April 2025 | Southwest Florida Gulf-Access Market Report

Waterfront living is the heartbeat of Southwest Florida—and nowhere is that more evident than in our Gulf-access communities. Each month I dig into the data to spotlight how inventory, pricing, and buyer demand are shifting. Below is a clear look at what happened over the past twelve months and what it means for you this spring.

1. Snapshot of the Past 12 Months

Metric All Gulf-Access Areas* Total sales 973 properties — Single-family homes 740 closings Avg. single-family price $922,280 Avg. condo / townhome price $464,082

*Tarpon Point Marina, South Cape Coral (Gulf Access), Northwest Cape Coral (Gulf Access), Cape Harbour, Gulf Harbour Yacht & Country Club.

Why it matters: Even with shifting national headlines, buyer appetite for true Gulf access remains strong. Prices held firm, especially for single-family homes with private docks and quick river runs.

2. Break-Down by Community

Tarpon Point Marina

• 12 sales over the last year

• Median price: $1,150,000

• $ 387 / sq ft

Five-year trend lines (see page XX of the full report) show Tarpon Point returning to pre-Ian velocity, with tight inventory keeping values resilient. Both buyers and sellers should watch days-on-market, which have ticked down from late-2024 highs.

South Cape Coral (Gulf-Access Homes)

• Median price: $650,000

• $ 336 / sq ft

South Cape offers some of the best “entry-level” Gulf-access opportunities. A handful of post-’95 concrete-block builds traded quickly this quarter—proof that updated floor plans under $700 K still move fast.

Northwest Cape Coral (Gulf-Access Homes)

• Median price: $899,900

• $ 387 / sq ft

NW Cape’s larger canal lots and newer construction carry a premium. Activity remained brisk on streets with 120-ft-wide canals and no bridges to the Matlacha Pass. Expect price stability as builders finish spec homes started in 2024.

(Cape Harbour and Gulf Harbour Yacht & Country Club data appear in the full report CLICK HERE TO GET IT!.)

3. What This Means for You

For Sellers For Buyers Pricing power is neighborhood-specific. Properties within 15 minutes to open water commanded up to 8 % more per square foot. Know your canal system. Bridge height, lock access, and seawall age can swing values by six figures. Homes with new roofs and impact glass sold 36 % faster. Inventory is still thin in Tarpon Point and Gulf Harbour—be ready to act decisively on well-priced listings. Staging outdoor living spaces (docks, tiki bars) fetched an average $24 K higher sale price. Rising insurance premiums are moderating condo prices; savvy buyers can leverage that for favorable terms.

4. Final Takeaway

The Gulf-access market remains a niche where lifestyle drives value. With interest-rate noise still swirling, data-driven strategy is more important than ever:

• Sellers: Accurate pricing and flawless waterfront presentation will shorten days-on-market and protect equity.

• Buyers: Focus on canal width, travel time to the Gulf, and structural updates—those factors determine long-term value more than headline averages.

I compile this report each month to arm you with hyper-local insight. If you’d like to see how your street—or your short-list—stacks up, let’s talk. A 15-minute strategy call could be the difference between hoping and knowing this season.

Ready to dive deeper? Request your custom neighborhood analysis today and secure the waterfront lifestyle you’ve been dreaming of.

Data source: Florida Gulf Coast MLS, closed sales May 2024 – April 2025.