Cape Coral today
What this means
Values in Cape Coral are down 2.8% over the past year, now 21.8% below the Aug 2022 peak.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Quick facts
| Cape Coral | vs Lee County | vs Florida | |
|---|---|---|---|
| Population | 236,264 (2025 estimate) | ||
| Growth since 2020 | 21.8% | +6.7 pts | +12.9 pts |
| Median home value | $373,500 | 3% higher | 4% higher |
| Median gross rent | $1,858 | 9% higher | 11% higher |
| Median household income | $78,104 | 3% higher | 5% higher |
| Owner occupied homes | 77.2% | +2.9 pts | +9.6 pts |
| Residents 65 and older | 25% | -3.9 pts | +3.7 pts |
| Average commute (minutes) | 30 | 2% higher | 7% higher |
| Homes built 2010 or later | 17.1% | +1.4 pts | +2.9 pts |
| Median property tax paid | $3,176 | 11% higher | 16% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Cape Coral
Gulf Coast city across the Caloosahatchee River from Fort Myers, begun as a planned community in 1957 and known for its waterways.
As an incorporated city, Cape Coral sets its own zoning inside Lee County.
Known for: more than 400 miles of navigable canals; Cape Coral Bridge; Lee Health facilities
A planned $185 million project will add a new westbound span to the Cape Coral Bridge.
Compared with Lee County as a whole, fewer homes are seasonal or vacation homes (11.7% vs 18%); it grew faster than the county since 2020 (21.8% vs 15.1%); less of the housing is in apartment and condo buildings (10.9% vs 21.2%) and the population is younger (25% age 65 or older vs 28.9%).
Cities with similar prices and rents: Winter Springs ($378,700, $1,867), Country Club ($378,600, $1,899), North Port ($362,500, $1,894).
Growth and housing
Population went from 194,004 in 2020 to 236,264 in 2025 (21.8%), versus 15.1% for Lee County.
| 2025 building permits | Cape Coral |
|---|---|
| Single family | 2,013 |
| 5 or more units | 285 |
| Total units | 2,406 |
| Per 1,000 residents | 10.2 |
Median year built: 2000. Detached houses dominate (79.4% of homes). Average household size is 2.59.
More newcomers from out of state than the county average (4.7% vs 4.1%).
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $3,576 a year |
| Hurricanes tied to Lee County since 2000 | Charley (2004), Ian (2022) |
| Coastal county | check flood zone and elevation per address |
Flood, storms and jobs
Flood premiums in Cape Coral get a 25% discount in high risk zones because the city holds CRS class 5. Since 2000, flood insurance has paid $454,185,880 on 6,994 claims inside Cape Coral. The Lee County guide covers storms, flood claims and employers; 41.8% of county homes are in high risk flood zones.
Buying a home in Cape Coral
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $541,287 |
| Conforming, one unit | $832,750 |
| Median home value here | $373,500 |
Homes cost 4.8 times median household income here (Lee County 4.8, Florida 4.8).
- Conventional: the most common loan in Lee County.
- FHA: works for the typical $373,500 home here.
- VA: veterans are 8.1% of adults.
Investing in Cape Coral
Long term rentals
| Cape Coral | vs Lee County | |
|---|---|---|
| Renter occupied homes | 22.8% | -2.9 pts |
| Rental vacancy | 7.1% | -3.2 pts |
| Rent as share of renter income | 37.2% | +2.1 pts |
Short term rentals
Vacation demand is real here, with 11.7% of homes held for seasonal use, and so is the competition.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 5% |
| State sales tax | 6% plus any county surtax |
Rules vary street by street; verify zoning and HOA limits early. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 79.4% |
| Buildings with 5+ units | 10.9% |
| Manufactured homes | 0.8% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.