Daniel G. Starowicz, P.A.

and associates

239-603-6100

Toll Free 1-800-301-4341

International 00-1-239-603-6100

Skype: dan.starowicz

Sand Castle Realty Group, Inc.

4020 S. Del Prado Blvd Ste B-2

Cape Coral, FL 33904

[ Additional locations ]

Dan@TopWaterfrontDeals.com

Daniel G. Starowicz, P.A.

and associates

239-603-6100

Toll Free 1-800-301-4341

International 00-1-239-603-6100

Skype: dan.starowicz

Sand Castle Realty Group, Inc.

4020 S. Del Prado Blvd Ste B-2

Cape Coral, FL 33904

[ Additional locations ]

Dan@TopWaterfrontDeals.com

SW FL Guide > Waterfront Property > Pricing & Recommendations

Waterfront Property Guide

Waterfront properties are my main focus and main area of expertise.  If that is your target, you will find the resources on this website to be quite helpful. And more info is always just a phone call away. A large portion of my business pertains to Cape Coral’s canal front homes, as they account for hundreds of miles of the area’s Gulf (ocean) access property and are often the best deals for Florida waterfront. FYI: I call Fort Myers Beach home, and have my main Real Estate office in Cape Coral, though I am very knowledgeable on nearly ALL the waterfront sections of the county.  You may jump right to the search tools here to view what is currently available or you may continue reading below to learn more about the area. It’s the most extensive review out there, so it’s a good idea to review it!

Getting the most out of this site: It is recommended that you read through these pages in proper order (like a book), but you are free to browse by topic of interest too:

Topics covered in this section:

Southwest Florida

1

South Cape Coral*

A huge number of Gulf access canals means a lot of properties to choose from and some of the lowest prices in all of Florida.  Length of boating run, location, canal widths, age & condition of properties all have significant effect on values. Pricing: Quite old (1960’s) and/or homes in need of significant renovations/repairs can be found under $200,000. Depending on location, it may be sold just for land value. Dated 1970 & 1980s homes needing some modernizing from under $275,000.  Newer foreclosure homes, needing some fixing up from under $325,000. Newer homes in good condition, in desirable locations from $375,000.  Very clean, older homes with very short boating runs under $400,000.  Very new and very short boating runs and very good condition from about $475,000+. Condos from around $125,000+.  Direct sailboat access will increase the pricing. Caution: Do not confuse the area’s freshwater canals with the more valuable, saltwater, gulf access ones.

2

Northwest Cape Coral*

Notably less developed (for now) than South Cape Coral.  A good consideration for buyers who like less neighbors, want to pay less, but don’t mind that most of it (except the Southernmost portion) is a bit remote from restaurants, shops, etc.  Most Gulf access homes are newer, from under $350,000+, and are behind a 10’ clearance bridge or so.  Virtually no condos in this location.  A lot of empty, cleared lots give the area a different feel.  Some people love it and it’s more low-density quality, others prefer looking further South. Ceitus Pkwy area* and Matlacha Isles* offer the shortest boating runs. Matlacha Isles is all direct sailboat access as is the southernmost portion of NW Cape. Caution: only canals West of Burnt Store Road offer Gulf access.  Those to the East are freshwater.

3

Northeast Cape Coral

No gulf access.  Freshwater canal system only.

4

North Fort Myers*

Affordable Gulf access, a bit further up the river, so therefore a bit further boating run to the beaches. Then again, not all boating is about being in the actual Gulf, so it’s a very valid consideration for those looking to spend less. Most (but not all) North Fort Myers homes tend to be a bit older (ex: 1960’s to 1980’s construction.)  Old Gulf access homes or those needing notable rehab can easily be found starting under $200,000. Cleaner and/or a bit newer options from $300,000+.  Older condos from the very low $100,000s.

5

South Fort Myers*

Arguably, the social and economic center of the region.  A clean, desirable section of town with much of the areas commerce and attractions including numerous restaurants, shopping malls, the international airport (RSW), Edison College, Florida Gulf Coast University, the spring training stadium for the Minnesota Twins, the coming new Red Sox stadium, etc.  The combination of overall desirability plus a scarcity of canals make most South Fort Myers Gulf access homes cost a lot more than just across the river in Cape Coral. Some neighborhoods, such as Gulf Harbour, St Charles Harbour and Jonathan Harbour command high premiums. But to focus on lower priced options: Single family homes start mostly in the $300,000s but at that price, expect older, modest, or in need of repairs and long boating runs down shallower canals & creeks.  Cleaner, older homes with very desirable direct access will be more around $500,000+, with a few exceptions. Choice location older foreclosures, needing rehab, have been seen in the mid $300,000s.   Condos with modest Gulf access (via private boat ramps) from the mid $100s. Because of the lack of canals: most condos in South Fort Myers involve keeping the boat at the communities marina at an additional expense, so expect higher fees (ex: The landings.  Older condos from the mid $100s, Gulf Harbour newer options from lower $200s+).

6

Bonita Springs*

Rather limited waterfront. Good Single family homes under 1 mil are rare. Condos $400k+

7

Bonita Beach

Beachfront homes 2.5-3 million +.  A limit # of condos, half-million +

8

Iona

Single family mostly $600k+. Condos typically have marinas, not canals here.

9

Fort Myers-McGregor

Single family $500k+.  A few older condos though $200k+. Limited waterfront.

10

Fort Myers Beach*

Older canal homes 450k+  Beachfront condos 350k+.  Beachfront homes from 1 million+

11

Estero

Very little waterfront.  Canal homes 400k+.  Virtually no true waterfront condos.

10

Pine Island

Single family $275k+.  Few condos.

11

Alva/Buckingham

Single family from mostly the high $200’s. Few condos.

12

Burnt Store*

Sinfle family from about $300k.  Condos from the upper $100’s.

13

East Ft Myers/Tice

Older single family homes $175k+.  Very few waterfront condos.

14

Sanibel Island*

A beautiful, exclusive island with many miles of ideal beaches.  A small collection of Gulf access canals affording owners a premium boating location. Values here are much higher than the mainland. For Gulf access homes: modest, 40-50 year old tiny homes from under $700,000.  Nice, well maintained 20-30 year old home options start around $900,000.  Newer construction tends to start a few hundred-thousand higher, though many excellent choices can be found for a bit over a million. For condos: a few older, smaller options start around $300,000. Many more options as you approach $500,000.

15

Captiva Island*

A very small, prestigious island retreat North of Sanibel. All property here should be expected to command high price tags. Gulf access homes from as low as $2 million can be occasionally found, though the average listing is more in the 4-5 million dollar range and prices reach as high as $18 million. Small 1 bedroom condos in the South Seas Plantation development from $250,000+.  The occasional 2 bedroom condo from a half-million dollars + though there are notably more options as you approach 1 million dollar mark..  Note: rental income can offset a notable portion of the expenses as these are highly sought after vacation properties.

16

North Captiva*

Single family from about 1/2 mil+. No road access to this island. Small plane, boat, or ferry only.

17

Lehigh Acres

No true Gulf access. Canals are for drainage purposes only.

Waterfront Recommendations for waterfront (salt water) canal homes in Cape Coral, Florida as well as Fort Myers, Florida.

The best suggestions will of course come from discussing with you what your specific needs are!  But, in order to give some basic advice, here’s an overview:

In general, the best combination of low prices, desirable area, age/construction of homes, and reasonable boating runs will be found in the City of Cape Coral.  This is due to the fact that there are approximately 400 miles of canals throughout the city.  That’s going to add up to quite a few waterfront properties!  Prices will vary greatly depending on locations, length of boating runs, and the age of the homes.  I have an entire section of this site dedicated to understanding the complex nature of Cape Coral waterfront which can be accessed here.  The section above, waterfront general pricing, touches on a few examples too, and covers a lot more than just Cape Coral.

For those who are after the really low priced gulf access homes (sub $250,000) you have three options: 1. In Cape Coral the  oldest and/or longest boating run locations will provide a few options. 2. North Fort Myers will have a collection of older homes that could stand some updating, but some will even offer sailboat access.  It’s located further up the river, which means longer to the open gulf waters, but reduced prices.  Expect older neighborhoods, largely built in the 60’s/70’s. 3. East Fort Myers. The furthest run, but that equates to the lowest prices. Older neighborhoods. 60’s built in most cases.

For those interested in the barrier islands and the beaches: these are the number one most sought after locations, and are priced accordingly.  They didn’t experience the massive drop in value quite like the affordable sections of town, and foreclosures are few and far between.  Because the land is 3-4 times more valuable on the islands than elsewhere, this is going to have a big impact on what kind of house your money buys!  Please go into these expecting smaller square footage, a more modest grade of construction, and an older home versus the mainland.  Fancy kitchens, giant master baths and real tall ceilings are the rarity in the sub $1 million dollar island properties. Expect higher insurance premiums too on single family homes (Note: the lower the 1st finished floor sits, the higher the insurance cost. New homes are now built up 15 feet on stilts, so on those expect a lot of stairs or private elevators as the pricing gets higher). But if island living is in your price range, it’s arguably the best, and is one of the big reasons for being here in the first place!

Continue the Southwest Florida tutorial. On to the next page >>

Advanced Waterfront Search Options

You can also start a waterfront search at the following link: Southwest Florida current list of available Gulf access properties*. (Opens in a new window). Once on that page, you are free to modify the search to meet your exact preferences.