It depends on your map panel: FEMA's updated Lee County flood maps take effect March 2, 2027, but they revise only select map  panels, so the only way to know is to check your own address before you list or buy. I'm Frank Glaab, P.A., a Realtor with Epique Realty in Cape Coral, and flood zones come

Before you switch realtors, the best first step is a direct conversation with your current agent about price, buyer feedback and the plan, and a careful read of your listing agreement so you know your options. The goal is a fresh, data-based plan, not blame. I'm Frank Glaab, P.A., with Epique Realty

Whether you should take your Cape Coral house off the market depends on your timeline, your carrying costs while you wait, and whether a refresh might do more than a pause. Before you pull the listing, compare the cost of waiting with the cost of updating price and presentation. I'm Frank Glaab, P.A

When your real estate listing expires, the listing agreement generally ends on its stated date and your home comes off the market. You're then free to decide whether, when and with whom to relist. It's a common situation, and there's no need to panic. I'm Frank Glaab, P.A., with Epique Realty in Cap

A Cape Coral house has likely been on the market too long when it's well past the local median of 48 days to contract (September 2026, Worthington Realty, Florida Gulf Coast MLS data for September 2026, as of Oct 10, 2026) without steady showings or offers. At that point, it's usually time for a fre

There's no fixed deadline, but a useful Cape Coral benchmark is the local median time to contract: 48 days in September 2026 (Worthington Realty, Florida Gulf Coast MLS data for September 2026, as of Oct 10, 2026). If your home is well past that with few showings or no offers, it's time for an hones

If your Cape Coral house isn't getting showings, the cause is usually one of three things: how the home looks online, how the price compares with the competition, or how easy it is to schedule a showing. All three can be improved. I'm Frank Glaab, P.A., with Epique Realty in Cape Coral. Here's where

Showings but no offers usually means your marketing is doing its job, but buyers feel the price doesn't match the home's condition or the other Cape Coral homes they toured. The good news is that showings give you feedback you can act on. I'm Frank Glaab, P.A., with Epique Realty in Cape Coral. Here

Your house may still not be selling after a price reduction because the new price still doesn't line up with the right comparable sales, or because something other than price, like condition, photos or showing access, is holding buyers back. A price cut only works when it lands in the right place. I

If your Cape Coral house isn't selling, the best move is a simple three-step plan: review the price and feedback, refresh the presentation, and then relaunch with a clear strategy. Most of the reasons a home sits can be fixed, and a calm plan works better than a rushed one. I'm Frank Glaab, P.A., wi

Short answer: Cape Coral is still a fairly balanced market that leans slightly toward buyers, but it is tighter than it was a year ago. In September 2026 the city had about 4.9 months of supply, down from 6.6 a year earlier. Active listings were down 17.8%, and the median sale price was up 2.8% year

Published October 22, 2026 · Updated October 27, 2026 · by Frank Glaab, Broker Associate, Epique Realty If your Cape Coral home isn't selling in fall 2026, the most common reason is that its price, condition or presentation isn't matching what today's buyers can compare it against. Buyers in Lee Cou

Only if your home has sat past the local norm without strong showings or offers: in the three months ending September 2026, 40.3% of Cape Coral homes for sale had a price drop, yet homes that sold still closed at a median 96.9% of list price, according to Redfin. I’m Frank Glaab, P.A., a Realtor wit

Cape Coral KidsFest 2026 is Saturday, October 17, from 10:00 a.m. to 3:00 p.m. at Cultural Park (544 Cultural Park Blvd), and admission is free for everyone, according to the Cape Coral Kiwanis Club event page (capecoralkiwanis.org/kidsfest, checked Oct. 15, 2026). I'm Frank Glaab, P.A., a Realtor w

No. Cape Coral’s September 2026 median sale price was $364,950, up 2.8% from $355,000 a year earlier, according to Worthington Realty’s Florida Gulf Coast MLS (FGCMLS) data as of Oct. 10, 2026. I’m Frank Glaab, P.A., a Realtor with Epique Realty in Cape Coral, and here’s what the newest monthly numb

For a typical 10,000-square-foot parcel, the City of Cape Coral estimates the North 3 utility assessment at $35,264 east of Burnt Store Road and $41,029 west of it, for city water, sewer and irrigation, with a final council vote set for Nov. 2, 2026. I'm Frank Glaab, P.A., a Realtor with Epique Real

At the 7.28% average 30-year rate reported the week of Oct. 1, 2026, a median-priced Cape Coral home costs about $2,079 a month in principal and interest with 20% down, roughly $190 more per month than a year ago. I'm Frank Glaab, P.A., a Realtor with Epique Realty in Cape Coral, and here's what the

Right now, $814,900 buys a 2015-built, elevated block pool home on Gulf-access water with no bridges in Matlacha Isles: 12304 Boat Shell Dr, 3 bedrooms, 2.5 baths, 2,137 sq ft, with its own composite dock and covered boat lift. It also comes with a transferable flood insurance policy at just $1,312/

One of the most common questions I hear from buyers today is simple: "Should I buy now, or should I wait?" It's a fair question. Mortgage rates remain higher than they were just a few years ago, inventory has increased across Southwest Florida, and many buyers are wondering if prices will fall furth

If you've been watching the Southwest Florida real estate market, you've probably noticed something interesting. One home receives multiple showings the first weekend and goes under contract almost immediately, while another similar home sits on the market for months with little activity. Many peopl

If you've turned on the news lately, you've probably seen plenty of reasons to feel uneasy. Ongoing conflict in the Middle East, concerns about inflation, uncertainty surrounding interest rates, and nonstop headlines predicting what's coming next have many buyers and sellers wondering if now is the

  If you’ve been watching the news lately, you’ve probably seen headlines about rising tensions involving Iran, higher oil prices, stubborn inflation, and uncertainty around interest rates. Naturally, many people are asking: “What does this mean for real estate here in Southwest Florida?” Let’s walk

Southwest Florida has become one of the fastest-growing regions in the country. Every year thousands of people relocate here looking for sunshine, waterfront living, and a slower pace of life. For many, it turns out to be exactly what they hoped for. But something interesting also happens. Some peop

    If you’ve lived in Cape Coral as long as I have, you’ve heard about big plans before. Some happen. Some stall. But the Seven Islands Project in Northwest Cape Coral is one of the most talked-about developments in the city’s history — and it’s worth paying attention to. Whether you’re a homeowner

  If you’ve been following real estate headlines lately, you’d think Southwest Florida is either on the verge of collapse… or about to skyrocket again overnight. The truth, as usual, lives somewhere in the middle. So let’s talk plainly about what’s actually happening in the Southwest Florida housing

If you’ve been paying attention to headlines lately, you’d think Southwest Florida real estate was either crashing… or completely unaffordable. As usual, the truth sits comfortably in the middle. Let’s talk about what’s actually happening across Cape Coral, Fort Myers, Pine Island, and Matlacha—and

If you’ve been following headlines lately, you’d think the Southwest Florida real estate market is either crashing… or completely unaffordable. The truth, as usual, lives somewhere in the middle—and it depends heavily on where you’re looking. Two cities get compared constantly: Cape Coral and Fort M