Cape Coral Real Estate News & Lifestyle

The Cape Coral lifestyle ranks up there for people making the decision to make Cape Coral, Florida their forever or vacation home. We are committed to bringing you the best restaurants, things to do, nature and so much more. 

Thanks for stopping by our website. This webite has awesome features. We are excited to bring you quick, easy searches and convenient new tools to help you find your dream home. If you are an agent or considering being an agent we'd love to discuss the new tools we offer our real estate agents to help them with their real estate business. Check out our career page for more information!

If you are searching for your perfect Cape Coral home we would love to help you. Our licensed real estate agents are top notch in their field and love what they do. Take your time searching on our site for your perfect home but when you have questions about real estate or the Cape Coral area our agents are available to answer your questions. Whether you are looking for a multi million dollar river front estate or a a quaint condo, we have the agent to handle all of your questions and guide you through the process. Check out our powerful Cape Coral home search engine now :D

Thinking about selling your Cape Coral property? We've got you covered there as well. You can contact Susan or any of our licensed real estate agents to go over our detailed listing and successful marketing process. Our stats speak for us of course, however we are more than happy to sit with you to go over in detail how our plan is truly superior than our competition. From detailed market analysis, to upscale marketing photos and world wide advertising, you owe it to yourself to check with us first. Market & sell your Cape Coral house.

Again, thank you for making Florida Future Realty one of the top real estate brokerages in Cape Coral. We love real estate and Cape Coral, Florida. Our experience, growth & professionalism are points we are very proud of. We look forward to working with you.

Call us anytime at 239-542-8521 or fill out our quick contact form to have an agent get back with you. 

March 30, 2021

Investment Rental Property in Cape Coral Florida


So, you want to invest in real estate in SW Florida? Well, you have arrived at the correct place for assistance. Our team has been helping real estate investors through multiple up and down real estate markets over the past 20 years right here in beautiful Cape Coral, Florida! While some of our agents are newer they have experienced the training from our dedicated real estate broker & experienced mentor agents to help guide you to the right investment for your needs.


This article is going to address rental opportunities. I will write another article about potential remodels in another post. 


Please also keep in mind that if you are finding this post in the future, it was written in the Spring of 2021 so prices and rental rules, and expectations could have changed by now. For up to the minute stats and advice always reach out directly to one of our highly trained licensed real estate agents at our office, Florida Future Realty, Inc.


We have real estate investors from beginner/novice, to experienced reaching out to us about the right rental investment for their portfolio. In this article, I am going to cover the 3 most sought-after rental opportunities we see in our current market. I hope this information assists you with deciding if our area of Cape Coral (and surrounding markets of Naples, Ft Myers Beach, Bonita Beach, Sanibel, Captiva & Ft Myers) is for you.


Most of the investors I speak with are looking for a hybrid investment model. I just made up this term because they are wishing to rent out the home (or condo) often but they would also like to use if for their own personal use as well. Most of these investors are not heavily looking into returns and are mostly interested in covering all or some of their costs.  They see this as a long-term investment and may be moving down in the next few to several years as well.

Cape Coral Gulf Access Homes


Waterfront Cape Coral


Depending upon your budget in this case, I often suggest either a 3 bedroom, 2 bathroom pool home or a larger pool home on the water. Cape Coral has waterfront both with Gulf Access and also waterfront homes on what we call fresh water that do not lead out to the Gulf of Mexico. Both can be furnished to make great vacation rentals but if you are an avid boater you will want to look at homes with the easiest and quickest access out to the Gulf of Mexico. Obviously, these homes are the most expensive of them all. 


At the time of writing this, homes with very quick, direct (meaning no bridges or locks to contend with) access, that are in the right location and condition to be a lucrative vacation rental are starting in the 600s and going up from there with the average cost being around $800-900k. For these prices, you can acquire a very nicely appointed vacation rental, or a home that would make a great vacation rental with some minor updates and/or furnishings. Homes in this price range are renting between $8-12,000/ month during season. Our peak season is typically described as Jan-March however many owners find themselves getting vacation rental rates as early as November and as late as through April. Our “off-season” is the summer months. While you can absolutely still rent your house out during the summer months, we find that the rates are about half of the seasonal rates and also come with a vacancy rate as well. In the summer months, it is also common to find people looking to rent for just a week or two versus in season you often have people wanting the entire 3 months or at least a full month rental. 


Does this sound ideal? Get started with a search for Gulf Access Homes in Cape Coral.


Cape Coral Pool Homes - Off water

Cape Coral Pool


With off-water homes, you can imagine that the rental rates are not nearly as high however it can still be lucrative. A typical 3/2/2 (That’s 3 bedrooms, 2 bathrooms, and a 2 car garage) pool home that would make a nice vacation rental can be purchased for around $350-400k in today’s current market. This home can rent for about $3000-3800/month during the seasonal months (see above) depending upon location and amenities. Start searching for pool homes in Cape Coral now.


Annual Rentals in Cape Coral


The third investment I want to touch on are the annual rentals. With an annual rental, you do not have to furnish the property and you get a long-term tenant. You also save on having to pay for electricity, water, sewer & internet. We still suggest that you handle the pool & lawn maintenance though. Off water homes are usually more ideal for this as with an annual rental you are asking much less per month and with the holding costs of a higher-priced luxury waterfront home, this just doesn’t make much sense to most investors. But a nice pool home can easily rent year-round for about $2,000-2,400 in today’s market. A house without a pool can rent for about $1600-2,000. These homes, without pools, can be purchased right now for under $300,000.


In Cape Coral, Florida at the present time, the only rule for rentals is that they require a minimum of 1 week stay. They also just passed an annual registration as well to go into effect Oct 2021.


If you are looking inside of an HOA or Condo Association there will be additional rules. Many complexes do not allow rentals and most of the ones that do have stipulations in place like you can rent up to 4 times a year at a minimum of 90 days stay, etc. So each complex’s rules will need to be studied carefully.


I hope this article helps you get an idea of what our current real estate rental market in Cape Coral looks like. Obviously, this is a very broad picture and once we connect we are happy to narrow down the picture for your specific goals. 

April 26, 2019

Cape Coral Real Estate Property for Sale Statuses Explained

Cape Coral Real Estate Property for Sale Statuses Explained


Have you ever wondered what certain statuses mean that you see in the real estate marketplace? Some are very local in nature while others are universal. In this article, we will discuss the different statuses you may come across in the Cape Coral real estate market.



Properties that are for sale are available for viewing, placing an offer and purchasing. They may or may not also be available for rent.



Properties that are for rent are available for leasing/renting. They may or may not also be available for sale.



This generally is used for a property where the seller is open to alternative selling scenarios. The seller may be open to seller financing or lease purchase terms. You should discuss the terms and pros/cons with your real estate agent.



Active Status


First of all, when a property is listed for sale it is known as “Active”. This means it is active on the real estate market. MLS is a term used by real estate agents to denote their “Multiple Listing Service”. The MLS is a data share program for licensed real estate agents to cooperate with each other. This means that they are working with other real estate agents and also share their commissions with another real estate agent to bring a buyer.  Most MLSs also share or syndicate their listings to other real estate websites/portals and even other real estate brokerages’ websites. This should mean that there are no accepted offers on the property and that is available for showings. There could however be offers on the table but until an offer is accepted by all parties it remains in ACTIVE status.



Pre-Listed or Coming Soon Status


Sometimes you may see something marketed pre-listing. Real estate agents may use terms such as “coming soon” or “not on the MLS yet”, etc. You may also hear of a term a real estate agent uses as a “pocket listing”. This typically means that the listing agent (real estate agent working for the seller) has an agreement to list & sell the property but they have agreed to keep it off of the MLS until a certain date in the future. Why would a seller want this? There are a few reasons but most likely the listing agent has suggested it to try to find a buyer on their own without the help of other real estate agents. They may have a buyer pool through their own database or their brokerage where they can tap into buyers searching for homes. This allows the agent to sell the home quicker and possibly to work with both the buyer & the seller themselves. This is completely legal in the state of Florida as we are all transaction brokers unless otherwise noted. We can get into representation in another article but for this article, I will keep on track to discuss the statuses. As a seller, you may want to “test” the market before you actually go live on the MLS. Perhaps you are still working on staging or repairs to prepare for the market or you don’t want many showings right now, etc. The cons of going under contract before the house is actually listed on the MLS is that you may end up with an offer below market value or for less than you could have otherwise received after being marketing thoroughly. Obviously, this is something you’ll want to discuss with your real estate agent and does not happen with all transactions. Some MLSs do NOT allow properties to be pre-listed or marketed prior to being active on the MLS.


Active Contingent


When a property is listed as “active contingent” this means that there is an accepted offer on the property however there are still contingencies to be met. A contingency in a real estate sale is usually for an inspection period or a financing period for the buyer. This means that the buyer has so many days to complete their home inspections and obtain financing. Usually, during the active contingent phase, the seller will still allow others to see the property or put in back up offers but a buyer should understand that it is under contract with another buyer. Sometimes this is also called “under contract”.




When a property is marked in a pending status this means that the property has an accepted offer and the contingency time periods have passed or have otherwise been removed. This typically means that the closing will be happening soon. There is still a slight chance that the property may not close but in most cases, this means that the property is no longer available to see or place offers on. Sometimes this is also called “under contract”.


Back on the Market


This status means that the property had been under contract for purchase with another buyer but something went wrong. It could have been an issue with the property but more times than not it has something to do with the buyer. Either they changed their mind or were denied their financing in most cases. You can always have your agent ask what happened. If it was due to an issue of the property it must be disclosed.


Closed / Sold


Once a property is marked as closed or sold the property is no longer “on the market” & has transferred ownership from one (seller) to another (buyer). 


I hope this has helped you with your real estate search. Should you have any other questions please reach out to our office to speak with a licensed real estate agent to discuss. We look forward to working with you!


Sept. 2, 2016

Shop Local And Support Cape Coral Living

Relax in cape Coral HomesLocals embrace Cape Coral living and support their own community by frequenting the Farmers Market. A multi-week event with several locations, the Cape Coral Farmers Market is a convenient way to practice the from farm to table philosophy. From fresh produce to homemade foods, shoppers will find everything they need to make a scrumptious family dinner at their Cape Coral homes. Three neighborhoods host markets and include The Shops at Surfside, Downtown at Club Square and Cape Harbour.

Live entertainment fills the area encouraging patrons to relax and enjoy themselves as they pick up their goods. Stalls filled with produce are plentiful. Seasonal selections peaking in September include avocados, mushrooms, peanuts and citrus fruits - tangerines, oranges and grapefruits. October crops add sweet corn, cucumbers, colorful bell peppers and tomatoes to Fall’s bounty. Get it how grandma used to make it. Vendors present homemade jams, jellies, breads and pastries. Nuts and pure honey are also easy to find.

It’s not all about the food though. Many unique items can be found by those meandering about. Great gifts and pieces of pottery perfect for placement in Cape Coral homes are ripe for the picking. The Cape Coral Farmers Market encourages the public to purchase “Fresh From Florida” foods. Feel good about staying local and eating healthy for a better you. More information including a vendor’s list and hours of operation may be found online.


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