I keep hearing it:

“There are too many homes for sale in Florida.”

“This feels like 2008.”

“We could never sell our house right now.”

But the actual Cape Coral numbers tell a very different story.

Here’s what buyers and sellers should know:

Pending sales: ↑ 21.5% year over year
This is the number I’m watching. Pending sales give us a look at what buyers are doing right now and buyers are making moves.

500 homes closed in July: ↑ 12.6% YOY
So it’s not just contracts being written. More homes are actually making it to the closing table.

Inventory: 4.4 months
A year ago, we were around 6.7 months. That’s roughly a 35% decrease in months of inventory.

Homes are closing around 97–98% of their final asking price.
Notice I said final asking price. Overpriced homes may still sit or require reductions. But when the price meets the market? Buyers are showing up.

So what am I seeing on the ground?

Exactly what the numbers suggest.

Correctly priced homes moving quickly. Multiple offers on the right properties. Buyers who have been waiting finally stepping in.

Does that mean every home is flying off the market? No.

It means this isn’t a market where you can throw a price at the wall and hope somebody pays it.

This is a strategy market.

For buyers, more choices can mean opportunity and negotiating power.

For sellers, buyers are absolutely out there but price, condition and presentation matter.

And for anyone waiting for Florida to suddenly become 2008 again?

I wouldn’t make a six- or seven-figure real estate decision based on that assumption. I’d make it based on the numbers.

If you’re wondering what your home could realistically sell for or whether now is the right time to buy in Southwest Florida, send me a DM, shoot me an email, contact me through my website, give me a call or text me at 303-710-0654. I’m always happy to talk through the numbers with you.