$378,382Average Value$260Average Price per Sq Ft65Homes For Sale
All the amenities of modern life in a waterfront setting
If you decide to relocate to the Cape Coral community of Hancock, you’re signing on to what local real estate agent Rachael Guertin describes as “comfortable neighborhood living.” Amid a setting dotted with the city’s signature canals and located along the Caloosahatchee River, residents enjoy access to a plethora of parks, schools and commerce. “It’s a highly mixed-use area,” says Carolyn Gardewine, a Realtor for Florida Complete Realty who has sold dozens of homes in the neighborhood.
Canals weave their way through the Hancock neighborhood, offering Gulf access to residents.
The Nauti Parrot near Hancock offers waterfront dining options with a casual environment.
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Recovered from Hurricane Ian, housing is highlighted by canal access
Cape Coral was significantly impacted when Hurricane Ian hit the area in September of 2022. But by the summer of 2024, the city’s housing stock was back to normal. “We’ve rebounded really well,” says Guertin, who lives near Hancock. “You don’t see all those blue roof tarps.” Hancock’s many canal homes offer private boat slips and direct access from the backyard to the river. The colorful collection of ranch-style homes and other midcentury designs that dot the neighborhood’s walkable streets offer large front yards. Prices typically range between $300,000 and $800,000, depending on size and proximity to the water. Modern-style homes, which feature spare facades and clean lines, stand out from the established offerings and are prominent among new and ongoing construction. New homes are typically priced between the mid-$600,000s and the high $900,000s. The neighborhood’s largest homes can list between $1 million and $2.4 million. Condos range from around $150,000 for a small unit in an age-restricted complex to $400,000-plus for a larger waterfront unit with related amenities. Living in a neighborhood surrounded by water can have its drawbacks. With Hurricane Ian still fresh in the minds of Cape Coral residents, homeowners should be aware of the related costs regarding insurance and home improvements. Gardewine points out that the Federal Emergency Management Agency remapping of the area’s floodplain resulted in additional costs. “The new map happened to come out in November, two months after Hurricane Ian, which caused people to have to purchase more floodplain insurance,” she says. “Coupled together with the fact that homeowners insurance went up after the hurricane for many people and it became difficult to obtain homeowners insurance, the cost to carry a home has increased substantially.”
The Hancock neighborhood is close to the river and has a labyrinth of canals with homes on them.
Cape Coral is located across the Caloosahatchee River from Fort Myers.
Canals in the Hancock neighborhood provide easy access to open water.
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A choice of Lee County schools from kindergarten through 12th grade
The School District of Lee County serves the neighborhood. Parents can send their children to schools within their assigned “proximity zones,” a recent effort to give parents more choice. However, there are so many schools in the neighborhood that students can attend kindergarten through 12th grade without leaving it. Caloosa Elementary School, rated B-plus by Niche, and Caloosa Middle School, rated B-minus, share a campus. Cape Coral High is an A-rated International Baccalaureate school that offers several career academies. Other public schools in the neighborhood are: Patriot, Skyline, Hancock Creek and Tropical Isles elementary schools; Challenger Middle School; North Nicholas and North Fort Myers high schools; and Mid Cape Global Academy, a K-8 charter school. Cape Coral Christian School is a private neighborhood option.
Caloosa Middle School in Cape Coral is a B- rated school grades 6-8th grade.
Caloosa Elementary School in Cape Coral is a B rated 8 out of 10 ranking school by Niche.
Cape Coral High School is an A rated school in both academics & athletics.
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Fourteen neighborhood parks offer something for everyone
Cape Coral voted in favor of a $60 million expansion of the city’s parks and rec amenities in 2018. Giuffrida Park, among the smallest of the neighborhood’s 14 parks, recently received new pickleball courts and a multi-use path. Lee County puts a premium on user-friendly green spaces, and that focus is evident in Hancock. “There are bike paths, walking paths, botanical gardens and some small animal sanctuaries. There’s something for everyone,” Gardewine says. That includes the amenities at Strausser BMX Sports Complex and Lake Kennedy Community Park, two of the community’s recreational highlights. The former features a motocross track that has been a neighborhood staple since 1977 and three ballfields that have hosted a men’s 50-plus softball league since 1987. The latter is home to Sun Splash Family Waterpark and the Lake Kennedy Center, which focuses on serving older residents but offers recreational, social and educational programs for all ages. “We are always going to be a big area for retirees,” Gardewine says, “but we are getting a lot more families. If you just go to the soccer fields on the weekend, you’ll see them.” Four Mile Cove Ecological Preserve is the largest neighborhood green space. It features a popular boardwalk that winds its way through a forest of mangroves. Residents also can fish from the preserve’s riverfront pier.
Eagle Skate Park located in Hancock is managed by the city of Cape Coral Parks Department.
Cultural Park in Hancock includes 16 acres of managed land with a historic theatre and more.
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Big chains, small businesses
While residents have access to an array of well-known retail giants such as Walmart, Target and Publix, a distinguishing feature of the neighborhood’s commercial variety is the presence of its independent options. “There are a lot of mom-and-pop businesses here,” Gardewine says. “We have the chains, too, but there are a lot of individually owned restaurants, boutiques and specialty grocery stores. It’s very driven for entrepreneurship.” One such local business is Crisp Creperie, which began as a food truck and has since planted roots in the neighborhood. Café You is an Australian-inspired café that offers a much more robust food menu than the typical coffee shop. Wicked Dolphin Distillery offers tours of its small-batch rum-making process as well as tastings. Popular local dockside eateries include The Boathouse and Nauti Parrot Tiki Bar, both of which offer relaxed waterfront settings that regularly draw a crowd. Additionally convenient is that Cape Coral Hospital is located in the neighborhood.
Mel's Diner is a favorite of Hancock residents and is locally owned.
There are many large retail chains to shop in the Hancock neighborhood of Cape Coral.
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Neighborhood hosts the annual Culture Fest
Cape Coral hosts several community events throughout the year, including the neighborhood’s signature event. Culture Fest, which celebrates the city’s diversity of culture, art and food, features food trucks, vendors and entertainment in the heart of the neighborhood each April. In October, the city holds its annual Trunk or Treat event at nearby City Hall.
Cape Coral CultureFest is an annual event in Hancock offered by the Chamber of Commerce.
The mariachi band at the Cape Coral culture fest had the crowd on its feet.
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Transportation by foot, golf cart, bus and car
In addition to being a walkable neighborhood, residents also can get around by golf cart. Public transportation is available at bus stops throughout the community. The Midpoint Bridge provides direct access to neighboring Fort Myers. The nearby Caloosahatchee Bridge, which has undergone an expansive renovation, also leads directly to Fort Myers. Nearby U.S. Highway 41 and Interstate 75 provide access to points of interest up and down the Gulf Coast. The Southwest Florida International Airport is located about 15 miles away in Fort Myers.
The Hancock neighborhood is on the public bus route in N. Ft Myers and Cape Coral.
People will love walking in Cultural Park in the Hancock neighborhood.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Rosemary Ryan,
an experienced agent in this neighborhood.
Parks in this Area
Cultural Park
Picnic Area
Trails
Playground
Waterway Park
Basketball
Grills
Picnic Area
Reflections Park
Lake
Picnic Area
Trails
Saratoga Lake Park
Basketball
Grills
Lake
Strausser BMX Sports Complex
Baseball/Softball
Boating
Grills
Four Mile Cove Ecological Preserve
Picnic Area
Trails
Kayak/Canoe
Bill Austen Youth Center/Eagle Skate Park
Picnic Area
Skateboard
Playground
Lake Kennedy Community Park
Picnic Area
Trails
Community Center
Paul Sanborn Park
Basketball
Picnic Area
Trails
Transit
Airport
Southwest Florida International
34 min drive
Bus
Del Prado Blvd & 4 Mle Cove Pkwy-Nb
Bus
Coralwood Mall-
Bus
SE 10th St & SE 9th Pl
Bus
Pondella Rd & Green Ave
Bus
Hancock Bridge Pkwy & NE 17th Pl-Wb
Bus
Del Prado Blvd S & SE 6th St-Sb
Bus
Hancock Bridge Pkwy & SE 2nd Ave
Hancock Demographics and Home Trends
On average, homes in Hancock, Cape Coral sell after 76 days on the market compared to the national average of 70 days. The median sale price for homes in Hancock, Cape Coral over the last 12 months is $385,000, down 4% from the median home sale price over the previous 12 months.
Mortgage savings may be available for buyers of this listing. Enjoy Florida living in this meticulously cared for and impeccably clean 3-bedroom, 2-bathroom pool home with no HOA and over 1,700 sq ft of thoughtfully designed living space. Freshly painted throughout, the home features tile flooring throughout, cathedral ceilings that create an open, spacious feel, and crown molding that adds a
Gulf-Access Waterfront Home with Southern Exposure – Flood Zone X | All Assessments Paid Discover this stunning gulf-access home located along the serene Calabar Canal in South Cape Coral. With southern exposure, this 3-bedroom, 2-bathroom residence is filled with natural light, offering both beauty and comfort. Inside, you’ll appreciate the spacious design, featuring two separate living
Stunning Gulf Access Home on the Rubicon Canal – Fully Renovated with over $110K+ in Upgrades!Enjoy spectacular western sunsets and Gulf access from this beautifully renovated home on the highly sought-after Rubicon Canal—just one bridge to open water! From the moment you arrive, you’ll be impressed by the crisp curb appeal, highlighted by fresh exterior paint, a brand-new roof, updated
Tucked away in a quiet Cape Coral community, this well-maintained first-floor corner unit is the definition of affordable comfort—just minutes from Fort Myers, great shopping, dining, and only 30 minutes to the beach you would not be disappointed.The layout is smart and spacious, offering 2 bedrooms, 2 full baths, and no stairs to worry about. The screened lanai out back is perfect for
Oh what an OPPORTUNITY! Spacious (2657 square feet of living area) 4 Bedroom , 31/2 Bath (includes pool bath) pool home on canal with indirect access to the river and the gulf with a dock and boat lift. This home is priced to sell!!! Check out the oversized 3 car garage and circular driveway. New smaller home next door has been on market recentlty at $929,999. Suggest making your appointment
Spacious 4-Bedroom + Den Home with Pool on Oversized Lot – Prime Cape Coral Location!Welcome to your dream home, ideally located in one of Cape Coral’s most sought-after neighborhoods — close to everything! Enjoy the convenience of being just minutes from shopping, dining, schools, parks, and the water, all while tucked away on a quiet .34-acre oversized fenced lot.This stunning
Come and see this perfectly located 2nd story unit in Cape Coral. This unit boats a great room with updated kitchen and bathroom, a new ac system last year and a new roof. No flooding from hurricane here in this building! Located right off del prado by the hospital making almost anything you need conveniently close. Come and see this unit today before it is gone
Central SE Cape, Spacious 4-Bedroom Home for Rent in Cape Coral!Discover this beautifully maintained 4-bedroom, 2-bathroom home offering 2,010 sq ft of comfortable living space. Located in a desirable neighborhood, this property is close to shopping, dining, and recreational amenities, perfect for your next home.Inside, you’ll love the open layout featuring tile floors in main
Relax with the whole family at this peaceful place to stay. Centrally located offers easy access to shopping and dining.Currently available from July 8th, 2025 through January 15, 2026.
Interested in learning more about homes in this area?
Reach out to
Rosemary Ryan,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
56,715
Median Age
44
Population Density
5 ppl/acre
Population under 18
21.3%
On par with the national average
23.8%
Population over 65
22.2%
On par with the national average
19.1%
Finances
Median Household Income
$62,475
Below the national average
$71,702
Average Household Income
$74,858
Education and Workforce
High School Graduates
91.2%
College Graduates
22.5%
Below the national average
34.1%
Advanced Degrees
6.6%
Below the national average
13.3%
% Population in Labor Force
60%
Weather
Annual Precipitation
57''
Average Winter Low Temperature
55°F
Average Summer High Temperature
92°F
Annual Snowfall
0''
Area Factors
Somewhat Bikeable
Bike Score®
34/ 100
Car-Dependent
Walk Score®
37/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
