Southwest Florida Real Estate Market Update: June 2026

The biggest change I am noticing across Southwest Florida is that inventory is finally starting to come down.

Earlier this year, buyers had more homes to choose from and sellers were competing against a growing number of listings. By June, fewer new properties were coming onto the market, active inventory was declining, and buyer activity remained stronger than it was last year.

That does not mean every home is selling quickly or that sellers can name any price they want. Buyers are still careful, especially when they factor in insurance, flood risk, HOA fees, assessments and the condition of the property.

Single family homes are generally holding up better on pricing. Condos are selling more frequently, but buyers are negotiating harder and paying close attention to the financial health of each association.

Southwest Florida single family homes

Across Lee and Hendry counties, the median single family sale price was $369,000 in June, up 1.1% from last year.

Pending sales were up 23.6% year over year, while active inventory was down 21.2%. Months of supply also dropped from 6.4 months last year to 5 months.

Inventory has now declined from 6,954 single family homes in April to 6,222 in June. That is a drop of more than 700 listings in two months.

Buyers still have options, but the market is beginning to absorb some of the inventory that built up earlier in the year.

Southwest Florida condos

The regional condo median was $239,000, down 2.4% from last year. However, closed condo sales increased almost 30%, and pending sales were up nearly 36%.

Active condo inventory fell from 2,956 units in April to 2,525 in June. Months of supply also dropped to 7 months, compared with 11.4 months last year.

More condos are selling, but price remains a major factor. Condos received an average of 88.1% of their original asking price, compared with 93.1% for single family homes.

Buyers are not only comparing the unit itself. They are reviewing HOA fees, insurance, reserves, special assessments, building maintenance and the possibility of future expenses.

Cape Coral

Single family homes

Cape Coral had one of the stronger single family reports in June.

The median sale price reached $390,000, up 4.3% from last year. Closed sales increased 4.8%, while pending sales jumped 25.5%.

The biggest change was inventory. Active listings dropped from 2,473 homes in May to 2,253 in June. Months of supply also fell to 4.5 months, compared with 6.7 months last year.

Homes took a median of 54 days to go under contract and sold for an average of 93.8% of their original asking price.

For buyers, there is still room to negotiate, especially on homes that have been sitting, need updating or were priced too high. But the amount of inventory is no longer growing like it was earlier this year.

For sellers, the activity is there. The challenge is making sure the home competes once buyers compare insurance, flood exposure, roof age, utility assessments, condition and location.

Condos

The Cape Coral condo median fell to $205,000, down 8.9% from last year. At the same time, closed sales increased 74.3%.

That combination suggests lower prices are bringing more buyers into the market.

Condo inventory was down 25.1% year over year, and months of supply dropped to 5.3 months. However, condos sold for an average of only 90.8% of their original asking prices.

Buyers should look beyond the advertised price. HOA fees, insurance, reserves and upcoming assessments can significantly change the actual monthly cost of ownership.

Fort Myers

Single family homes

The Fort Myers median single family sale price was $445,000, up 1.7% from last year.

Pending sales increased 9.4%, while active inventory fell 10%. Months of supply dropped to 4.1 months, giving Fort Myers one of the tighter single family markets in the area.

Homes took a median of 61 days to go under contract and sold for approximately 92% of their original asking prices.

Fort Myers includes many different types of neighborhoods, from older homes near downtown to gated communities and newer construction. Buyers should avoid relying too heavily on the citywide median because two homes at the same price can have completely different insurance costs, HOA fees and renovation needs.

Condos

The Fort Myers condo median was $235,000, down 4.9% from last year. Closed sales increased 20.2%, while pending sales increased almost 30%.

Active inventory fell 21.7%, but condos still had 6.3 months of supply.

Fort Myers condo buyers have options, but they should review the association before deciding whether a unit is a good deal. A lower purchase price may not save money if the community has high fees, weak reserves or a large assessment coming.

Lehigh Acres

Single family homes

Lehigh Acres continues to be one of the most active affordable markets in the area.

The median single family sale price was $309,994, down 6.1% from last year. Closed sales increased 4.1%, while pending sales rose 63.6%.

That increase in pending sales shows buyers are actively shopping in Lehigh Acres, particularly around the lower $300,000 price range.

The biggest factor here is new construction. Resale sellers are often competing against builders offering closing cost assistance, interest rate incentives or upgrades.

Buyers should compare the entire deal, not only the purchase price. A builder incentive may lower the monthly payment, while an existing home may offer a better lot, established neighborhood, fencing or completed improvements.

Condos

The Lehigh Acres condo median increased to $211,000, but only 16 condos closed in June. With such a small number of sales, the median can move sharply from month to month.

Buyers should focus more on recent sales within the specific community than the overall Lehigh Acres condo median.

North Fort Myers

Single family homes

The North Fort Myers single family median was $326,643, down 6.7% from last year.

Active inventory fell almost 20%, and the median time to secure a contract dropped to only 37 days. Closed and pending sales were relatively flat.

North Fort Myers cannot be understood through one number. The area includes traditional neighborhoods, acreage, manufactured home communities, gated developments and waterfront properties.

For buyers, this can be a good area to find more land or lower prices, but it is important to compare similar property types. A manufactured home, riverfront home and concrete block home on acreage are not part of the same market.

Condos

The North Fort Myers condo median was $125,000, down 7.4%. Inventory was also down 27.3%, but months of supply remained high at 13.3 months.

Only 10 condos closed during the month, so buyers should rely more on sales within the individual community than the citywide median.

Some North Fort Myers communities also have age restrictions, land leases, bundled amenities or higher monthly fees that should be reviewed early.

Fort Myers Beach

Single family homes

The Fort Myers Beach single family median reached $1.3 million, up sharply from last year. However, only 11 homes closed, which means a small number of higher priced sales can move the median significantly.

Homes took a median of 121 days to go under contract, and months of supply remained high at 14.1 months.

Buyers have negotiating room, but every property needs to be researched individually. Elevation, storm damage, permits, rebuilding status, rental potential and insurance can create major differences in value.

The citywide median is less useful here than understanding the specific property.

Condos

The Fort Myers Beach condo median was $395,000, down 22.5% from last year. Closed sales increased 40%, and pending sales rose significantly.

The market is moving, but buyers remain cautious. Condo inventory still represented 12.8 months of supply, and units sold for an average of 84.7% of their original asking prices.

Buyers should verify the condition of the building, hurricane repairs, insurance coverage, association reserves, rental restrictions and any current or expected assessments.

Sanibel

Single family homes

The Sanibel single family median was approximately $1.17 million, up 8.6% from last year.

Closed sales increased 23.8%, pending sales rose 25%, and active inventory fell nearly 29%. Months of supply also dropped from 10.9 months last year to 6.3 months.

However, homes took a median of 171 days to secure a contract and sold for an average of only 85.8% of their original asking prices.

That tells us buyers are purchasing on Sanibel, but they are taking their time and negotiating heavily.

For buyers, storm history, elevation, insurance, permits and renovation costs matter more than the original asking price. For sellers, starting too high can lead to months on the market and several price reductions.

Condos

The Sanibel condo median reached $780,000, up 15.6% from last year. Closed sales doubled, while pending sales increased 33.3%.

Even with the increase in activity, condos still had 10.7 months of supply and took a median of 151 days to go under contract.

The condition of the building and association matters heavily on Sanibel. 

What we are noticing most

The Southwest Florida market is not moving in one direction across every city and property type.

Single family inventory is tightening in many areas, and pending sales remain stronger than last year. That gives sellers a better environment than they had when inventory was building quickly.

At the same time, buyers are still negotiating. Homes with older roofs, high insurance costs, flood concerns, deferred maintenance or unrealistic pricing are not receiving the same attention as properties that are prepared and priced correctly.

The condo market is seeing more sales, but pricing remains under pressure. Buyers are treating the association’s finances as part of the property, not as an afterthought.

The best opportunity depends on the property. A home that has been sitting for several months may give a buyer significant leverage. A well priced home in good condition may receive attention quickly, even in a market where other listings are sitting.

The headlines may describe Southwest Florida as one market, but the numbers show something different. Cape Coral is not moving the same way as Sanibel. Lehigh Acres is being influenced by new construction. The beaches remain heavily tied to storm history and rebuilding. Condos have their own challenges with insurance, fees and assessments.

 

Understanding those differences is what helps buyers recognize value and helps sellers position their home correctly.