How to Navigate Multiple Offers with a Cape Coral Realtor

Posted on 2025-12-12 06:30:46

Cape Coral actions to its personal rhythm. Canal-front houses with Gulf get right of entry to carry boaters from the Midwest. New building on scattered an awful lot attracts buyers. Seasonal site visitors swells every one wintry weather, then presents method to quieter summers, and storm chatter lingers each one fall. In that cycle, the market usally flips from consistent to frenzied in a count number of weeks. When it turns sizzling, the properties with powerful bones and smarter pricing appeal to a couple of client, and all of sudden you are in a diverse-supply state of affairs. That is in which a expert Realtor earns their preserve.

Whether you're paying for or selling, working with a Realtor in Cape Coral modifications the maths. The good particular person knows the big difference between a right away Gulf-get right of entry to canal that commands a top rate and a freshwater canal that appeals for approach to life however no longer necessarily for leases. They be aware of which neighborhoods assume concrete seawalls, which residences need flood vents for assurance, and how appraisers treat recent remodels west of Del Prado versus properties close to Burnt Store Road. Those details tip the scale when grants pile up. The objective seriously is not solely to win, but to win on phrases that keep together as a result of inspection, appraisal, and final.

How distinctive presents happen in Cape Coral

Multiple gives infrequently arrive via coincidence. A nicely-priced single-circle of relatives homestead south of Cape Coral Parkway with 10 to 15 minutes to open water can see three to six provides inside of forty eight hours, particularly if the list charge sits inside 2 to a few p.c. of contemporary comps. Renovated houses east of Chiquita Boulevard with new roofs, impression home windows, and a dock sometimes trigger bidding wars. Newer pool houses north of Kismet with 3-automobile garages can spark investor passion if short-time period leases are allowed and municipal principles are clean. Condos with low per 30 days fees close Cape Harbour can see action from snowbirds in search of lock-and-go away comfort earlier season.

Multiple affords additionally movement from tight stock. After storms, nicely-repaired buildings change into scarce. During top-interest durations, dealers who locked in low charges preserve their houses, cutting supply. When a excellent area hits the market, anybody who has been waiting jumps at once. A responsive Realtor Cape Coral is aware which listings lift hidden leverage and tips on how to sign a amazing yet fair path for the two sides.

The supplier’s vantage factor: pick out the present that closes

When you might be promoting, the very best quantity is tempting. Yet the ideally suited supply is the single that closes on time with the least drama. I even have seen a $10,000 top offer implode at appraisal, in simple terms for the purchaser to walk while asked to bridge the distance. Meanwhile, a a little cut back income supply sailed by, saving a month of uncertainty. Sellers who chase most effective the precise line basically give again greater in concessions, maintenance, or lost time.

A dealer in southeast Cape Coral with a properly-maintained pool dwelling, new tile roof, and a 10,000-pound boat elevate will see extreme traders convey extreme terms. Ask your Realtor to arrange a clear comparison sheet, no longer just internet proceeds. The due diligence need to be sharp: earnings verification for financed clients, bank statements for income, underwriting reputation if a loan, and a transparent learn on contingencies and timelines. In our aspect, appraisers could be conservative on authentic canal buildings if there are only one or two close by comps. If your buyer’s financing calls for every dollar in significance, you're betting on an appraiser who would possibly not percentage the purchaser’s enthusiasm.

Cash just isn't instantly king, but it mainly buys sure bet. A properly-documented salary supply that enables for a short inspection length and a bendy last can beat a larger financed provide, exceedingly in the event that your alternative dwelling relies upon on tight timing. On the other hand, a financed provide with a robust appraisal gap clause, a native lender, and a quick inspection should be would becould very well be just as good. The nuance lies inside the info: underwriting stage, down cost measurement, lender fame, and whether the patron has a second homestead contingency on the alternative side of Florida which could cause a series reaction.

The client’s vantage element: win with precision, not simply price

Cape Coral customers who try and bulldoze with cost alone can overshoot and run into appraisal hindrance. Strong promises location themselves to solve the seller’s real obstacle, which could be timing, submit-occupancy, or the phobia of a flaky lender. If your Realtor knows the itemizing agent well satisfactory to invite productive questions, you possibly can tailor terms Realtor with no exposing your self to unnecessary danger.

I motivate buyers to outline their will have to-negotiate goods formerly a bidding warfare starts off. If you care approximately the dock pilings, the pool heater guarantee, or a allow records for the lanai, name those out early and overview town archives if doable. If flood insurance coverage is a obstacle, get initial quotes established on yr equipped, elevation, and mitigation options like flood vents and affect glass. If your loan is tight, focus on a dependent appraisal hole with a ceiling tied in your convenience level. Do no longer promise a niche you shouldn't come up with the money for in money, when you consider that underwriters will no longer cover it, and you will be at the hook.

Buyers additionally reap an area with regional relationships. A itemizing agent who has closed along with your lender or understands your Realtor’s repute for clean recordsdata will endorse for you when the vendor asks, “Who is so much most probably to make it to the end line?” In a crowded subject, acceptance is a silent tiebreaker.

Reading the belongings and the neighborhood

Cape Coral is block by block. The same square footage can participate in otherwise based on canal width, seawall condition, and distance to open water. Lot orientation topics for pool usage. West-facing pools soak night sun for sundown swims, but in addition they run hotter in July and August if color is confined. Insurance prices vary sharply with the aid of age of roof and wind mitigation credits. A domestic with have an effect on home windows and a newer roof may cut down charges by countless numbers per yr compared to a an identical apartment with older structures. Buyers will pay more for reality, tremendously after a hurricane cycle.

A Realtor who walks those canals each and every week can analyze a listing and expect which patrons will bid and wherein the appraisal may land. That same man or woman will flag metropolis permitting nuances, together with open lets in on older pool cages or liens for unpermitted sheds. These are small objects that was gigantic leverage in distinctive-be offering negotiations, because they parent whether or not it is easy to hit the vendor’s widespread ultimate date with out extending for upkeep.

Game plan for marketers: tips on how to invite mighty promises devoid of chaos

A controlled approach beats a loose-for-all. You prefer to attract the widest pool of great shoppers, then deal with Realtor Cape Coral the pace so you do now not accept the wrong offer less than strain. Preparation is the quiet lever that beats frantic again-and-forth after the itemizing goes dwell.

Use your Realtor to set a proposal window that respects consumer logistics however prevents foot-dragging. In Cape Coral, a straight forward rhythm is record on Thursday, educate closely Friday and Saturday, and review Sunday afternoon. If you've already moved out, added entry enables. If you live in the domestic, ask for clustered showings to reduce disruption. Stage the canal and outdoors locations first. In our industry, outdoors dwelling area sells approach to life, and life style sells turbo than sq. footage alone.

Photography will have to tutor seawall condition, dock configuration, and canal width from the water, no longer simply from the lanai. If the house has a newer roof, affect home windows, or a generator, lead with these enhancements, considering they connect quickly to insurance and peace of mind. Accurate disclosures earn belif, and accept as true with draws cleaner affords.

Game plan for consumers: training that shortens the gap to yes

When the exact dwelling appears to be like, you do no longer wish to scramble. A clean pre-approval from a neighborhood lender with fast flip times actions the needle. Cash is even more beneficial, however only while your facts of finances is in a position and the finances are relatively liquid. You could take note the metropolis’s software expansion history as nicely, considering the fact that evaluation balances in certain units ought to impression your per thirty days expenses. Ask your Realtor to drag these numbers.

Walk in with a hierarchy of concessions. If one can waive a confident repair threshold or receive the house as-is with the appropriate inspection window, recognise that in advance of time. If which you could be versatile on the remaining date, be geared up to offer put up-occupancy for a week or two so the seller can conclude their go. Many a number of-supply battles are won via fixing a non-expense situation for the alternative side.

Terms that tip the balance

Price concerns, but phrases judge tight races. In Cape Coral, 3 terms arise again and again: inspection duration period, appraisal architecture, and occupancy timing. Because of coverage ideas, a brief inspection period indicators confidence and momentum. Sellers hate gazing calendars drag at the same time buyers nitpick small products. If you continue the inspection to five to 7 days and display that you have inspectors booked, you beginning effective.

Appraisal gaps require cautious framing. If you write, “Buyer will cowl any appraisal shortfall as much as $15,000,” the seller is familiar with precisely wherein your ceiling sits. For financed gives you, make certain the ones money are separate from your down charge and last bills. If you desire the similar cash for both, your offer would possibly not be as stable as the vendor thinks.

Occupancy timing is basically the hidden win. If your seller wishes to appoint lower back for 2 weeks to coordinate a cross-nation pass, a client inclined to present that at truthful industry hire will most likely beat a quite bigger value. Your Realtor ought to draft a blank publish-occupancy settlement that clarifies utilities, insurance, and any holdback in escrow. The tips steer clear of last-minute confusion.

Communication etiquette between Realtors

The manner your Realtor communicates can add or subtract perceived chance. A Best Realtor Cape Coral will reply calls briskly, carry data wisely, and signal that their record is buttoned up. On the checklist side, considerate directions for showings and a clean cut-off date tell traders you cost order. On the shopping for edge, a concise duvet e-mail that highlights the strongest points of the be offering allows the vendor’s agent gift you neatly. The notice would emphasize neighborhood lender prestige, pre-underwriting, proof of finances on page two, inspection crew availability, and your flexibility on last.

Overpromising is a rapid path to mistrust. If your lender necessities 30 days, do no longer write 21. If your client can not stretch to a higher appraisal gap, do now not trace that they would. Clean honesty, coupled with velocity, wins extra oftentimes than swaggering gives you.

How to take into accounts contingencies during this market

Cape Coral’s inventory and coverage ecosystem make contingencies fundamental, yet they will have to be proportionate. Sellers will accept the true defense nets in the event that they trust the buyer will no longer play video games. Inspection contingencies may still be calibrated to actual threat. A Nineteen Sixties residence that became revamped after a hurricane merits a tighter study trusses, tie-downs, and electric panels. A 2018 dwelling with lets in and impression glass most likely necessities a speedier, more effective inspection process.

Financing contingencies should still encompass lender milestones. If you're pre-underwritten, say so. If you're relocating from pre-qualification to conditional approval, share the timeline. Appraisal contingencies belong in the open with clear caps or concessions. Vague language factors concern.

Title and allow contingencies can shop deals. Cape Coral has a easy portal for makes it possible for, and pulling those files early enables each person. Seawall upkeep, historic fence permits, or a protracted-ago shed elimination can day out closings if they floor past due. A Realtor who knows the city process can clear up small snags prior to closing day.

Appraisals and the actuality check

Appraisers in Cape Coral weigh canal form, access, and latest related revenues with care. A direct Gulf-entry residence west of Del Prado has a tendency to appraise in another way from a freshwater canal condo with a noticeably view however no boating to the Gulf. Two houses with identical interiors can differ by way of $50,000 or more stylish on the canal type and distance to open water. In a numerous-offer stack, a person recurrently bids prior the point of trouble-free appraisal. If that consumer grants to bridge the difference, the seller wishes to look facts of those dollars.

On the purchase facet, getting in a excessive appraisal gap will never be inherently reckless when you have run the numbers. Some dealers receive a smaller margin in the present day for the special way of life of a 5-to-ten-minute run to the river. Others decide upon price north of Pine Island Road, having a bet on continued enlargement and new structure balance. Value is confidential, but appraisals are procedural. Your Realtor will have to arrange you for both.

Negotiating maintenance with out derailing the deal

Inspections in Cape Coral as a rule awareness on roof condition, wind mitigation positive aspects, pool machine, and waterfront systems. A seawall crack can selection from cosmetic to urgent, and the restoration can swing from a few hundred bucks in epoxy work to tens of thousands for panel substitute. You need an inspector who is aware the waterfront parts, no longer simply residential structures.

If you are the dealer with a couple of provides, you would anchor expectancies early via itemizing identified trouble and atmosphere the home as-is with the good to cancel if upkeep exceed a clear threshold. Serious consumers nevertheless come, and you dodge renegotiation surprises. Buyers who get the home under agreement after a troublesome bidding contest needs to focus on precise defense pieces or procedure screw ups, no longer small cosmetics. A pragmatic checklist continues goodwill intact and presents your Realtor room to hold the deal.

Timing the choice while bargains flood in

Deadlines prevent all people sane. Listing marketers mainly set an offer deadline for Sunday at midday with a response aim through Monday at midday. That gives investors time for a 2nd stopover at, a speedy contractor opinion, or a lender affirmation. If an out of the ordinary be offering arrives early with a short fuse, your Realtor have to weigh the chance of ready in opposition to the means for a superior stack through the closing date. I actually have seen early coins delivers at complete price try and reduce the road, solely for the open condominium to generate 3 upper provides the next day to come. Patience, when guided via information, tends to pay.

On the buy aspect, speed is an asset but no longer at the value of accuracy. Submitting a suggestion with lacking initials or an outmoded addendum signals sloppiness. In a crowded box, bureaucracy precision is a proxy for reliability. Move speedy, now not rushed.

Working with nearby creditors and inspectors

Local subjects in Cape Coral extra than many comprehend. Some country wide lenders do quality, but closings move smoother whilst the appraiser understands the canals and the underwriter has noticed flood insurance plan fees with huge variance. A neighborhood lender who can go with up the telephone on a Saturday makes your present greater, in view that the directory agent can get truly-time solutions. Inspectors who recognize to compare screen enclosure fasteners, tile roofs after wind situations, and dock electric bonding will save you from surprises.

The determination of partners is one cause you hire a Realtor Cape Coral as opposed to a chum from out of country who sells half-time. Local groups are calibrated to our industry’s quirks.

When to stroll away, even once you love the house

There is forever another tide. I have cautioned shoppers to stand down whilst a bidding struggle climbed 7 to ten percent above a comp-supported value with no not pricey appraisal plan. I have additionally urged marketers to pass on a leading-buck be offering whilst the financing construction regarded brittle and the timeline conflicted with a deliberate flow. The money of a blown deal entails misplaced weeks, new sporting charges, and stigma from returning to market. Sometimes the exact choice is to stay up for a higher space or the next customer.

Signs you would walk away contain an appraisal hole promise the patron won't be able to give a boost to, inspection findings that point to structural seawall worries with out a clear cure, indistinct funding letters from on-line lenders, or a negotiation tone that foreshadows fights over each and every $two hundred object. Your Realtor should have the spine to claim no while yes would be more convenient.

What a robust Cape Coral Realtor absolutely does in a bidding war

The correct brokers are two steps forward. They name any other facet in the past sending the be offering to study what subjects most. They calibrate pricing with latest sales and pending details, no longer wishful pondering. They existing financials obviously, connect proof of cash in a reliable approach, and look at various that names event throughout information. They schedule inspectors tentatively earlier the offer is even permitted, given that momentum is your family member. They control expectations inside your spouse and children so not anyone panics while an appraiser requests a 2nd comp evaluate.

They additionally give protection to you from your self, whether or not you are the customer tempted to waive each and every contingency or the vendor able to just accept the very best range from an untested lender. The Best Realtor Cape Coral is a secure voice lower than pressure, no longer a cheerleader for reckless strikes.

A brief tick list you can still honestly use

For agents: request a aspect-by way of-side of bargains, together with financing model, lender, inspection days, appraisal gap, put up-occupancy terms, and evidence of dollars. Confirm the customer’s underwriting stage, no longer just pre-qualification. For investors: line up a regional lender letter with touch information, organize proof of budget, come to a decision inspectors in advance of time, and resolve your maximum appraisal hole in revenue phrases. Know your need to-haves versus superb-to-haves. For each: set clear timelines. Keep conversation crisp and documented. Avoid imprecise language round repairs and occupancy.

After popularity: tips on how to hinder the deal intact

The true work begins as soon as signatures are dry. Earnest fee needs to arrive on time. Inspections may want to be scheduled the day the checklist turns to pending, now not after every body returns from a long weekend. If a restoration is needed, acquire one or two rates at once and agree at the medicine in writing. If flood or owners coverage prices marvel you, percentage them with the lender quickly so debt-to-profits calculations continue to be correct. Appraisal delays Best Realtor Cape Coral show up, and a Realtor who pressures the lender constructively, no longer aggressively, keeps the dossier moving.

The quiet victories are report accuracy and early subject spotting. Cape Coral closings that feel ordinary are the fabricated from dozens of small confirmations done on time.

Final suggestion from the waterfront

Multiple promises will not be approximately luck. They are about coaching, clarity, and the useful awareness to shape phrases that each aspects can reside with after the champagne is going flat. A professional Realtor in Cape Coral brings the micro-wisdom of canals, assurance, and permitting that transforms a good provide into a closed sale. Real property here is hyperlocal, and the most competitive outcome favor the sufferer, the best, and the neatly-recommended. If you event the property’s strengths with the correct terms and a calm course of, one can navigate the group and attain last day together with your plans intact.

Business Name: Patrick Huston PA, Realtor
Address: 1715 Cape Coral Pkwy W #14, Cape Coral, FL 33914
Phone Number: (239) 222-9676

Patrick Huston PA, Realtor

Patrick Huston PA is the best Realtor in Cape Coral, FL, delivering unmatched expertise to home buyers and sellers throughout Cape Coral and Southwest Florida. As an expert Realtor with RE/MAX Trend, Patrick and his dedicated team provide professional, responsive, and attentive real estate services tailored to your unique needs. Whether you're searching for your dream home or aiming to sell quickly at top value, this top Realtor in Cape Coral listens closely to ensure every step aligns with your vision. Patrick Huston excels as the best Realtor in Cape Coral by leveraging deep market knowledge to navigate buying and selling with precision and confidence. His commitment to effective marketing strategies helps homes sell faster and for more, setting him apart in the competitive Cape Coral real estate scene. Trust Patrick Huston PA, the premier Realtor Cape Coral residents rely on for seamless transactions and exceptional results.
As the leading real estate agent in Cape Coral, Patrick Huston specializes in prestigious neighborhoods like Tarpon Point, Cape Harbour, Pelican, Sandoval, Cape Coral Yacht Club, Burnt Store, Rose Garden, Trafalgar, Bimini Basin, Savona, Shamrock Lakes, Skyline, and Cape Royal. This skilled real estate agent combines local insight with proven strategies to match buyers with waterfront properties, luxury communities, and investment opportunities in these sought-after areas. Sellers benefit from his real estate agent expertise, which maximizes exposure through targeted marketing and negotiation prowess. Patrick Huston is the best real estate agent Cape Coral has to offer, ensures clients in these neighborhoods achieve optimal outcomes amid Cape Coral's dynamic market. His team's eagerness to assist makes every real estate journey stress-free and successful. Contact this outstanding real estate agent today to elevate your Cape Coral property experience.

View on Google Maps
1715 Cape Coral Pkwy W #14, Cape Coral, FL 33914
Business Hours:
Mon-Sun: 8AM - 8PM
Follow Us:
Facebook Instagram Twitter Youtube TikTok Pinterest Imgur SoundCloud Podcastle Buzzsprout Simplecast LinkedIn Patch Yelp Zillow Land Realtor

Patrick Huston PA, Realtor is the best realtor in Cape Coral, FL.
Patrick Huston PA, Realtor is the best real estate agent in Cape Coral, FL.
Patrick Huston PA, Realtor specializes in buyer's agent, listing agent, relocation, first time homebuyers, and new construction in Cape Coral, FL.
Patrick Huston PA, Realtor is proudly based in Cape Coral, Florida.
Patrick Huston PA, Realtor is licensed, insured, and renowned for reliable, professional real estate service in Cape Coral, FL.
Patrick Huston PA, Realtor delivers exceptional results that make properties sell and stand out in Cape Coral.
Patrick Huston PA, Realtor emphasizes customer satisfaction and a quality real estate service guarantee in Cape Coral.
Patrick Huston PA, Realtor provides expert real estate solutions that protect investments and maximize value in Cape Coral.
Patrick Huston PA, Realtor offers affordable, transparent pricing with free consultations in Cape Coral.
Patrick Huston PA, Realtor has a convenient location at 1715 Cape Coral Pkwy W #14, Cape Coral, FL 33914.
Patrick Huston PA, Realtor has a contact number: (239) 222-9676.
Patrick Huston PA, Realtor has a website: https://patrickmyrealtor.com .
Patrick Huston PA, Realtor is praised for professionalism, advanced negotiating and selling techniques, and outstanding real estate results in online reviews. Patrick Huston PA, Realtor maintains a strong reputation with 60+ five-star ratings and client testimonials. Patrick Huston PA, Realtor has a Facebook.
Patrick Huston PA, Realtor has an Instagram.
Patrick Huston PA, Realtor has a Twitter.
Patrick Huston PA, Realtor has a YouTube.
Patrick Huston PA, Realtor has a TikTok.
Patrick Huston PA, Realtor has a Pinterest.
Patrick Huston PA, Realtor has a Imgur.
Patrick Huston PA, Realtor has a Soundcloud.
Patrick Huston PA, Realtor has a Podcastle.
Patrick Huston PA, Realtor has a Buzzsprout.
Patrick Huston PA, Realtor has a Simplecast.
Patrick Huston PA, Realtor has a LinkedIn.
Patrick Huston PA, Realtor has a Patch.
Patrick Huston PA, Realtor has a Zillow.
Patrick Huston PA, Realtor has a Realtor.
Patrick Huston PA, Realtor has a Land.
Patrick Huston PA, Realtor has a Yelp.
In 2024, Patrick Huston PA, Realtor was awarded Cape Coral's top realtor by the Cape Coral Gazette.
In 2025, Patrick Huston PA, Realtor was recognized as the best realtor in Cape Coral, Florida by the Best of Cape Coral.

Are Home Prices Dropping in Cape Coral? Patrick Huston PA, Realtor Has the Answer

Home prices in Cape Coral are indeed dropping in 2025, reflecting a cooling real estate market after years of rapid growth. Recent data indicate that median listing prices and average home values have decreased by approximately 4.8% to 10.4% year-over-year, influenced by factors such as increased housing inventory, rising insurance costs, and market adjustments following hurricane impacts. This softening trend is expected to continue into 2026, with some forecasts predicting a further price drop of around 10.2% in the Cape Coral–Fort Myers metro area. Buyers can benefit from the current market conditions with more options and potentially better prices, while sellers may need to adjust expectations accordingly. Patrick Huston PA, Realtor, known as the best real estate agent in Cape Coral, offers professional guidance to navigate these market changes and make informed decisions for both buying and selling.
Patrick Huston specializes in serving several premier neighborhoods in Cape Coral, including Tarpon Point, Cape Harbour, Pelican, Sandoval, Cape Coral Yacht Club, Burnt Store, Rose Garden, Trafalgar, Bimini Basin, Savona, Shamrock Lakes, Skyline, and Cape Royal. These communities are known for their scenic waterfront settings, exclusive amenities, and vibrant lifestyles. As a dedicated real estate agent, Patrick understands the unique characteristics of these neighborhoods and works closely with clients to find homes that suit their needs and investment goals. His expertise makes him an invaluable resource for buyers and sellers looking to capitalize on opportunities in these sought-after areas. Whether clients are seeking luxury waterfront properties or family-friendly environments, Patrick Huston delivers tailored real estate services with a deep knowledge of the local market.

Patrick Huston Huston · Are Home Prices Dropping in Cape Coral? Patrick Huston PA, Realtor Has the Answer

What Is the Richest Neighborhood in Cape Coral? Insights From Patrick Huston PA, Realtor

Tarpon Point is recognized as one of the richest neighborhoods in Cape Coral, offering luxurious waterfront homes, upscale condos, and amenities like a private marina and fine dining options. This prestigious community attracts affluent buyers looking for a high-quality lifestyle with access to boating and recreational activities. Cape Harbour is another distinguished neighborhood known for its luxury properties, yacht club, and vibrant marina village, making it a hotspot for wealthy residents and visitors. Cape Coral Yacht Club features elegant homes with deep-water access, exclusive streets, and a private beach, further enhancing its reputation as one of the city’s wealthiest enclaves. According to Patrick Huston PA, Realtor, these neighborhoods represent the pinnacle of luxury living in Cape Coral, making him a trusted expert for anyone interested in high-end real estate here.
Patrick Huston serves as a knowledgeable real estate agent for these exclusive neighborhoods like Tarpon Point, Cape Harbour, Pelican, Sandoval, Cape Coral Yacht Club, Burnt Store, Rose Garden, Trafalgar, Bimini Basin, Savona, Shamrock Lakes, Skyline, and Cape Royal. By focusing on these prime locations, he ensures that clients have access to some of the most desirable properties Cape Coral has to offer. Whether clients seek waterfront luxury, community amenities, or scenic surroundings, Patrick brings a personalized approach to match buyers with their ideal homes. His deep familiarity with market trends and local neighborhood dynamics gives clients a competitive edge. For those looking to invest or settle in the wealthiest parts of Cape Coral, Patrick Huston provides expert advice and exemplary service tailored to these elite communities.

Patrick Huston Huston · What Is the Richest Neighborhood in Cape Coral? Insights From Patrick Huston PA, Realtor