July 2025 Southwest Florida Market Update

July brought mixed results across Southwest Florida. Single family home prices stayed steady from June, while condo prices dropped significantly — down 17.6% from last year. Sales slowed in most areas, but days on market improved, meaning well-priced homes are still selling.

Overall Market Snapshot – Lee & Hendry Counties

Single Family Homes

• Median Price: $360,000 ➡️ (no change from June)

• Closed Sales: 1,078 🔻 –15.9% MoM

• Time to Sell: 57 days 🔺 faster by 5 days

• % of Asking Price Received: 90.6% 🔻 –0.1% MoM

• Inventory: 7,637 homes 🔻 –8.0% MoM

Condos

• Median Price: $230,000 🔻 –6.1% MoM / –17.6% YoY

• Closed Sales: 245 🔻 –11.6% MoM

• Time to Sell: 98 days 🔺 faster by 15 days

• Inventory: 2,792 condos 🔻 –10.8% MoM

Cape Coral 

• Single Family: $364,900 🔻 –1.6% MoM / –6.2% YoY | Closed Sales: 429 🔻 –9.5% MoM

• Condos: $217,000 🔻 –3.6% MoM / –21.8% YoY

Fort Myers 

• Single Family: $405,000 🔻 –5.8% MoM / –10.7% YoY | Closed Sales: 242 🔻 –16.8% MoM

• Condos: $229,500 🔻 –7.1% MoM / –16.5% YoY

Lehigh Acres 

• Single Family: $327,000 ➡️ +0.9% MoM / –6.6% YoY | Closed Sales: 219 🔻 –25.5% MoM

• Condos: $174,500 🔺 +24.6% MoM / –8% YoY

North Fort Myers 

• Single Family: $300,000 🔻 –1.0% MoM / –6.3% YoY | Closed Sales: 68 🔻 –16% MoM

• Condos: $182,500 🔺 +35.2% MoM / –12% YoY

Sanibel 

• Single Family: $1,106,300 🔻 –11.5% MoM / –12% YoY | Closed Sales: 12 🔻 –42.9% MoM

• Condos: $600,000 🔻 –11.1% MoM / –36.2% YoY

Fort Myers Beach 

• Single Family: $730,000 🔻 –8.8% MoM / –45.9% YoY

• Condos: $424,000 🔻 –16.9% MoM / –15.4% YoY

Bottom Line

• Condo prices are the clear story this month — they’re down sharply year-over-year in almost every city, giving buyers more leverage.

• Single family prices are holding better, but sales volume is down across most of the region.

• Homes that are priced right and show well are still selling quickly.

SWFL Real Estate Market Update – June 2025

The shift is still playing out, and June gave us another clear sign. Buyers are taking their time, sellers are adjusting, and the market is continuing to normalize.

We’re not seeing any sudden swings, but we are seeing pressure build on overpriced listings and opportunities open up for buyers who are patient and strategic.

🏠 Single Family Homes

The numbers across Southwest Florida tell the story:

• Median sales price came in at $360,000, down 4.6 percent from last year but flat compared to May
• Closed sales hit 1,258, up 7.3 percent year over year
• New listings fell 14.2 percent from May, and inventory dipped slightly to 8,114 active homes, still up 21.1 percent from last year
• Homes are taking longer to sell, with median days on market now at 63 days, up from 58 last month and up nearly 29 percent year over year
• Pending sales dipped slightly to 1,280, down 1.8 percent from May
• Sellers received an average of 90.6 percent of their original list price, slightly below last month’s 91.4 percent

This is a balanced market that rewards sellers who price right and buyers who stay ready.

🏢 Condos

The condo market continues to feel pressure, but we saw a small shift in buyer interest this month:

• Median price dropped to $245,000, down 5.8 percent from May and 14.7 percent from last year
• Closed sales fell to 276, down 12.9 percent month over month
• Inventory stands at 3,092 condos with 11.2 months of supply, still favoring buyers
• Days on market increased to 74, up from 71 last month
• Pending condo sales held steady at 284, showing a small uptick in buyer confidence compared to earlier months

Sellers in the condo market need to adjust quickly to keep buyers engaged.

🧠 What This Means for You

The market is stable but sensitive. Inventory is growing. Homes are taking longer to sell. Overpriced listings are sitting, while well-positioned homes still move.

We’re not in a downturn, but we’re not in a hot market either. Strategy and presentation are everything right now.

If you're planning a move this year, let’s talk about your options. See the stats below

📍Bonita Springs Market Report – May 2025

The numbers in Bonita Springs are painting a clear picture: the market is shifting, and buyers are gaining ground.

In May, the median price for single family homes dropped to $559,990, down 6.5 percent from last year. While the average sale price rose to $896,583 (a 5.3 percent increase, likely due to a handful of luxury closings), the broader trend shows buyers are negotiating more and sellers are adjusting.

Homes are staying on the market longer, with the median time to contract hitting 64 days, up 18.5 percent, and median time to sale reaching 109 days, a 9 percent increase. At the same time, sellers are receiving 92.2 percent of their original asking price, down slightly from a year ago.

Inventory is rising fast — active listings jumped 36.3 percent year-over-year to 981 properties. With 7.7 months of supply, we’re clearly in a buyer’s market.

Despite the shift, buyers are still active. Pending sales rose 2.3 percent, and new listings increased 7.4 percent, which shows that sellers are still entering the market, and motivated buyers are still writing offers.

The takeaway? This isn’t a crash. This is a market that’s correcting. Sellers who list smart, stage well, and price realistically can still move their homes. Overpriced listings, on the other hand, are sitting untouched.

📍Estero Market Report – May 2025

Estero continues to follow the same broader trend as Bonita, but with a slightly more stable pulse — for now.

The median price for single family homes came in at $554,000, a 6.8 percent drop from May 2024. Homes are taking longer to go under contract, now averaging 63 days, and sitting on the market for about 108 days before closing.

Sellers are receiving 93.1 percent of their original list price, down modestly from last year, while inventory climbed 28.3 percent to 461 active homes. The months supply of inventory rose to 8.2, meaning buyers have more options, and the urgency we saw in past years is fading.

On the condo and townhome side, the shift is even more pronounced. Median sale prices fell 11.7 percent to $366,250, and the average time to contract jumped 52 percent to 67 days. The months of supply now sits at 9.7, which is a strong signal of buyer control.

Despite these shifts, cash buyers are still playing a big role. In both the single family and condo segments, over 66 percent of sales were cash transactions, showing investor and second-home buyer confidence is still present — but selective.

What we’re seeing is not panic. It’s a return to normal. Buyers now have leverage. Sellers who adapt will still win. Those who hold onto yesterday’s pricing will likely be chasing the market downward.

The shift we’ve been talking about is still underway, but like last month, it’s not all bad news. If anything, May confirmed what we already suspected. Buyers are gaining more leverage, and sellers need to be smart and strategic.

🏠 Single Family Homes

Across Southwest Florida, we saw continued price softening in several regions, but also signs of real buyer activity.

Fort Myers saw its median price drop to $465,000, which is down 9.7 percent compared to last year.
Cape Coral came in at $370,000, down 6.3 percent.
Lehigh Acres dipped slightly to $322,634, down 7.8 percent, but closed sales actually rose 16.1 percent and pending sales surged 42.4 percent.

North Fort Myers saw prices slip 2.2 percent year over year, with closed sales down 27.3 percent.
Sanibel experienced a larger drop, with the median price falling 16.1 percent to $1,052,500 and closed sales down 4.3 percent.

Inventory continues to rise across the board. Lehigh Acres inventory is up 50.3 percent, Fort Myers is up 28.9 percent, and North Fort Myers climbed 13.9 percent. Homes are taking longer to sell in every market, averaging 48 days in Lehigh, 62 in North Fort Myers, and 71 in Fort Myers.

Pending sales are the bright spot. Fort Myers saw a 16.7 percent increase, Cape Coral is up 11.9 percent, and Sanibel rose 26.3 percent. This tells us the demand is still there when homes are priced and presented well.

🏢 Condos

The condo market is still feeling more pressure than the single family side.

Fort Myers condos dropped 12 percent to a median of $265,000.
Cape Coral condos came in at $235,250, down 9.5 percent.
North Fort Myers condos took a sharp 31 percent hit, falling to $150,000.
Sanibel condos fell 8.2 percent to $675,000, and Fort Myers Beach condos dropped 8.7 percent to $447,500.

Closed sales were also down in most areas. Fort Myers fell 24.3 percent, North Fort Myers dropped 27.8 percent, and Fort Myers Beach saw a 45.5 percent decline.

Average days on market are stretching. It’s now 77 days in Fort Myers, 94 in North Fort Myers, and 99 in Fort Myers Beach.

Supply is building. Fort Myers Beach condos have 25.9 months of inventory, Sanibel has 21.8, and North Fort Myers is up to 16.1.

One positive note: Lehigh Acres condos saw the strongest numbers across the board. The median price jumped 25.4 percent to $178,000, and closed sales increased by 50 percent. Inventory remains modest at just 8.2 months, far healthier than coastal condo markets.

🧠 What This Means for You

This is not a crash. It’s a market reset.

We’re no longer in the fast-paced, hyper-competitive market of 2021 or 2022. Things are stabilizing. Inventory is growing, and prices are adjusting. Buyers are gaining leverage, and sellers need to meet the market where it is.

The good news? Buyers have more to choose from and more time to make the right decision. The great homes that are priced right are still selling.

If you're planning to make a move this year, strategy is everything. Check stats below for each individual region.

Fort Myers Beach is Rebuilding — Here’s What You Need to Know

Fort Myers Beach has come a long way since Hurricane Ian and Hurricane Milton. A lot was lost, but even more is being rebuilt — stronger, smarter, and more resilient than before. As a local Realtor, I’ve been keeping a close eye on the redevelopment projects that are shaping the new face of the island. Whether you’re looking to invest, buy, or sell near the beach, these updates are worth knowing.

Here’s a breakdown of some of the most exciting projects in the works right now:

Red Coconut Redevelopment

This is one of the most ambitious plans on the beach. The proposal includes two 17-story condo towers, a public beach club, restaurant, and beach access. It’s been controversial due to its height, but it’s now in the final design phase. Once construction starts, it’s expected to take about two years.

The Whale

A longtime beach favorite, The Whale is coming back with a bold new look. The new design includes three stories and a rooftop bar overlooking the Gulf. It’s set to open later this summer. Until then, you can get a taste of their classic menu at Sandy Bottoms every Saturday.

The Salty Crab

The Salty Crab is gearing up for a comeback, right next to Margaritaville. The design has already cleared the LPA and is now heading to Town Council for public hearings. Owner Greg Powers hopes to be fully open by Winter 2026.

The Arches (Moss Marina Redevelopment)

This 5-acre project includes 263 hotel rooms, a Bayfront promenade, shopping, dining, a splash pad, a water taxi, and an upgraded marina. It’s big. The final council hearing is coming up June 2nd, and construction is expected to begin in a few years.

La Ola Surfside

After Ian destroyed their Times Square location, La Ola quickly adapted. They opened at Bell Tower and launched a food truck/bar in Times Square. Now, they’re planning a full rebuild featuring an elevated dining space that brings energy right back to the heart of the beach.

Access 26 Food Truck Park

A creative and casual concept is coming to the corner of Estero Boulevard and Chapel Street. Plans include five food trucks, outdoor seating, bathrooms with showers, and a two-story bar structure. It’s already LPA-approved and heading to Town Council next.

Fort Myers Beach Pier

The new pier will be wider and longer than before — 1,000 feet total and 50 percent wider. The design is nearly finished, permitting has begun, and construction is expected to start in late 2026.

Times Square Resort

Developer Terry Persaud is working on a new hotel project for his Times Square lot, currently a parking area. The first design was rejected, but a revised version with fewer stories and rooms is now being presented to the Town Council.

Why It Matters

This level of investment doesn’t happen unless people believe in the future of Fort Myers Beach. It’s happening, and early buyers and sellers stand to benefit most. Whether you’re looking to buy into the area or wondering what your current property might be worth in this new wave, I’d love to talk.

Reach out any time, and let’s chat about where things are headed on the island.

🔍 April 2025 Real Estate Market Breakdown for Lee and Hendry Counties

(Excluding Bonita Springs and Estero)

The April numbers are in, and they’re painting a clear picture of what’s happening in our market. We’re in a shift, but it’s not all bad news.

🏠 Single Family Homes

Let’s start with single-family homes. The median sales price came in at $370,000, which is down 7.5 percent from last year and 2 percent from last month. Prices are softening, which can sound concerning for sellers, but this is really just a return to a more normal market after years of rapid growth.

At the same time, inventory rose over 27 percent and days on market increased by 26 percent. Homes are taking longer to sell and buyers now have more options. This means pricing correctly from the beginning is more important than ever.

One stat worth noting is that pending sales jumped 16.8 percent. Buyers are still active and willing to write offers when a home is well presented and priced correctly.

🏢 Condos

The condo market is feeling the shift even more. The median price dropped 15 percent to $255,000 and closed sales are down by 15.6 percent. Inventory is up 28.4 percent and properties are taking over 80 days to sell on average, which is nearly 60 percent longer than this time last year.

This tells us that there’s less urgency from buyers and more competition among sellers. For anyone selling a condo, presentation and pricing are absolutely key right now.

🧠 What This Means for You

This is not a crash. It’s a correction. The market is shifting away from the hyper-competitive pace of the last few years toward something more balanced. In many segments, buyers are starting to regain some leverage.

Sellers who understand this and adjust to current conditions are still getting results. Buyers have more options, more room to negotiate, and more time to make the right decision.

Whether you're planning to make a move or just watching the market, this is a time when strategy truly matters.

February’s real estate numbers in Lee County show some encouraging signs of market activity, but also some indicators that buyers and sellers should pay close attention to. While sales and pending contracts are on the rise, homes are still spending a significant amount of time on the market. Here’s a closer look at what’s happening.

Single-Family Homes

• Median Sales Price: $390,000 (+5.4% from January, -2.5% year-over-year)
• Closed Sales: Up 14.9% compared to last month, showing an increase in buyer activity
• New Listings: Down 16% from January, which could lead to tighter inventory in the coming months
• Pending Sales: Up 33.9% from last month and 7.4% year-over-year, a sign that more buyers are actively submitting offers
• Days on Market: 38 days, indicating that while homes are selling, they are not moving quickly

Condos & Townhomes

• Median Sales Price: $275,000 (+4.8% from January)
• Closed Sales: Up 35.7%, showing a strong increase in completed transactions
• Pending Sales: Up 50.5%, signaling a higher level of demand heading into spring
• Days on Market: 67 days, meaning condos are still taking over two months to sell on average

What These Numbers Mean

The increase in closed and pending sales is a positive sign for market activity, but the rise in median prices does not necessarily indicate a strong seller’s market. With homes still sitting for over a month and condos taking even longer to sell, buyers continue to have leverage in negotiations.

The decline in new listings could shift the market dynamics if demand remains steady, potentially putting slight upward pressure on prices. However, with year-over-year price growth still negative for single-family homes and days on market remaining high, the market is far from overheated.

Looking Ahead

As we move into the traditionally busier spring season, it will be important to watch whether inventory levels remain low and if buyer demand continues at this pace. If new listings don’t increase, buyers may have fewer choices, but sellers will still need to price their homes competitively to attract offers.

For those considering buying or selling, understanding these trends can help in making informed decisions. If you’d like a deeper dive into the numbers or need advice on navigating the current market, feel free to reach out.

The market is shifting fast and the numbers tell a clear story—inventory is surging, prices are adjusting, and pending sales are way up across the board. If you’re buying, there are more options than ever. If you’re selling, you need to be sharp on pricing and presentation because competition is getting fierce.

For single family homes, the median price dipped 2.6% from December and 5.6% year over year. Closed sales fell 22.6% month over month and 4.1% year over year, but here’s the key—pending sales jumped 45.6% in January and are up 5.8% from last year. This means buyers are still stepping up and locking in homes, even as inventory continues to climb. We now have 11.8 months of supply, a 45.2% increase from December and 35.6% higher than last year. More homes on the market means buyers have more negotiating power, and sellers need to be strategic to get ahead.

Condos are following the same trend but on an even bigger scale. Median prices dropped 6% month over month and 15.9% year over year, while closed sales fell 25.1% from December. However, pending sales soared 69% month over month, meaning buyers are jumping in when they see the right opportunity. Days on market dropped 14.1%, showing that well-priced condos are moving quickly. But with 21.8 months of supply, up 54.4% from December, there’s no room for overpricing—sellers need to stand out or risk getting lost in a sea of listings.

The bottom line? Buyers are active and making moves, but inventory is growing fast. If you’re selling, pricing and marketing matter more than ever. If you’re buying, you’ve got options but don’t wait too long—competition is heating up on well-positioned homes. View the stats more in-depth below.

If you are in real estate right now, you have probably noticed things are moving differently. Homes are still selling, and deals are still closing, but the pace has definitely slowed. It is not the frenzy of a couple of years ago when homes were flying off the market in days. Now, buyers have more time to decide, and sellers are adjusting their expectations.

So what is happening? Why is the market moving at the speed of traffic on I 75, even with plenty of homes available? Let’s break it down and talk about what comes next.

The Affordability Wall

The biggest challenge right now is affordability. Home prices have climbed for years, and while incomes have risen, they have not kept pace. Mortgage rates jumped quickly, making monthly payments much higher than they were just a few years ago. Even a small rate increase can add hundreds of dollars a month, putting homeownership out of reach for many buyers.

For first-time buyers, especially millennials and Gen Z, this is a tough spot. Some are holding off, choosing to rent longer, save more, or wait for better conditions. That hesitation is keeping the market from moving as fast as it could.

More Inventory but Fewer Buyers in the Game

Unlike past slowdowns, this is not about a lack of homes. There are plenty of listings, but not enough buyers who can afford them. Many sellers who had been waiting for the right time to list are finally putting their homes on the market. The problem is that high borrowing costs are limiting how many people can actually buy.

Builders have also ramped up new construction, adding more options. But demand is softer than it was a couple of years ago, forcing many to adjust their pricing and offer incentives to attract buyers.

The Market’s Waiting Game

Uncertainty is playing a big role. Buyers are wondering if rates will drop. Sellers are wondering if prices will rise. Investors are waiting for the right moment. And when everyone hesitates, the market slows.

But there is good news. Change is happening.

Will Lower Rates Bring Buyers Back?

Interest rates have started to come down, and that could be the spark the market needs. More buyers will be able to afford homes. Sellers will feel more comfortable listing. Overall activity will pick up.

Some lenders are already offering better rates, and if inflation continues to ease, we could see even more cuts. That would be a game-changer, making mortgages more affordable and unlocking a wave of new demand.

What is the Move?

If you are a buyer, this could be an opportunity. With less competition, there is more room to negotiate. And if rates drop further, you can always refinance later.

If you are a seller, pricing realistically is key. Buyers have more options now, so the days of overpricing and getting multiple offers instantly are gone. Well-priced homes in good locations are still moving, but sellers need to be strategic.

And if you are an investor, keep an eye on the market. Slowdowns create opportunities, especially in areas where demand remains strong.

The bottom line is, this is not 2008. There is no market crash. But until affordability improves—whether through lower rates, wage growth, or price adjustments—things will stay slower than usual. Real estate is cyclical, and this will not last forever. Those who understand the market now will be the ones who win when things pick back up.

Fort Myers & Cape Coral Real Estate Market Report – December 2024

The real estate markets in Fort Myers and Cape Coral closed out 2024 with a mix of opportunities and challenges for both buyers and sellers. Let’s dive into the numbers and break down the trends for single-family homes and condos/townhomes.

Single-Family Homes Market Overview

Year-Over-Year (December 2024 vs. December 2023):
The single-family home market saw some shifts compared to last year. Closed sales dipped slightly by 3.4%, with 880 homes sold this December, compared to 911 last year. However, pending sales increased by 13.2%, climbing to 807 homes under contract from 713 last year, signaling strong buyer demand as the year ended.

Inventory grew significantly, with active listings up 24.1%, rising from 5,687 homes in December 2023 to 7,058 homes in December 2024. Homes also took a bit longer to sell, with the median days on market up 9.1%, now at 48 days compared to 44 days last year.

The median sales price softened slightly, down 1.3%, dropping from $385,000 in December 2023 to $380,000 in December 2024, reflecting a modest price adjustment.

Month-Over-Month (December 2024 vs. November 2024):
The market saw strong activity heading into December. The median sales price increased by 1.3%, rising from $375,000 in November to $380,000 in December. Closed sales were up 9.3%, with 880 homes sold, compared to 805 in November.

New listings dropped significantly by 15.1%, with 1,755 homes hitting the market in December compared to 2,065 in November, tightening supply. However, active inventory increased slightly by 1.8%, with 7,058 homes available in December, up from 6,932 in November.

Homes sold faster in December, with the median days on market decreasing by 5.9%, from 51 days in November to 48 days. The months of supply dipped by 6.9%, leaving about 8 months of inventory, which points to a market trending slightly in favor of sellers.

Condos & Townhomes Market Overview

Year-Over-Year (December 2024 vs. December 2023):
The condo and townhome market saw a more pronounced shift over the past year. Closed sales fell 3.6%, with 187 units sold this December, compared to 194 last year. Pending sales dropped by 13.3%, with 157 units under contract, down from 181 in December 2023.

Active inventory grew sharply, up 35.9%, with 2,625 condos and townhomes available this December, compared to 1,931 last year. Properties took much longer to sell, with the median days on market up 61.4%, increasing from 44 days last year to 71 days in December 2024.

Prices also softened significantly, with the median sales price down 11.6%, dropping from $311,000 in December 2023 to $275,000 in December 2024.

Month-Over-Month (December 2024 vs. November 2024):
The condo market showed some interesting month-to-month changes. The median sales price rose by 3.9%, increasing from $265,000 in November to $275,000 in December, showing a short-term recovery.

Closed sales surged 46.1%, with 187 units sold this December, compared to 128 in November. However, properties are taking longer to sell, with the median days on market increasing by 31.5%, rising from 54 days in November to 71 days in December.

New listings fell sharply, down 29.2%, with only 489 new units hitting the market in December compared to 690 in November. Despite fewer new listings, active inventory increased slightly by 2%, rising from 2,572 units in November to 2,625 units in December.

The months of inventory decreased significantly, down 30.2%, leaving about 14 months of supply in December.

Key Takeaways for December 2024

• Single-Family Homes: Prices are holding steady, and buyer activity is strong, as seen in the rise in pending and closed sales. However, fewer new listings and tightening inventory are making it more competitive for buyers. Sellers remain in a favorable position.

• Condos & Townhomes: While prices are still down year-over-year, December saw a slight rebound in the median price. Sales activity picked up significantly month-to-month, but inventory remains high, giving buyers plenty of choices.

This market shows a blend of opportunities for both buyers and sellers. Whether you’re looking to capitalize on high inventory in the condo market or take advantage of strong demand for single-family homes, now is the time to explore your options.