Cape Coral housing market shifts toward buyer conditions as homes sit 119 days

The Cape Coral–Fort Myers-Naples, FL metro housing market has moved into buyer-favorable territory, with homes taking a median 119 days to sell, 54% longer than the national median of 77 days, according to HousingWire Data for the week ending Nov. 14, 2025.

Single-family inventory in the Cape Coral metro reached 7,910 active listings with 4.6 months of supply, positioning the market well above both Florida’s 3.3-month average and the national 2.7-month level. The extended selling timeline and elevated inventory signal a notable shift in negotiating dynamics for this Southwest Florida market.

Inventory builds while absorption lags

Weekly market activity showed 369 new listings entering the market while 444 homes were absorbed, creating a net reduction in active inventory. Despite this weekly absorption exceeding new listings, the 4.6 months of supply indicates accumulated inventory from previous periods continues to provide buyers with expanded choices.

The relisting rate of 9.8% suggests most sellers remain committed to their initial listing attempts rather than pulling properties off-market for re-strategizing. This persistence, combined with the extended days on market, reinforces the buyer-favorable conditions throughout the metro.

Price adjustments reflect market reality

More than one-third of active listings, 36.9%, reduced their asking prices during the week, while only 1.6% increased prices. The median list price of $454,000 sits 6.4% below Florida’s statewide median of $485,000, though price per square foot at $251.7 closely aligns with the state’s $250.5.

This pricing dynamic, where overall prices trail state levels while per-square-foot values remain comparable, reflects the specific housing stock and market conditions unique to the Cape Coral–Fort Myers area.

Regional contrasts emerge

Cape Coral–Fort Myers stands apart from broader market trends. The metro’s 119-day median selling time exceeds Florida’s 98-day median by three weeks and surpasses the national 77-day median by six weeks. Similarly, the 4.6 months of supply represents 40% more inventory cushion than Florida’s overall market and 69% more than national levels.

Track the 119-day median days on market for signs of acceleration or deceleration in selling pace. Monitor the 36.9% price reduction rate as a gauge of seller flexibility. Watch whether weekly absorbed listings continue to outpace the 369 new weekly listings, which could gradually tighten inventory despite current elevated levels.

Use these Cape Coral–Fort Myers metrics to advise buyers about expanded negotiating opportunities in a market where time-on-market stretches well beyond state and national norms. Share the 4.6-month supply figure with sellers to set realistic expectations about marketing timelines. Leverage the high price-reduction percentage to demonstrate the importance of competitive initial pricing strategies in current conditions.

HousingWire used HW Data to source this story. To see what’s happening in your own local market, generate housing market reports. For enterprise clients looking to license the same market data at a larger scale, visit HW Data.