As we looked through the July closed sales and median sales price data for the Cape’s condo market, along with the current numbers for active condo listings and pending sales, the key to success for sellers remains all about setting their list price properly to the market.

Current number of active condo listings

As of Tuesday, Aug. 25, there were 271 active listings in the MLS for Cape Coral condos at list prices ranging from $75,000 to $1.295 million, and the median condo list price came in at $215,000. The lowest-priced condo listed for sale in the Cape helps to at least partially illustrate what has happened in our condo market. It is a two-bedroom, two-bathroom unit built in 1974 with 947 square feet of living area. According to the records, the owner bought this unit for $40,000 in November 2011, and they eventually put it up for sale in August 2022 for $169,990. It went under contract with a buyer at that price on Sept. 16, 2022, which was 12 days before Hurricane Ian hit Southwest Florida. The sale did not close due to the impact of Ian, and the listing was terminated on Oct. 18, 2022. This unit came back on the market on Jan. 5, 2025, for $129,900 and the seller withdrew the listing unsold at that price on May 23, 2025. It came back on the market as a new listing at $95,000 on July 24 of this year, and it remains unsold after reducing the list price to $75,000 on Aug. 12.

Looking back at the broader condo market, one year ago on Aug. 26, 2025, there were 371 Cape Coral condos listed for sale from $94,500 to $1,599,999 and the median list price was $249,990. About two years ago on Sept. 2, 2024, there were 387 active condo listings in the Cape at prices ranging from $135,900 to $3.9 million, with the median list price coming in at $274,500. Three years ago on Aug. 29, 2023, there were 295 condos listed for sale at a median list price of $325,000.

Current pending condo sales

As of Tuesday, Aug. 25, there were 51 Cape Coral condos under contract with buyers at prices ranging from $100,000 to $1.195 million, and the median pending sales price came in at $249,990. The current median pending sales price for condos is back up to where it was in June of this year after it dropped down to $225,000 on July 28. The reason for this recovery from July to a higher August price number was because some abnormally lower priced condo sales have since closed, dropping them off of the pending sales list, while several more higher-priced luxury units have gone under contract with buyers.

One year ago on Aug. 26, 2025, the median pending sales price was $219,900 and two years ago it was at $255,900. On Aug. 29, 2023, it was $269,900.

The two currently highest priced pending condo sales, both located in the Tarpon Landings high-rises at Tarpon Point Marina, help illustrate the importance of setting the list price properly to the current market in order to attract a buyer. The highest priced pending condo sale came on the market for $1.195 earlier this month on Aug. 1, and it went under contract in only 13 days, while the second highest-priced pending condo sale went under contract with a buyer for $1.1 million just two days later on Aug. 16. The owner/seller of this second luxury unit initially listed it in the MLS for $1.575 million back in February 2024, so after multiple price reductions and some 873 total days on the market, the reduced list price of $1.1 million finally attracted a buyer.

Closed sales and median sales prices

In the overall Cape condo market, there were 36 closed sales in the month of July, which was 7.7% lower than the 39 condo sales in July 2025, and 41% below the 61 sales in June of this year. In the first seven months of 2026, there were a total of 388 condos sold overall in the Cape, up 24.8% from 311 sales in the first seven months of 2025.

The July median sales price came in at $224,750 for the overall Cape Coral condo market, which was 4.5% above the $215,000 posted in July 2025, and 9.6% above the $205,000 in June of this year. However, in the first seven months of 2026, the median sales price averaged $215,143 per month in our overall condo market, down 7.1% from the average of $231,464 per month in the first seven months of 2025.

Gulf access saltwater canal condos

In the Cape Coral gulf access canal condo segment, which includes all “saltwater” canal condos, there were 13 closed sales in July. This was 18.2% above the 11 condos sold in July 2025, but 51.9% lower than the 27 condos sold in June of this year. In the first seven months of 2026, there were a total of 194 saltwater canal condos sold in the Cape, or 42.6% more than the 136 units sold in the first seven months of 2025.

The July median sales price came in at $239,000 for the Cape’s saltwater canal condo segment, which was up 32.8% from $180,000 in July 2025, and 0.8% higher than the $237,090 in June of this year. In the first seven months of 2026, the median sales price in this segment averaged $236,049 per month, down 6.6% from the average of $252,729 per month in the first seven months of 2025.

Direct sailboat access canal condos

In the Cape Coral direct sailboat access canal condo segment, which is a subgroup of gulf access saltwater condos where boaters have no bridges to go under in the canal system, there were eight closed sales in July. This was up 100% from the four condos sold in July 2025, but 33.33% below the 12 units sold in June of this year. In the first seven months of 2026, there were a total of 107 sales in this segment, which was 28.9% above the 83 units sold in the first seven months of 2025.

The July median sales price was $239,500 for the Cape’s sailboat access canal condo segment, or 33.1% more than the $180,000 in July 2025, but 30.4% below the $344,000 in June of this year. In the first seven months of 2026, the median sales price in this segment averaged $278,036 per month, down 5.8% from the average of $295,250 per month in the first seven months of 2025.

Dry lot condos

In the Cape Coral dry lot (non-canal) condo segment, there were 15 closed sales in July, which was 40% lower than the 25 sales in July 2025, and 44.4% below the 27 sales in June of this year. In the first seven months of 2026, there were a total of 154 dry lot units sold in the Cape, which was 4.1% higher than the 148 units sold in the first seven months of 2025.

The July median sales price came in at $160,000 for the Cape’s dry lot condo segment, which was 33.6% below the $241,000 posted in July 2025, but 18.6% higher than the $134,900 in June of this year. In the first seven months of 2026, the median sales price in this segment averaged $164,950 per month, which was 17.9% below the average of $200,929 per month in the first seven months of 2025.

The sales data for this article was obtained from the Florida Realtors Multiple Listing Service Matrix for Lee County, Fla., as of Aug. 23, 2026, unless otherwise noted. It was compiled by Bob and Geri Quinn and it includes information specifically for Cape Coral condominiums, townhouses and villas, and it does not include any single-family homes, short sales, or foreclosures. The data and statistics are believed to be reliable, however, they could be updated and revised periodically, and are subject to change without notice. The Quinns are a husband and wife real estate team with the RE/MAX Realty Team office in Cape Coral. They have lived in Cape Coral for over 46 years. Geri has been a full-time Realtor since 2005, and Bob joined Geri as a full-time Realtor in 2014. Their real estate practice is mainly focused on Cape Coral residential property and vacant lots.