Southwest Florida Market Update – September 2025
The Southwest Florida housing market stayed steady in September and may be showing early signs of finding its bottom. Prices held mostly flat, pending sales jumped again, and inventory remained balanced across the region.
The median single family price across Lee County came in at $355,000, up slightly from August but still 4% lower than last year. Homes spent about 60 days on market, and sellers received 91% of their original asking price.
Closed sales rose to 1,005, a 6% increase year over year, while pending sales climbed almost 30%. That’s now the second straight month with stronger contract activity. New listings dipped to 1,690, keeping inventory just below 7,000 homes or about a seven month supply — a clear sign the market is balanced, not falling.
Condo prices were steady at $245,000, with closed sales up 14% and pending contracts up 38% compared to last year. Buyers are clearly more active again, even as prices remain below 2023 levels.
So, is this the bottom? No one can call it for certain, but this is the most stability we’ve seen all year — and with season right around the corner, momentum is shifting toward more activity.
Cape Coral
Cape Coral’s market stayed active with the median single family price at $365,000, nearly unchanged from August. Homes averaged 58 days on market, and sellers received 91% of their original list price. Closed sales were up 8%, and pending contracts jumped 26%, showing more buyers stepping back in.
Fort Myers
Fort Myers had a strong month. The median price reached $415,000, down 2.9% from last year but up slightly from August. Pending contracts surged 50%, and closed sales climbed 14%, showing renewed buyer confidence heading into fall.
Fort Myers Beach
Luxury prices surged on the beach, with the median single family price at $852,500, an 83% increase year over year. Condos followed suit at $590,000, up 38%. Activity is still selective, but the high end continues to draw attention from cash buyers.
Lehigh Acres
Lehigh Acres remains one of SWFL’s most affordable markets. The median single family price rose to $325,000, slightly higher than August and up 1.7% year over year. Pending sales climbed 33%, and closed sales were up 10%, showing steady first-time and investor demand.
North Fort Myers
North Fort Myers posted a median price of $287,500, down 13% from last year but stable month to month. Closed sales were 83, and pending contracts rose 19%. With roughly a six month supply, this market remains balanced and consistent.
Sanibel Island
Sanibel continued its gradual comeback. The median single family price was $939,500, up 10% year over year, while pending sales more than doubled compared to last September. Inventory is still elevated, but the increase in contracts shows buyers are returning to the island.
Bottom Line
Southwest Florida seems to be settling into a balanced phase. Prices are no longer falling, buyers are showing up again, and inventory is healthy but not overwhelming. If this trend continues through October and November, we may look back on late summer 2025 as the turning point.