Fort Myers housing market: the numbers
| Month | Typical Fort Myers home value | Change on prior year |
|---|---|---|
| August 2026 | $305,600 | −5.0% |
| August 2025 | $321,800 | −11.5% |
| August 2024 | $363,600 | −3.5% |
| August 2023 | $376,900 | +0.4% |
| August 2022 | $375,500 | +34.3% |
| August 2021 | $279,600 | +22.0% |
| August 2020 | $229,200 | +3.0% |
| August 2019 | $222,600 | +0.9% |
| August 2018 | $220,600 | +2.1% |
| August 2017 | $216,100 | +3.8% |
| August 2016 | $208,300 | n/a |
Zillow Home Value Index (all homes, smoothed, seasonally adjusted) and Zillow metro market data for the Cape Coral–Fort Myers metro. Metro figures cover the wider region.
What the ten-year trend shows
Fort Myers had a slow decade, a sharp boom and a long correction. Zillow's typical value rose between 0.9% and 3.8% a year from 2016 to 2020, then jumped 22.0% in the year to August 2021 and 34.3% in the year to August 2022. It peaked at $376,936 in August 2023, 64.4% above August 2020.
Since then values have fallen three years in a row: 3.5% to August 2024, 11.5% to August 2025 and 5.0% to August 2026. The typical home is now 18.9% below its peak, but still 37.3% above August 2019 and 46.8% above August 2016. If you bought between 2022 and 2024, you may owe more than a sale would net after costs.
Hurricane Ian struck in September 2022, near the top of the market. The storm damage, rising insurance premiums and the end of low mortgage rates all overlap in the decline, so no single cause explains it.
Sale speed, price cuts and inventory across the metro
Zillow publishes these measures for the Cape Coral-Fort Myers metro, which is all of Lee County, rather than for the city alone.
Days to pending
Homes that went under contract took about 119 days on average in August 2026, a little faster than 125 days a year earlier. This is Zillow's mean, so a few slow listings pull it up; well-priced homes can go faster.
Sale-to-list ratio
The typical home sold for 95.4% of its final list price in July 2026, up from 94.7% a year earlier. On a $360,000 list price, a 4.6% gap is about $16,500.
Price cuts
21.2% of listings had a price cut in August 2026, slightly fewer than 22.0% a year earlier. Sellers are still adjusting, but a little less often.
Inventory
There were 10,537 homes for sale across the metro in August 2026, 19.8% fewer than the 13,144 a year earlier. Fewer listings give sellers a little more leverage, even though prices are still falling.
Median sale price and closed sales
Zillow's metro median sale price was $360,000 in July 2026, almost unchanged from $360,917. Florida Realtors reported 1,218 single-family closed sales in the metro in August 2026, up 2.8% on the year, at a median of $380,000, up 2.7%. Median sale prices describe the homes that sold that month, while Zillow's typical value covers every home, which is why the two differ.
How prices differ by ZIP code and neighborhood
Every Fort Myers ZIP code fell over the year, but by very different amounts. The highest-value ZIPs, 33913 ($439,078) and 33912 ($376,358), dropped 2.9% and 3.0%. The lowest-value ZIPs fell hardest: 33907 lost 8.8% to $198,758, 33919 lost 7.9% to $243,729 and 33916 lost 6.3% to $209,980.
Zillow's neighborhood figures show the same split. Town & River was the only one of 20 Fort Myers-area neighborhoods in Zillow's data to rise, up 4.4% to $788,141. Pine Manor fell 16.0% to $160,422, Cypress Lake 9.8% to $185,353 and Villas 8.4% to $202,487, while Buckingham Park (down 2.6%) and Morse Shores (down 2.3%) held up better than the city.
| Zillow neighborhood | Typical value (Aug 2026) | 1-year change |
|---|---|---|
| Town & River | $788,141 | +4.4% |
| Verandah | $530,951 | -4.3% |
| Gateway | $391,440 | -4.0% |
| San Carlos Park | $333,289 | -4.2% |
| McGregor | $320,528 | -7.2% |
| Iona | $298,170 | -4.5% |
| Fort Myers Shores | $242,467 | -7.2% |
| Cypress Lake | $185,353 | -9.8% |
Small neighborhoods have few sales, so one year's change can swing more than the city figure. The Fort Myers neighborhoods guide describes each area.
How Fort Myers compares with the rest of Lee County
Fort Myers fell a little faster than the county as a whole. Zillow's Lee County typical value was $335,409 in August 2026, down 4.4%, against the city's 5.0%. Nearby markets moved like this over the same year:
- Cape Coral: $335,825, down 3.9%, with typical rent up 1.0% to $1,949.
- Lehigh Acres: $279,720, down 5.8%, the steepest fall of the large Lee communities.
- North Fort Myers: $262,035, down 4.0%.
- Estero: $485,717, down 3.5%.
- Bonita Springs: $502,803, down 3.2%.
- Fort Myers Beach: $486,185, down 0.9% on the year but 7.7% lower than five years ago, after Hurricane Ian pushed 10 to 15 feet of storm surge over the island in 2022.
Higher-priced, newer markets to the south fell least, while the lower-priced inland areas fell most. If you are open to more than one city, compare the same home type across them.
Condos, luxury homes and new builds
Condos and townhouses
Florida Realtors reported 375 townhouse and condo sales in the metro in August 2026, up 10.6%, at a median of $269,000, down 2.2%. Year to date, condo sales were up 27.3% but the median fell 4.4% to $280,000. Older buildings carry extra costs from Florida's milestone inspection and reserve rules; see Florida condo law before you buy.
Luxury homes
Waterfront and gated golf areas held value best. Town & River rose 4.4%, and Verandah slipped 4.3% to $530,951. At this level a few sales move the figure, so compare recent sales on the same street.
Entry-level homes
The cheapest areas fell furthest over the year, with 33907 down 8.8% and Pine Manor down 16.0%. Check the flood history and roof age closely at this price point.
New construction
A September 26, 2026 MLS snapshot on GreaterFtMyers.com showed 116 new homes and condos listed in Fort Myers at a median list price of $398,445 and $328.09 per square foot. Builder incentives and CDD assessments change the real price, as the Fort Myers new construction guide explains.
Is now a good time to buy a house in Fort Myers?
For buyers who plan to stay several years, conditions are better than at any point since 2021: prices are lower, homes sit longer and sellers cut prices. The risk is that values could keep falling. A few ways to use the market:
- Take your time. With about 119 days to contract on average, you can inspect, get insurance and flood quotes and still negotiate.
- Ask for concessions. A sale-to-list ratio of 95.4% means offers below asking are normal. Seller-paid closing costs or a rate buydown can be worth more than a price cut.
- Price the full monthly cost. At 7.03%, principal and interest on the typical $305,650 home with 10% down is about $1,836 a month before tax and insurance.
- Check flood history. Florida law requires sellers to disclose known flooding, flood insurance claims and FEMA aid at or before signing the contract.
Is now a good time to sell a house in Fort Myers?
It depends on why you are selling. If you need to move, selling now avoids carrying costs while prices may drift lower. If you can wait, inventory is falling, which may help later. Either way:
- Price to current sales. Values are 18.9% below the 2023 peak, so a price based on 2023 comparisons will likely sit.
- Plan for the timeline. Budget for about four months to contract on average, plus closing, with mortgage, tax and insurance paid throughout.
- Estimate your net. Florida documentary stamp tax on the deed is $0.70 per $100, about $2,140 on a $305,650 sale. Try our seller net proceeds calculator.
- Prepare disclosures early. Gather storm repair records, permits and insurance claim history before listing.
Outlook: what published forecasts say
We do not forecast prices. Zillow's metro forecast for Cape Coral-Fort Myers, from an August 2026 base, projects 0.0% change by September 2026, 0.1% by November 2026 and a 1.2% decline by August 2027. That points to roughly flat to slightly lower values over the next year. Forecasts are revised monthly and have been wrong in both directions.
Three things to watch:
- Mortgage rates: Freddie Mac's 30-year average was 7.03% in the week of September 24, 2026.
- Property tax: a constitutional amendment on the November 3, 2026 ballot would raise the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and cut the non-homestead assessment cap from 10% to 5%. See the Lee County property tax guide.
- Insurance and storms: premiums and hurricane seasons shape demand across Lee County.
For the neighboring market, see the Cape Coral housing market.
Common questions
Are home prices dropping in Fort Myers, Florida?+
Yes. Zillow's typical Fort Myers home value was $305,650 in August 2026, down 5.0% on the year and 18.9% below the August 2023 peak of $376,936. The decline has slowed from 11.5% the year before, and inventory across the metro has fallen 19.8%, but Zillow's metro forecast still points 1.2% lower by August 2027.
Why are people moving out of Fort Myers, FL?+
Census estimates show Lee County is still gaining people: a net 8,603 from other US areas and 5,912 from abroad in the year to July 2025. The inflow is far smaller than in 2021 and 2022. The Census does not record reasons, but insurance costs, storm repairs after Hurricane Ian and falling values are common pressures.
What is the hottest housing market in Florida?+
There is no single official ranking. In Zillow's August 2026 data, the Wauchula metro had the largest one-year gain among Florida metros at 2.0%, followed by Pensacola at 1.4%. The Cape Coral-Fort Myers metro fell 4.4%, and Lee County's drop was the second-largest of Florida's 67 counties after Charlotte.
How long does it take to sell a house in Fort Myers?+
Across the Cape Coral-Fort Myers metro, homes took about 119 days on average to go under contract in August 2026, according to Zillow, down from 125 days a year earlier. Closing takes extra time on top, depending on the buyer's financing. Homes priced to recent sales and in good condition usually move faster than the average.
Is Fort Myers a buyer's market?+
Most measures favor buyers. Homes take about 119 days to go under contract across the metro, 21.2% of listings had a price cut and sales close at about 95.4% of list price. Inventory has fallen 19.8% in a year, though, so conditions are slowly becoming more balanced.
What is the median home price in Fort Myers?+
Zillow's typical home value for the city was $305,650 in August 2026. For sales, Florida Realtors reported a median single-family sale price of $380,000 across the Cape Coral-Fort Myers metro in August 2026 and a median of $269,000 for townhouses and condos. Zillow's metro median sale price was $360,000 in July 2026.
Sources
- Zillow Research: ZHVI, ZORI and market data (days to pending, sale-to-list, price cuts, inventory, median sale price), August 2026
- Zillow Research: Home value forecast by metro (August 2026 base)
- Freddie Mac: Primary Mortgage Market Survey (30-year fixed 7.03%, week of September 24, 2026)
- Florida Realtors: August 2026 sales by metropolitan statistical area (single-family and townhouse/condo)
- GreaterFtMyers.com: Fort Myers new construction (MLS snapshot, September 26, 2026)
- National Hurricane Center: Tropical Cyclone Report, Hurricane Ian (AL092022)
- US Census Bureau: County population estimates and components of change, Vintage 2025
- Florida Department of Revenue: Documentary stamp tax
- Florida Statutes: Section 689.302, flood disclosure in the sale of real property
- Florida Department of State: Proposed constitutional amendments, November 3, 2026 General Election