Of 24 Popular Retirement Metros, Cape Coral Had the Biggest Home Price Drop Over the Past Year and Charleston the Biggest Gain
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Charleston, S.C., posted the biggest home price gain among 24[1] popular retirement metros over the past year, with prices up 4.7%. At the other end was Cape Coral-Fort Myers, Fla., with a -0.9%[1] change. Those figures come from the Federal Housing Finance Agency’s House Price Index through the second quarter of 2026. They split retirement markets into two groups: Carolina and Western metros where prices are still rising, and a set of Florida markets where prices slipped after large five-year gains.
A house price index tracks what happens to the value of the same homes when they sell again or get reassessed, making it a cleaner read on price change than the average sticker price of whatever sold that month. FHFA’s version covers all transactions, meaning purchases plus refinance appraisals, and it isn’t seasonally adjusted.
Where Retirement Home Prices Rose and Fell
Metros are grouped by one-year change, from biggest gain to biggest drop, with five-year change in parentheses where noted. Gains were strongest in the Carolinas and the West. These markets also posted big five-year runs: Charleston at 4.7%[1] (five-year: 61.6%), Santa Fe at 4% (42%), Wilmington at 3.7% (59.65%), Boise at 3.65% (25.68%) and West Palm Beach at 3.65% (58.74%), the lone Florida market near the top.
A middle group rose more modestly: Las Vegas at 2.77%[1], Hilton Head at 2.66%, The Villages at 2.61%, Phoenix at 0.85% and Naples at 0.84%.
The rest slipped, mostly in Florida, where insurance and condo costs weigh on buyers. St. George, Utah, was at -0.1%[1], with Daytona Beach at -0.2% and Punta Gorda at -0.2%. Sarasota was at -0.5%[1], Port St. Lucie at -0.6%[1] and Prescott at -0.7%.
Cape Coral fell furthest at -0.9%[1], though it remains up 27.8% over five years.
Florida Price Growth Is Slowing After Big Five-Year Gains
Cape Coral’s slip looks small next to what came before it. Prices there are still up 27.8%[1] over five years, so owners who bought back then generally still have equity. Florida markets are also moving in different directions. West Palm Beach gained 3.65%[1] in the past year on top of a 58.74% five-year jump.
Local reporting points to a few causes. Gulfshore Business reported on Aug. 1, 2026, that Southwest Florida prices peaked around 2024 and have drifted lower as inventory grew, with high rates and climbing insurance costs keeping some buyers out. The same report said insurance costs and association fees are pushing some condo owners to sell, and Naples-area condo values had fallen nearly 17% from their peak, according to Zillow.
Condo rules add pressure, too. Florida’s Department of Business and Professional Regulation sets the requirements. It says condo buildings three or more habitable stories tall need a milestone structural inspection at 30 years of age and every 10 years after, along with structural integrity reserve studies. Owners pay for that work and the reserves behind it, which can mean special assessments and higher monthly fees. Buyers factor those costs into what they offer.
Higher Rates Are Slowing Sales Nationwide
National conditions are adding pressure, too. Existing home sales ran at a 3.75M[2] annualized pace in October 2026, the lowest reading in the past year, based on National Association of Realtors data. The 10-year Treasury yield, which helps set mortgage rates, stood at 4.98%[3] on Nov. 10.
Demand for Florida remains in place. IRS migration data show the state gained a net 111,742[4] people in 2022-2023, the most recent year available. That count includes tax-filing movers of every age, so it can’t separate out retirees.
What Cooling Markets Mean for Retirees
In flat or slipping markets like Port St. Lucie, Sarasota, Punta Gorda and Daytona Beach, buyers may have more room to negotiate on price, closing costs or repairs. Sellers there may need patience and realistic pricing. Retirees selling a long-held home up north should also look at the federal home-sale exclusion, which can protect a big piece of the gain from tax. Our coverage of Florida condo costs, homeowners insurance, and that exclusion goes deeper on each topic.
Insurance Quote Is the Number to Check First
Price trends help, but the figure that can change the math on any retirement house is the insurance quote on that specific property, since two homes at the same price on the same street can carry very different premiums based on roof age, elevation, and flood zone. A real quote before making an offer shows what the house will actually cost to own each year, in Florida or anywhere else. Next up, FHFA’s third-quarter figures will show whether Florida’s dip is deepening or leveling off.
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David Beren has been a Flywheel Publishing contributor since 2022. Writing for 24/7 Wall St. since 2023, David loves to write about topics of all shapes and sizes. As a technology expert, David focuses heavily on consumer electronics brands, automobiles, and general technology. He has previously written for LifeWire, formerly About.com. As a part-time freelance writer, David’s “day job” has been working on and leading social media for multiple Fortune 100 brands. David loves the flexibility of this field and its ability to reach customers exactly where they like to spend their time. Additionally, David previously published his own blog, TmoNews.com, which reached 3 million readers in its first year. In addition to freelance and social media work, David loves to spend time with his family and children and relive the glory days of video game consoles by playing any retro game console he can get his hands on.
