Executive Summary
July brought substantial listing and status-change activity to these two small boat-access island markets, but no recorded closings. Useppa Island ended the month with six active residential listings, one pending residence, two active land listings, and one pending land listing. Cayo Costa ended July with two active residences and four active land listings.
The most important July changes were the new $3.25 million Cayo Costa residential listing, the pending status at 128 Useppa Island, four Useppa residential expirations or cancellations, and two new Cayo Costa land listings. The Access Undetermined parcel is physically located on Cayo Costa and is reported under Cayo Costa despite the Bokeelia city designation used in Stellar MLS.
August and September are typically slower months for these island markets. Seasonal closures, summer travel, and properties being taken off the market can reduce both inventory and showing activity. In markets this small, one listing or transaction can materially change the monthly statistics.
Combined Market at a Glance
| Metric |
July 2026 |
| Active Residential Listings |
8 |
| Pending Residential Listings |
1 |
| Residential Closings |
0 |
| Active Vacant Land Listings |
6 |
| Pending Vacant Land Listings |
1 |
| Vacant Land Closings |
0 |
Useppa Island
Residential Market Snapshot
| Metric |
July 2026 |
| Active Listings |
6 |
| New Listings |
4 |
| Pending Listings |
1 |
| Closed Sales |
0 |
| Price Reductions |
1 |
| Back on Market |
1 |
| Canceled |
1 |
| Expired |
3 |
| Median Active Price |
$1,117,500 |
| Average Active Price |
$1,380,817 |
Current Residential Inventory and July Activity
| Property |
Price |
Status |
MLS Source |
July Activity |
| 303 Useppa |
$849,900 |
Active |
FGCMLS |
Price reduced 2.31% |
| 123 Useppa Island, Unit B |
$950,000 |
Active |
FGCMLS |
New listing |
| 303 Useppa, Unit A |
$975,000 |
Active |
FGCMLS |
New listing |
| 515 Useppa |
$1,260,000 |
Active |
FGCMLS |
New listing |
| 143 Useppa Island |
$1,450,000 |
Active |
FGCMLS |
Returned to active |
| 315 Useppa Island |
$2,800,000 |
Active |
FGCMLS |
New listing |
Additional July Residential Activity
| Property |
Price |
Status |
MLS Source |
July Activity |
| 128 Useppa Island |
$2,200,000 |
Pending |
FGCMLS |
Moved from active to pending-contingent |
| 218 Useppa Island |
$3,195,000 |
Canceled |
Stellar MLS |
Listing canceled |
| 520 Useppa Island |
$1,074,900 |
Expired |
Both MLS |
Listing expired |
| 323 Useppa Island |
$2,500,000 |
Expired |
FGCMLS |
Withdrawn listing expired |
| 203 Useppa Island |
$6,400,000 |
Expired |
Both MLS |
Listing expired |
Vacant Land Market Snapshot
| Metric |
July 2026 |
| Active Listings |
2 |
| New Listing Events |
2 |
| Pending Listings |
1 |
| Closed Sales |
0 |
| Price Increases |
1 |
| Back on Market |
1 |
| Median Active Price |
$820,000 |
| Average Active Price |
$820,000 |
Current Land Inventory and July Activity
| Property |
Price |
Status |
MLS Source |
July Activity |
| 327 Useppa |
$790,000 |
Active |
FGCMLS |
New listing |
| 326 Useppa Island |
$850,000 |
Active |
Both MLS |
Returned to active in FGCMLS; Stellar MLS recorded an 11.76% price increase |
Additional July Land Activity
| Property |
Price |
Status |
MLS Source |
July Activity |
| 440 Useppa Island |
$750,000 |
Pending |
Both MLS |
New in Stellar MLS; FGCMLS shows pending status at month-end |
Cayo Costa
Residential Market Snapshot
| Metric |
July 2026 |
| Active Listings |
2 |
| New Listings |
1 |
| Pending Listings |
0 |
| Closed Sales |
0 |
| Back on Market |
1 |
| Expired / Relisted |
1 |
| Median Active Price |
$2,273,500 |
| Average Active Price |
$2,273,500 |
Current Residential Inventory and July Activity
| Property |
Price |
Status |
MLS Source |
July Activity |
| 11240 Pejuan Shores |
$1,297,000 |
Active |
FGCMLS |
Returned to active |
| 1000 Cayo Costa |
$3,250,000 |
Active |
FGCMLS |
New listing |
Additional July Residential Activity
| Property |
Price |
Status |
MLS Source |
July Activity |
| 1000 Cayo Costa |
$3,250,000 |
Expired / Relisted |
FGCMLS |
Previous listing expired; property was relisted under a new MLS number |
Vacant Land Market Snapshot
| Metric |
July 2026 |
| Active Listings |
4 |
| New Listings |
2 |
| Pending Listings |
0 |
| Closed Sales |
0 |
| Price Reductions |
1 |
| Back on Market |
1 |
| Median Active Price |
$149,000 |
| Average Active Price |
$162,000 |
Current Land Inventory and July Activity
| Property |
Price |
Status |
MLS Source |
July Activity |
| Redfish Drive |
$95,000 |
Active |
FGCMLS |
New listing |
| Cayo Costa |
$99,000 |
Active |
FGCMLS |
Returned to active |
| Dolphin Drive |
$199,000 |
Active |
FGCMLS |
New listing |
| Access Undetermined (Cayo Costa) |
$255,000 |
Active |
Stellar MLS |
Price reduced 78.43% |
Market Commentary
Useppa Island carried most of July’s residential activity. Four new residential listings entered the market, one property went pending, one returned to active status, and four listings were canceled or expired.
Cayo Costa remained a very limited, off-grid market. Two residences and four land parcels were active at month-end. The Access Undetermined parcel is reported under Cayo Costa based on its confirmed physical location.
Local context:
August and September are typically slower months. Seasonal closures, summer travel, and owners temporarily removing properties can reduce inventory and showing activity.
Source, Methodology & Disclosure
Market statistics are compiled from Stellar MLS and Florida Gulf Coast MLS reports supplied for July 2026. Identifiable duplicate properties appearing in both systems are counted once in inventory totals. For 440 Useppa Island, FGCMLS showed pending status while Stellar MLS showed active, so this report treats the property as pending. The Access Undetermined / Bokeelia parcel is assigned to Cayo Costa based on its confirmed physical location. For 1000 Cayo Costa, the prior listing expired and a new listing became active during July; the property is counted once in current inventory. MLS information is believed reliable but is not guaranteed. AI-assisted tools were used to organize the supplied data, and the report was reviewed before publication.
