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Cape Coral Gulf Access Canal Homes Market Update for October 2026
The median price for a Gulf Access canal home in Cape Coral is now $750,000, up $75,000 from a year ago, and inventory is down almost 28% over the same period. In this video, I break down the exact MLS numbers for Gulf Access homes in Cape Coral, Florida, including active inventory, median price, days on market, closed sales, and months of supply. I also cover each of the three Gulf Access quadrants: Southeast, Southwest, and Northwest Cape Coral.
The market sits at 5.5 months of inventory, which is a neutral market, and we compare this month to three months back and to one year ago so you can see the trend. Mid August through mid October is historically our slowest stretch of the year, so I explain what that means for buyers, what it means for sellers, and what I'd be watching as we head into the 2027 buying season.
I also go over Florida Amendment 3 and the proposed homestead exemption changes on the November 3rd ballot, and what they could mean if you're thinking about becoming a Florida resident.
Whether you're searching for Cape Coral Gulf Access homes for sale, considering a Cape Coral waterfront property, or trying to understand the Southwest Florida real estate market, this update gives you the actual numbers pulled directly from the MLS. No speculation, just what's happening in the Cape Coral canal home market this month.
📍 Thinking about buying or selling a Gulf Access home in Cape Coral? Let's talk strategy.
