to open water and the lowest fixed bridge.
- Title commitment. Read the commitment and every recorded plat restriction it lists.
- Recorded owner. Verify the seller against the recorded owner, using the checklist above.
- Mowing and assessments on the tax bill. Check the tax bill for the lot mowing assessment, UEP or CIAC installments and delinquent taxes.
- Lot combination. Ask whether combining two lots needs a City approval.
- Builder price inclusions. Ask what each builder's price includes: lot, site work, utilities and fees.
- Insurance quote. Get a quote for the planned home before you close on the lot.
- Impact fee estimate. Ask the City's permitting office for the fee estimate on the exact lot.
- Access and driveway. Confirm legal and physical access, and ask the City about the right-of-way driveway permit and swale.
Buying Cape Coral land with Domain Realty Group
Domain Realty Group, the #1 team in Southwest Florida since 2012, helps buyers search Cape Coral lots and price them against 1,957 recorded sales. Call 239-441-2816. We pull the county record for the ZIP, water frontage and lot size you are considering, so an offer rests on closed sales and not asking prices.
Domain Realty Group is a team of about 40 agents founded in 2008 and led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between Jesse McGreevy and Marc Comisar. Domain Realty Group, the #1 team in Southwest Florida since 2012, has $2.5 billion in team production and 4,000+ transactions. RealTrends 2026: #5 in Florida.
Data updated: October 2026.
The agents below can help with Cape Coral land searches. Each line comes from the agent's own bio page. Meet the full roster on our agents page or learn more about Domain Realty Group.
- Jesse McGreevy: Co-Founder and REALTOR.
- Marc Comisar: Co-Founder and Broker Associate.
- Monica Bernd: "Cape Coral to Naples" Realtor; 2020 Domain Brokerage Rookie of the Year.
- Glen Tarnowski: Realtor, Marco Island to Cape Coral, 20+ years.
- Kirstin Coverdale: Realtor, licensed since 2006, serves Cape Coral.
- Ashley Prescott: Realtor since 2014, serves Cape Coral.
What clients say about working with our agents:
★★★★★ "Jesse McGreevy is a Guru, and his staff won't disappoint either. They found my perfect forever home, and it came with a cottage they are helping me rent. If I ever decide to move again, I'm using Domain Realty." Verified Google review. Ideas Boutique, on working with Jesse McGreevy of Domain Realty Group.
Read more on our client reviews page.
Ready to tour Cape Coral lots?
Call Domain Realty Group, the #1 team in Southwest Florida since 2012, at 239-441-2816 or use our contact page. Start with the Cape Coral lots and land for sale search, tell us your budget, the lot size and the part of Cape Coral you are drawn to, and an agent will line up the lots to see in one trip and pull the recorded sales for each ZIP. We have three offices: Bonita Springs at 24031 S Tamiami Trl #101, FL 34134; Naples at 9180 Galleria Ct #200, FL 34109; and Fort Myers at 8290 College Parkway, Unit 201, FL 33919. We do not have a Cape Coral office. Brokered by Domain Realty, a licensed Florida real estate brokerage.
If you are comparing Southwest Florida land markets, our Punta Gorda land and lots for sale and Port Charlotte land and lots for sale pages cover Charlotte County on the same county-record method. Our Bonita Springs land and lots for sale and Estero land for sale pages cover two Lee County markets to the south.
Thinking of selling a Cape Coral lot?
If you own a lot and are weighing selling Cape Coral land, Jesse McGreevy and Marc Comisar's McGreevy and Comisar team can show you where your ZIP and water type stand against the recorded sales on this page. Pull the deed, check the tax bill for assessments and verify your own ownership record before you list.
Thinking of building?
If you plan to build, a Domain Realty Group agent can line up the lot checks on this page with you: the survey, the City's utility status, the flood zone and base flood elevation, the species affidavit and the title commitment. Then compare written bids line by line, with the same inclusions in each. Call 239-441-2816 and we will start with the recorded sales for your ZIP and water type.
Frequently asked questions about Cape Coral land and lots
These answers cover Cape Coral lot prices, utility assessments, building rules, flood, taxes, scams and financing. Prices come from Lee County records for the 12 months recorded September 26, 2025 through September 25, 2026 unless another window is stated, and rules come from dated City, federal or state sources listed below. Data updated: October 2026.
How many lots sold in Cape Coral in the last 12 months?
Lee County recorded 1,957 qualified sales of land sold vacant in the 12 months recorded September 26, 2025 through September 25, 2026, on 1,820 distinct parcels. Over 24 months the count is 3,710 and over 36 months it is 6,528. The count includes lots that sold vacant and have been built on since, as the price section explains.
What is the median price of a lot in Cape Coral?
The median was $45,000 over 12 months, with the middle half of sales from $37,000 to $85,000. The 24-month and 36-month medians are both $46,000. By ZIP, 12-month medians run from $40,900 in 33993 to $260,000 in 33904, so price a lot by its ZIP and its water frontage, not by one citywide number.
What is the price per square foot of land in Cape Coral?
The median was $4.20 per square foot of land over 12 months, with the 25th to 75th percentile at $3.42 to $7.59 and the 10th to 90th percentile at $2.77 to $14.97. One standard 10,000 square foot lot at the median rate is $42,006. By ZIP the median runs from $3.79 in 33993 to $22.44 in 33904.
What is the cheapest land in Cape Coral?
The ten lowest recorded sales above the $5,000 floor ran from $5,900 to $11,000, all in ZIP 33909 or 33993. Nine of the ten had no roll water frontage, and the $5,900 lot was 5,009 square feet. Those prices buy a platted lot and nothing else: access, utilities, flood status and assessments are separate checks.
How many Cape Coral lots sell for under $50,000?
Of the 1,957 recorded sales, 1,077 (55.0 percent) were below $50,000: 90 below $25,000 and 987 from $25,000 to $49,999. A further 367 sales (18.8 percent) were $100,000 or more. A recorded sale shows what a lot sold for, not what is listed today, so use these shares to frame an offer, not to predict one.
How many vacant lots are there in Cape Coral?
The Lee County roll of October 25, 2026 lists 26,928 vacant residential parcels in Cape Coral. ZIP 33993 holds 13,895 (51.6 percent), 33909 holds 7,636 (28.4 percent), 33991 holds 2,026, 33914 holds 1,957, 33990 holds 836 and 33904 holds 575. This is a stock of parcels on the county roll and not a count of lots for sale.
How much does a canal lot cost in Cape Coral?
Canal-frontage lots sold at a $69,000 median on 704 sales in 12 months, against $42,500 on 1,214 sales for lots with no roll water frontage. Canal lots with a seawall on the roll sold at a $195,000 median (197 sales), and canal lots without one at $45,000 (507 sales). The roll cannot tell salt water from fresh, so confirm the water type for the exact lot.
Does canal mean Gulf access in Cape Coral?
No. The county roll says CANAL, LAKE, GOLF, RIVER or CREEK and nothing about salt water, fresh water, bridges or Gulf access. The lowest fixed bridge on the whole route to open water sets what boat a lot can use. A recorded seawall is a hint of salt water, not proof. Our waterfront homes page explains Gulf access in depth.
Is the Chiquita Lock still there?
No. The City of Cape Coral completed removal of the Chiquita Lock on the South Spreader Waterway on June 17, 2025, ahead of schedule. The City asked boaters to use caution near the site and on all canals because shallow areas may be present. We found no source that measures a price effect from the removal, so this page claims none.
What is a UEP assessment?
A UEP assessment is a special assessment, billed on the tax bill, for the City's Utilities Extension Project, which brings City water, sewer and irrigation to neighborhoods. It applies to vacant and improved property alike, and the City does not defer it for an undeveloped parcel. The amount depends on the project area and on the lot's assessable area.
How much is the North 1 East utility assessment?
In North 1 East, rates effective November 20, 2025 are $25,538 per 10,000 square foot equivalent parcel (water $8,221, sewer $9,607, irrigation $7,710) plus a capital facility expansion charge of $6,750 (water $1,106, sewer $3,390, irrigation $2,254), together $32,288 for a 10,000 square foot lot. Other areas have other rates, so ask the City about the exact parcel.
Can I pay the assessment over time, and does it transfer to a buyer?
Yes to both. The City offers an amortized option: 30 years by default, an estimated maximum interest rate of 6.25 percent, with the first installment on the November 2026 tax bill. The City's prepayment windows closed March 31 and July 31, 2026. If the owner sells without prepaying, the balance stays with the property, and some lenders may require payoff on sale.
Is there city water and sewer on every Cape Coral lot?
No. Three cases apply: the lot is in a UEP area with an assessment, City lines already run within 200 feet and a contribution charge (CIAC) applies, or neither and the house uses septic and a well. The county roll cannot say which. Ask the City Utilities Extension office at 239-573-3028 which case the parcel is in.
Who provides electric service in Cape Coral?
Lee County Electric Cooperative (LCEC) serves Cape Coral, not Florida Power and Light, which serves Fort Myers across the river. LCEC's builder page, read October 29, 2026, lists a county-approved electrical inspection and LCEC notification before power, a Meter Location Request form and a $100 builder-account deposit per property. Line extension charges are quoted by LCEC for the lot.
What is the minimum lot size to build in Cape Coral?
The City's plan review guideline, revised September 2, 2021, lists a minimum lot area of 7,500 square feet for a single-family home (LDC 8.2.2(D)). That is not the 10,000 square feet of a standard platted lot. Older rules were stricter and some lots survey short, so order a survey and confirm the current standard with the City for the exact lot.
What is a standard Cape Coral lot size?
The standard platted lot is 80 by 125 feet, or 10,000 square feet. The median vacant parcel is 10,019 square feet and the median frontage is 80 feet. Of the 26,928 vacant parcels, 21,574 (80.1 percent) fall in the 8,000 to 11,999 square foot band. The City's utility assessments also count a 10,000 square foot equivalent parcel.
Can I combine two lots in Cape Coral?
Yes, with City approval. Since August 13, 2026 the City takes lot split and combine requests online and does not process emailed applications. Allow at least 15 business days. The City's form requires taxes paid and the parcels titled the same way, and a split or combine needs an address request to Lee County E911. Following platted lot lines uses the simple application.
What are the setbacks for a Cape Coral lot?
For R-1, the City's 2021 plan review guideline lists a 25 foot front setback, 7.5 foot sides, a 20 foot rear (10 feet for a pool cage) and a 10 foot corner side setback. Maximum impervious coverage is 60 percent and maximum height is 38 feet. The guideline cites the 2020 code edition, so confirm with City Planning before relying on a number.
How much fill can I add to a Cape Coral lot?
In flood zone A or V, the lowest floor must be at base flood elevation plus 1 foot, and the fill under the foundation is limited to 12 inches, with a maximum 4:1 slope (LDC 5.1.13). Unlimited fill is not allowed. Final grade must also drain away from the foundation, and added fill needs a density test at the slab inspection.
Do I need a permit to clear my lot in Cape Coral?
We found no stand-alone tree removal permit for a single-family lot on the City's pages, so ask the City before you clear, and never assume no permit is needed. Burrowing owl and gopher tortoise lots need a Planning species review, mangrove removal needs a Florida Department of Environmental Protection permit, and lots in the City's mowing program are mowed on the City's schedule.
What about burrowing owls on a Cape Coral lot?
The City says Cape Coral has more than 3,000 burrowing owl burrows. Burrows are protected even when empty, and removing one needs an FWC permit. The City says lots with owls are developable. Breeding season runs February through July, and the required affidavit lists burrows on the lot, in the right of way and on adjacent vacant lots.
What is the lot mowing assessment in Cape Coral?
All unimproved lots are in the City's Lot Mowing Program: 13 mowings a year from early February to November, billed on the tax bill per 5,000 square foot equivalent lot at a rate Council sets each year. A 10,000 square foot lot is 2 equivalent lots. The program ends for a lot when it is scraped and building begins.
How long does it take to build on a Cape Coral lot?
Published estimates cluster at 6 to 12 months of construction and about 8 to 16 months from planning to move-in. County records add a different measure: among buyers of lots in 2012 through 2019 who built, the median gap between the lot sale and the building was 3 years, and 46.8 percent of all those lots had a building within 5 years.
What does it cost to build a house in Cape Coral?
Published 2026 estimates run about $150 to $350 per heated square foot, depending on finish and water location (CountBricks and Block Renovation guides, February 2026). Those are not bids, so ask three builders for written bids. At those rates, an illustrative 2,000 heated square foot house is $300,000 to $700,000 before the lot.
Are Cape Coral lots in a flood zone?
Flood zones are set lot by lot, so look up the parcel at FEMA's Map Service Center. In the Special Flood Hazard Area, new homes must be elevated to or above base flood elevation, and Cape Coral adds 1 foot of freeboard. The City's flood maps took effect November 17, 2022, and the City is at Community Rating System Class 5, a 25 percent NFIP discount in that area.
What is the 50 percent rule, and does it apply to vacant land?
FEMA says a building is substantially damaged when the cost to repair is 50 percent or more of its pre-disaster market value, and local officials decide. The rule touches existing structures only. Vacant land has no 50 percent exposure, and a new home must meet the current rules, although an old structure on a lot can be affected.
How are vacant lots taxed in Cape Coral?
A vacant lot pays tax on its assessed value at the total millage for its district, with no homestead exemption until a home is your permanent residence. The 2025 total for the main City tax district was 15.3806 mills, so a 33993 lot at the $37,145 median just value is about $571 a year, assuming taxable value equals just value. Mowing and UEP installments appear on the same bill.
Do builders' prices include the lot?
It depends on the builder. Maronda Homes says its Cape Coral pricing includes the land (page undated). Holiday Builders' to-be-built Cornerstone prices in 2026 listings do not, and a 2026 Pascal Construction listing excludes the lot, pool, well, septic and water system. Ask whether a price includes the lot, site work, utilities and assessments, and impact and permit fees.
How do I avoid a land scam in Cape Coral?
Verify the seller against the recorded owner, meet in person or by video, confirm wiring instructions by a number you already know, and order a title commitment and a survey. The FBI warned in alert I-061626-PSA on June 16, 2026 about owner impersonation, and the Lee County Clerk offers a free Property Fraud Alert that notifies you when a document records under your name.
Can I get a loan for a lot in Cape Coral?
Yes, from lenders that offer lot loans. A lender education page dated October 2024 says they usually want 20 to 30 percent down, with terms of 5 to 15 years and balloon payments common. Construction-to-permanent loans close once, and equity in a paid-off lot can serve as the down payment. Terms vary, so ask a lender.
Sources: where do these Cape Coral land facts come from?
Every figure on this page comes from the sources below or from simple arithmetic on them. County data was compiled by Domain Realty Group from the Lee County Property Appraiser roll of October 25, 2026 and qualified sales through September 25, 2026. City, federal and state sources are first-party; news and cost guides are labeled supporting.
Data updated: October 2026.
Sources were read October 29, 2026 unless they carry their own date.
County records
- Lee County Property Appraiser, bulk parcel roll LCPA2609, October 25, 2026 download: Cape Coral parcels with land-use code 00 (vacant residential), lot size, frontage, zoning, just value, water field, owner mailing state.
- Lee County Property Appraiser, sale data files: DOR-qualified sales above $5,000, newest vacant-lot sale September 15, 2026, newest Lee County sale September 25, 2026.
- Florida Department of Revenue, property tax use codes, code 00 vacant residential land.
- Lee County Property Appraiser, home page and parcel record lookup, reviewed October 29, 2026.
- Lee County Property Appraiser, tax roll data page, reviewed October 29, 2026.
- Florida Department of Revenue, assessment roll GIS data request page, reviewed October 29, 2026.
- Lee County Property Appraiser, 2025 Taxing District Millage Book: 15.3806 mills total for the main City tax district, school levies 2.2480 and 3.0710.
- Lee County Property Appraiser, exemption information, retrieved October 28, 2026.
City of Cape Coral: utilities and assessments
- City of Cape Coral, UEP North 1 East assessment costs: rates effective November 20, 2025.
- City of Cape Coral, UEP North 1 East financing page: 30-year default, estimated maximum 6.25 percent.
- City of Cape Coral, North 1 East sample assessment notice, October 27, 2025: installments, prepayment amounts and total estimated assessments.
- City of Cape Coral, UEP frequently asked questions: project status, no deferral for undeveloped parcels, septic abandonment, 180-day connection.
- City of Cape Coral, new construction FAQs, Financial Services: connection during construction, meter and deposit.
- City of Cape Coral, new construction general information, Customer Billing Services: CIAC, capital expansion fees and financing terms.
- City of Cape Coral, North 3 design letter, February 2, 2026.
- City of Cape Coral, Lot Mowing Program FAQs: Ordinance 111-03, 13 mowings, 5,000 square foot equivalent lot.
- City of Cape Coral, vacant lot program page: owl burrows and Brazilian pepper on enrolled lots.
- City of Cape Coral, Utilities water reclamation page: 25 weirs and irrigation, retrieved October 28, 2026.
- South Florida Water Management District, City of Cape Coral utility presentation, August 2018: irrigation system.
City of Cape Coral: building, permits and environment
- City of Cape Coral, Quick Reference Guide, Residential Plan Review, revised September 2, 2021: setbacks, coverage, height, fill, application list.
- City of Cape Coral, Building Inspections Quick Reference, updated September 22, 2020: density test, final survey.
- City of Cape Coral, Residential Landscape Code Guidelines: trees, shrubs, invasive exotics.
- City of Cape Coral, Design Standard Guideline for new residential construction.
- City of Cape Coral, lot split and combine application, revised August 11, 2026.
- City of Cape Coral, planning applications page: online portal notice effective August 13, 2026.
- City of Cape Coral, Driveway Application Packet, Stormwater Division.
- City of Cape Coral, miscellaneous permit fees, effective January 1, 2026.
- City of Cape Coral, permitting fees page.
- City of Cape Coral, residential building permits calculator page: upgrade notice displayed October 29, 2026.
- City of Cape Coral, Burrowing Owl Building Permit Procedures, undated.
- City of Cape Coral, Environmental Survey Guidelines, revised August 21, 2019.
- City of Cape Coral, residential seawall guidelines, last revised June 22, 2020.
- City of Cape Coral, notice to industry on seawall alternative guidelines, effective January 1, 2022.
- City of Cape Coral, Waterfront Living Guide, version 3, August 9, 2022: canals, seawalls, mangroves.
- City of Cape Coral, canal dredging page, retrieved October 28, 2026: more than 400 miles of canals.
- City of Cape Coral, news release on Chiquita Lock removal, June 17, 2025.
- City of Cape Coral, Land Development Code, Article 5, Chapter 4: dock length of 25 percent of canal width or 40 feet.
- City of Cape Coral, flood protection and information page: freeboard of base flood elevation plus 1 foot.
- City of Cape Coral, Department of Community Development permit fee schedule, 2026 (DCD 7000-2026).
Electric and other service providers
- Lee County Electric Cooperative, About LCEC: territory includes Cape Coral.
- Lee County Electric Cooperative, Builder Information page: inspection, Meter Location Request, $100 deposit.
- Lee County Electric Cooperative, start, stop or move service page.
- Lee County Electric Cooperative, company history page.
Federal sources
- FEMA, Community Rating System page: class and discount table.
- FEMA, Community Rating System eligible communities list effective April 1, 2026.
- FEMA, frequently asked questions on substantial damage, page dated September 28, 2026.
- FEMA, floodplain management page for individuals, updated October 2, 2024.
- FEMA, Flood Map Service Center: address lookup of the effective map.
- FBI Internet Crime Complaint Center, public service announcement I-061626-PSA, June 16, 2026.
- Federal Trade Commission, How To Avoid a Scam, July 2023.
State and county consumer and legal sources
- Florida Bar, consumer pamphlet Building a Home, updated June 2026.
- Florida Bar, consumer guide to safeguarding against fraud when you buy property.
- Florida Bar, consumer information index.
- Florida Statutes, section 193.1554, non-homestead residential assessment cap.
- Florida Department of State, Amendment 3 ballot summary, made the ballot June 16, 2026.
- Florida Department of Business and Professional Regulation, contractor licensee search.
- Lee County, Find My Evacuation Zone map, retrieved October 28, 2026.
Published estimates and news (supporting sources)
- Cape Coral Breeze, mobility fee for transportation passes, September 25, 2025.
- Cape Coral Breeze, fees on new construction to increase, March 26, 2026.
- Cape Coral Breeze, Council gives nod to UEP assessment for North 1 East, November 20, 2025.
- Cape Coral Breeze, Cape Coral retains 25 percent flood insurance discount, November 21, 2024.
- Cape Coral Breeze, column on what to do when a lot in the Cape is not buildable, February 5, 2016.
- Cape Coral Breeze, column on protecting yourself from fraudulent sales transactions, March 16, 2023.
- Cape Coral Breeze, property theft fraud becomes more prevalent, September 22, 2022.
- Fort Myers Beach Talk, Cape explores seawall assessment, June 13, 2019. (supporting estimate, cited by publisher and date, not linked)
- CountBricks, cost of building a house in Cape Coral, February 2, 2026. (supporting estimate, cited by publisher and date, not linked)
- CountBricks, new home costs in Cape Coral, February 3, 2026. (supporting estimate, cited by publisher and date, not linked)
- Block Renovation, Cape Coral custom build cost guide, published February 12, 2026, modified April 16, 2026. (supporting estimate, cited by publisher and date, not linked)
- Coral Isle Builders, how long new construction takes, January 6, 2026. (supporting estimate, cited by publisher and date, not linked)
- Septic information site, septic installation cost in Florida, published March 20, 2026, updated April 10, 2026. (supporting estimate, cited by publisher and date, not linked)
- National Association of Home Builders, Eye on Housing, cost of constructing a home in 2024, January 23, 2025.
- Lender education page, what are the terms for a lot loan, October 28, 2024.
- Maronda Homes, Cape Coral build-on-your-lot page, undated: pricing includes the land.
- Surveyor cost guides for Lee County boundary surveys, 2026. (supporting estimate, cited by publisher and date, not linked)
- The Capitolist, Cape Coral still in the dark, October 9, 2022: LCEC serves Cape Coral and FPL serves Fort Myers (supporting). (supporting estimate, cited by publisher and date, not linked)