Southwest Florida Real Estate Market Update: July 2026
As we head into September, the Southwest Florida real estate market is giving us a much clearer picture of where things stand.
The biggest thing I am noticing is that inventory is no longer building the way it was earlier this year. Buyers still have choices and negotiating power, but in several areas there are fewer homes available while pending sales remain strong.
Across Lee and Hendry counties, single family inventory was down more than 20% from last year, while pending sales were up more than 30%. The condo market is moving differently, with prices under more pressure and buyers continuing to pay close attention to association fees, reserves, insurance and assessments.
This is still a very property specific market. The right homes can go under contract quickly, while homes that are overpriced or come with condition, insurance or assessment concerns can sit.
Here is what we are seeing across each Southwest Florida market.
Cape Coral
Cape Coral continues to be one of the more interesting markets to watch.
Single Family Homes
The median single family sale price reached $400,950 in July, up 10.1% from last year. Pending sales were up 33.2% year over year, while active inventory was down 27.1%.
Inventory also continued to tighten during July. Active listings dropped another 7.3% from the previous month, while pending sales increased 5.6%.
That combination is important. There are fewer homes available, fewer new listings are replacing them, and buyers are still putting properties under contract.
We are also seeing this play out in the market. Homes that are priced correctly, show well and do not have major unanswered questions can go under contract quickly. Buyers are still selective, though. Properties that are overpriced or have issues with condition, flood exposure, insurance, roof age or assessments can sit.
For buyers, there are still opportunities to negotiate, but I would not assume that more and more inventory is going to keep coming onto the market.
For sellers, there is less competition than there was earlier this year, but pricing correctly from the beginning still matters.
Condos
Cape Coral condos are moving differently.
The median condo sale price reached $232,000 in July, up 6.9% from last year. Pending sales were also up more than 36% year over year.
Inventory was down more than 25% from last year, but buyers are still negotiating heavily and carefully reviewing the financial side of each community.
For condo buyers, the purchase price is only part of the equation. HOA fees, reserves, insurance, special assessments and the overall financial health of the association can completely change whether a property is actually a good deal.
Fort Myers
Fort Myers continues to show solid buyer activity with considerably less inventory than last year.
Single Family Homes
The median single family sale price was $445,000 in July, up 8.5% year over year.
Pending sales were up 19%, while active inventory was down almost 27% from last year. Homes also took a median of about 50 days to go under contract.
Fort Myers is one of those markets where the citywide number only tells part of the story. A newer home in a gated community is going to perform differently from an older home that needs updating, even if they are listed at similar prices.
For buyers, HOA fees, insurance, location and property condition should be compared alongside the purchase price.
For sellers, lower inventory helps, but buyers still have enough choices to be selective.
Condos
The Fort Myers condo median was approximately $223,000 in July.
Closed condo sales were higher than last year, while active inventory was down significantly.
There are opportunities for condo buyers, but this is an area where I would look closely at the individual association before deciding whether something is a deal.
A $220,000 condo with a high monthly fee and upcoming assessment may cost more to own than another unit priced higher in a stronger association.
Lehigh Acres
Lehigh Acres remains one of the busiest markets for buyers looking around the lower $300,000 price range.
Single Family Homes
The median sale price was $312,500 in July.
Closed sales were up nearly 30% from last year, and pending sales were up almost 29%.
Inventory was also lower than last year, with months of supply falling to around five months.
One of the biggest things affecting Lehigh Acres is new construction. Buyers may be comparing a resale home against a brand new property where the builder is offering closing cost assistance, rate incentives or upgrades.
For resale sellers, understanding what nearby builders are offering is important when setting a price.
For buyers, compare the entire deal. A resale home may offer a better lot, fencing, upgrades or an established neighborhood, while the new construction option may offer better financing incentives.
Condos
Lehigh Acres has a much smaller condo market, which means monthly numbers can move dramatically based on only a handful of sales.
The median condo price was about $201,500 in July, but buyers should rely more heavily on recent sales within the specific community than on the citywide median.
North Fort Myers
North Fort Myers continues to offer a wide range of properties and price points.
Single Family Homes
The median single family sale price reached $356,500 in July.
Pending sales were up more than 30% from last year, while active inventory was down more than 23%.
The important thing to understand about North Fort Myers is that there really is not one type of property here. You have traditional single family neighborhoods, acreage, waterfront homes, manufactured home communities and gated developments.
For buyers, make sure the comparable sales actually match what you are buying. A waterfront property should not be evaluated the same way as a home several miles inland.
For sellers, the right pricing strategy depends heavily on the exact neighborhood and property type.
Condos
North Fort Myers condos remain more buyer friendly.
Inventory has declined, but there is still more supply than we are seeing in the single family market.
Buyers should also pay close attention to age restrictions, community fees, and what is actually included in the monthly association payment.
Fort Myers Beach
Fort Myers Beach continues to be one of the most property specific markets in Southwest Florida.
Single Family Homes
The July median single family sale price was approximately $1.055 million.
Only a small number of homes sell each month, so the median price can move dramatically depending on which properties happen to close.
Homes are also taking longer to sell than in most mainland markets, and overall supply remains much higher.
For buyers, this is not a market where I would rely heavily on the citywide median.
Elevation, storm history, permits, reconstruction, rental potential, insurance and proximity to the Gulf can create enormous differences in value between two properties.
For sellers, having documentation ready and pricing around truly comparable properties is especially important.
Condos
Fort Myers Beach condos continue to attract buyers, but they require additional due diligence.
The median condo price was approximately $426,000 in July, and closed sales were up considerably compared with last year.
Before purchasing, buyers should understand the condition of the building, hurricane repairs, insurance coverage, reserves, rental restrictions and any assessments that have already been approved or could be coming.
Pine Island
Pine Island continues to move differently from the mainland markets.
Single Family Homes
The median single family sale price was approximately $399,000 in July.
Pending sales were higher than last year, while active inventory was down more than 20%.
Because Pine Island has fewer transactions, individual sales can have a much bigger effect on the monthly numbers.
For buyers, waterfront access is one of the biggest things to understand.
Two homes described as waterfront may offer completely different boating experiences depending on canal depth, bridge clearance, distance to open water and the type of access.
Flood exposure, elevation, storm history and property condition also need to be considered carefully.
Condos
The Pine Island condo market is very small, so there are simply not enough monthly transactions to rely heavily on a citywide median price.
Buyers should focus on the actual community they are considering, recent comparable sales and the financial health of the association.
Sanibel
Sanibel continues to recover and evolve, but buyers remain very property specific.
Single Family Homes
The median single family sale price was approximately $1.19 million in July, up 7.6% from last year.
Pending sales were up more than 66% year over year, while active inventory was down more than 31%.
Those are encouraging numbers, but Sanibel homes are still taking longer to sell than homes in many mainland markets.
For buyers, the condition of the individual property matters tremendously. Elevation, flood history, permits, insurance, renovations and remaining storm related work can create a large difference between asking price and actual value.
For sellers, buyers are active, but they are doing their homework.
Condos
The Sanibel condo median reached approximately $730,000 in July, up more than 20% from last year.
Closed sales and pending sales were also considerably higher year over year, while active inventory declined.
That does not mean every Sanibel condo is suddenly easy to sell.
The strength of the association, completed storm repairs, reserves, insurance coverage and future assessments are still major parts of the buying decision.
For buyers, understanding the building can be just as important as understanding the unit itself.
What We Are Noticing Heading Into September
The biggest shift over the last several months has been inventory.
Earlier this year, the conversation was largely about how many homes were sitting on the market. Now, inventory has started tightening across many Southwest Florida communities while buyers continue to write offers.
That does not mean we have suddenly returned to a market where everything sells immediately.
The market is separating properties.
The right home at the right price can move quickly.
A home that is overpriced, needs substantial work or carries higher insurance, flood or assessment concerns can still sit even while another property nearby goes pending.
For buyers, there are still opportunities and negotiating room. The key is knowing where that leverage actually exists instead of assuming every seller is in the same position.
For sellers, lower inventory is encouraging, but buyers are informed and have access to more information than ever. Pricing and presentation continue to matter.
Southwest Florida is also not one single market. Cape Coral is moving differently from Sanibel. New construction is influencing Lehigh Acres. Fort Myers Beach and Pine Island are heavily property specific. And the condo market has its own challenges around fees, financing, insurance, reserves and assessments.
Understanding those differences is what helps buyers recognize a good opportunity and helps sellers position their property correctly in the market we have today.