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Fort Myers / Cape Coral, FL housing market

Fort Myers / Cape Coral, FL metro median sale price $356K in Jul–Sep 2026, down 0.4% year over year.

The median sale price in the Fort Myers / Cape Coral, FL metro is $356K over Jul–Sep 2026, down 0.4% from the same 3 months a year earlier. FHFA's repeat-sales index for the metro agrees within 0.5 points (down 0.9% through Q2 2026).

On median sale price, Fort Myers / Cape Coral ($356K) ranks 11th of the 22 Florida metros Pecan Street tracks, between Melbourne / Palm Bay ($363K) and Panama City ($356K). On median days on market, Fort Myers / Cape Coral (91 days) ranks 4th of the 22 Florida metros, between Crestview (98 days) and Sarasota / Bradenton (88 days). On share of listings with a price cut, Fort Myers / Cape Coral (29%) ranks 15th of the 22 Florida metros, between Sebring (29%) and Panama City (29%).

Listings spent a median 91 days on market in Sep 2026, the 10th-most of the 385 U.S. metros Pecan Street ranks on this measure. 29% of active listings carry a price cut; the 3-month average vs a year earlier is about the same. That share is lower than in most of the 385 metros. Median asking prices sit about 7% above the median sale price. Building permits authorized 804 new housing units in Sep 2026.

At the 7.12% 30-year fixed rate with 20% down, principal and interest on a median-priced home come to $1,919 a month; at 28% of gross income, that takes about $82K a year. The median sale price equals about 13 years of HUD Fair Market Rent, a ratio up 7.4% from a year earlier. That ratio is lower than in most of the 373 metros. Active listings ask a median $230 per square foot; the 3-month average vs a year earlier is down 5.8%.

In 10 of the 12 ZIP codes in the table below, median list prices are lower than a year earlier; one is higher; one is unchanged.

Headline

Median sale price

Jul–Sep 2026

$356K

-0.4% year-over-year

How it’s calculated

Average of the last three monthly median sale prices vs. the same three months a year earlier.

Mortgage rate

Nov 4, 2026

7.12%

30-year fixed

Where it comes from

National benchmark: Optimal Blue OBMMI 30-year conforming, via FRED. An average of rates borrowers have actually locked, updated daily.

The same rate appears on every market page.

Monthly payment

Principal & interest

$1,919/mo

$82K/yr income needed

How it’s calculated

Payment — this market’s median sale price with 20% down, on a 30-year fixed loan at the rate shown. Principal and interest only — no property tax, insurance, PMI or HOA.

Income needed — that payment at 28% of gross income. A rule of thumb, not a lending decision.

How Fort Myers / Cape Coral compares to other U.S. metros

Days on market↑10th of 385 (top 3%)
Price-to-rent↓334th of 373
Price cuts↓323rd of 385
Home-price growth↓298th of 383
Asking-vs-sale gap145th of 291 (top 50%)

Rank across the U.S. metros Pecan Street tracks, on market data alone — a higher rank means more of that measure (more price cuts, faster price growth, a wider asking-vs-sale gap, a higher price-to-rent ratio, or more days on market). The bar shows where this metro sits within that metric’s own cohort (left is more, right is less); ↑ and ↓ mark the positions furthest from the middle, and rows are ordered the same way. Metrics without data for this metro are omitted.

Affordability

Price-to-rent ratio≈ 13 +7.4% YoY
↓334th of 373
Asking price / sq ft$230 -5.8% 3-month average vs a year earlier

Price-to-rent divides the median sale price by the annual HUD Fair Market Rent (a 3-bedroom, 40th-percentile benchmark), so it is a directional rent-vs-buy read, not a cap rate; its year-over-year change is directional in the same way. Asking price per square foot is the median across active for-sale listings (Realtor.com), as of Sep 2026. The bar under a figure places this metro among the U.S. metros we track on that measure, highest first.

Market pressure

Listings with a price cut≈ 29% 0.0 pts 3-month average vs a year earlier
↓323rd of 385
New housing units permitted804

The median asking price $380K runs about 7% above the median sale price $356K.

Price-cut share is the portion of active for-sale listings that have taken a price reduction (Realtor.com), as of Sep 2026. New housing units authorized by residential building permits in the metro that month — new supply in the pipeline, which counts of existing listings don't capture (US Census Bureau, Building Permits Survey), as of Sep 2026. Asking is the median list price of active listings (Realtor.com, Sep 2026); sale is the headline median of recent closings (Redfin, Jul–Sep 2026) — distinct sources and windows, so the gap is a directional read, not a like-for-like difference. The bar under a figure places this metro among the U.S. metros we track on that measure, highest first.

Market facts

ZIPs with listing data12 shown of 34
MLS board of record—
Price methodologyRedfin vs FHFA HPI
Sale-price windowJul–Sep 2026

Recent signals

Strength 4 / 5

6.4 mo

Fort Myers supply now 6.4 months — buyer's market

Six-plus months of supply in Fort Myers — this is a buyer's market by the textbook definition.

Source: Redfin, city figures, Jul–Sep 2026

Housing Economy

Fort Myers / Cape Coral · ConstructionCOPIED

Fort Myers / Cape Coral builders pulled 26.5% fewer single-family permits than a year earlier

Single-family building permits in the Fort Myers / Cape Coral metro area, by month, one line per year, units

AprJulOct4006008001,0001,20020252026
AprJulOct4006008001,0001,20020252026
2024
Chart data
Month202420252026
Dec696503—
Nov828548—
Oct946787—
Sep863783651
Aug1,064967762
Jul969860765
Jun931945697
May810762559
Apr857994678
Mar783884598
Feb1,000893648
Jan806979551

Source: U.S. Census Bureau, Building Permits Survey · data through September 2026

Builders in the Fort Myers / Cape Coral metro area pulled 7,747 single-family permits in the twelve months through September 2026, 26.5% fewer than in the twelve months before. So far in 2026, permits are running 26.8% below the same months of 2025.

Why it matters. Permits come before starts, and starts come before new homes for sale, so this is the earliest read on how much new building is planned in the Fort Myers / Cape Coral area. When the permit pipeline shrinks, buyers see fewer new-build options later; when it grows, sellers of existing homes face more competition from builders.

Fort Myers / Cape Coral · Home pricesCOPIED

Fort Myers / Cape Coral home prices are 0.9% lower than a year ago

Home prices in the Fort Myers / Cape Coral metro area, change from a year earlier, FHFA all-transactions index, quarterly, percent; shaded bars mark recessions

1990200020102020-40%-20%0%20%40%Fort Myers / Cape Coral
1990200020102020-40%-20%0%20%40%Fort Myers / Cape Coral
No changeRecession
Chart data
DateFort Myers / Cape Coral
Jun 2026-0.9%
Mar 2026-2.7%
Dec 2025-4.5%
Sep 2025-6.3%
Jun 2025-6.6%
Mar 2025-3.5%
Dec 2024-0.7%
Sep 2024-1.6%
Jun 2024-3.1%
Mar 2024-0.7%
Dec 20230.5%
Sep 2023-0.2%
Jun 20235.1%
Mar 202311.9%
Dec 202218.6%
Sep 202229.2%
Jun 202235.6%
Mar 202235.9%
Dec 202130.8%
Sep 202126.2%
Jun 202117.3%
Mar 202110.4%
Dec 20207.5%
Sep 20205.2%
Jun 20205.2%
Mar 20203.8%
Dec 20193.8%
Sep 20192.9%
Jun 20193.9%
Mar 20193.2%
Dec 20184.1%
Sep 20185.8%
Jun 20185.2%
Mar 20185.6%
Dec 20176.7%
Sep 20176%
Jun 20176.8%
Mar 20179.2%
Dec 20168.2%
Sep 201610.6%
Jun 201610.7%
Mar 201611.7%
Dec 201512.4%
Sep 201512%
Jun 201510.7%
Mar 20159.6%
Dec 201410.3%
Sep 20148.3%
Jun 201410.3%
Mar 201412.9%
Dec 201311%
Sep 201312.2%
Jun 201310.7%
Mar 20138.6%
Dec 20127.2%
Sep 20127.4%
Jun 20125.4%
Mar 20124.1%
Dec 2011-2.4%
Sep 2011-2.8%
Jun 2011-1.3%
Mar 2011-5.7%
Dec 20102%
Sep 2010-6%
Jun 2010-11.9%
Mar 2010-11.2%
Dec 2009-11.2%
Sep 2009-14.1%
Jun 2009-22.6%
Mar 2009-29.8%
Dec 2008-35.6%
Sep 2008-33.7%
Jun 2008-27.4%
Mar 2008-21.8%
Dec 2007-17.2%
Sep 2007-13.6%
Jun 2007-9.2%
Mar 2007-4.7%
Dec 20061.8%
Sep 200610.5%
Jun 200622.4%
Mar 200634.9%
Dec 200537.2%
Sep 200536.1%
Jun 200532.8%
Mar 200525.4%
Dec 200421.4%
Sep 200419.8%
Jun 200415.4%
Mar 200413.3%
Dec 200311.8%
Sep 200310.5%
Jun 200311.5%
Mar 200311.6%
Dec 200213.7%
Sep 200213.4%
Jun 200212.9%
Mar 200212.3%
Dec 200111.2%
Sep 200111%
Jun 200110.7%
Mar 20019.7%
Dec 20009.1%
Sep 20007.4%
Jun 20006.3%
Mar 20003.9%
Dec 19992.4%
Sep 19993%
Jun 19992.5%
Mar 19992.3%
Dec 19983.2%
Sep 19983%
Jun 19985.7%
Mar 19983.9%
Dec 19976.1%
Sep 19973.2%
Jun 19970.4%
Mar 19972.8%
Dec 1996-3%
Sep 19960.7%
Jun 19961.8%
Mar 19963.9%
Dec 19954.5%
Sep 19953.4%
Jun 19951.2%
Mar 1995-2%
Dec 1994-2.1%
Sep 1994-1.4%
Jun 1994-1%
Mar 19941.2%
Dec 19931.7%
Sep 19930.9%
Jun 19931.3%
Mar 1993-0.2%
Dec 19920.7%
Sep 19921.2%
Jun 19922%
Mar 19923.8%
Dec 19914.3%
Sep 19912.1%
Jun 19913.6%
Mar 19912.6%
Dec 19902.9%
Sep 19906.6%
Jun 19904.8%
Mar 19905.8%
Dec 19896.7%
Sep 19896.9%
Jun 19895.9%
Mar 198910%
Dec 198810.4%
Sep 19885.9%
Jun 19885.4%
Mar 19882.7%
Dec 19870.6%
Sep 19871.9%
Jun 19874.8%
Mar 19872.4%
Dec 19864.7%
Sep 19866.5%
Jun 19864.7%
Mar 19865.1%
Dec 19850.6%
Sep 1985-0.5%
Jun 1985-4.8%
Mar 1985-4.7%
Dec 19846.5%
Sep 19847.1%
Jun 19840%
Mar 1984-0.4%
Dec 1983-4.3%
Sep 19839.9%
Jun 19832.9%
Mar 19836.4%
Dec 1982-2%
Sep 1982-9.6%

Source: FHFA house price index; recession dates from NBER · data through Q2 2026

FHFA's all-transactions index for the Fort Myers / Cape Coral metro area in the second quarter of 2026 was 0.9% below its level a year earlier. Since 1982, prices have risen an average of 4.6% a year. Nationally, prices were 3.0% higher than a year earlier.

Why it matters. Long-run context shows how the latest change in Fort Myers / Cape Coral home prices compares with the market's own history, including the recessions shaded on the chart. When appreciation slows, sellers have less room for a list price to run ahead of recent sales, and buyers feel less pressure to stretch to keep up; when it speeds up, the reverse holds: list prices can run ahead of recent sales and buyers compete harder.

Price reconciliation

normal · 0.5pp

Redfin (metro)

-0.4%

FHFA HPI · Q2 2026

-0.9%

Year-over-year home-price change from two independent methods — Redfin (sale prices over the last 3 months) and FHFA (quarterly repeat-sales index). When they diverge, the market is mid-shift; cite the figure with that in mind.

Market dispatches

Citable market dispatches for Fort Myers / Cape Coral → Latest dispatch: Oct 23, 2026.

More markets in FL

CrestviewDaytona BeachGainesvilleHomosassa SpringsJacksonvilleLakelandMelbourne / Palm BayMiami / Fort LauderdaleNaplesOcalaOrlandoPanama City

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ZIP-level data

ZIPMedian list priceActive listingsNew listingsPrice reductionsDays on marketHome value
33904$390K↓404↓108↑112↓79↓$337K↓
33908$360K↓601↓140↓124↓95↓$319K↓
33909$335K↓429↓128↑212↑75↓$292K↓
33913$459K↓397↓128↓124↓70↓$441K↓
33914$535K↓529↓156↓132↓80↓$422K↓
33919$240K↓388↓108↑56↓82↓$243K↓
33931$708K↓393↓8452↓99↓$481K↑
33971$325K↓377↓96↓144↓79↓$283K↓
33974$319K↓432↓108↑132↓71↑$284K↓
33993$395K↓766↓200↑268↓79↓$325K↓
34134$959K↑384↓120↑60↓77↓$631K↓
34135$500K464↓152↓104↓81↓$458K↓

ZIP figures from Realtor.com listing data; home value from Zillow ZHVI. ZIP codes shown have the most complete listing-data history and active for-sale inventory in this metro; the latest available month is shown per ZIP. Arrows show the direction of each figure against the same three months a year earlier; no arrow means the change rounds to zero or the comparison isn't available.