Where new homes are being built in and around Fort Myers
Inside the Fort Myers area, new building is concentrated in planned communities such as Verandah and Valencia Harbor in ZIP 33905 and the neighborhoods of the city's Arborwood district, while larger master-planned projects sit just outside the city in Alva, North Fort Myers and Estero. Prices below are the builders' own published starting prices in September 2026 and change often, so confirm them with the sales office. Across the river, new construction in Cape Coral covers a different set of builders.
GL Homes: Valencia Harbor (55+), ZIP 33905
Valencia Harbor is an age-restricted community at 3534 Primrose Hill Way, Fort Myers, with single-family homes on private lots and optional pools. GL Homes lists three collections: Shoreline from the $350s, Marina from the $420s and Bayside from the $550s. The community center with a fitness center is open, and a 33,000 square foot clubhouse is under development, with resort and lap pools, pickleball, tennis and bocce planned or open. It is GL Homes' only Lee County community.
Neal Communities: Verandah, ZIP 33905
Verandah is a private, gated golf community on the Orange River with a 36-hole golf course, resort-style pool, fitness center, tennis and river kayaks. Neal Communities advertises new single-family homes from the mid $400s, with a quick move-in home listed at $380,814. Zillow's typical value for the Verandah neighborhood was $530,951 in August 2026, which gives you a resale benchmark. The Fort Myers neighborhoods guide compares it with other areas.
Arborwood CDD neighborhoods: Marina Bay, Botanica Lakes, Bridgetown and Somerset
The Arborwood Community Development District was created by the City of Fort Myers on October 4, 2004. Its 2026/2027 budget covers 1,481 homes in Marina Bay and Botanica Lakes, 985 in Bridgetown, further homes in Somerset and a 694-unit Lennar parcel of single-family homes and four- and six-plex buildings. Resale homes appear there as well as new ones, and the assessments below show what the CDD adds.
LGI Homes: Mirror Lakes
LGI lists Mirror Lakes under Fort Myers, with seven floor plans from 1,140 to 1,984 square feet and prices from $312,900. The builder advertises sample payments that exclude tax, insurance and HOA dues, so ask for the full cost. Zillow's typical value for the Mirror Lakes neighborhood was $307,713, down 3.6% on the year.
Zuckerman Homes: Venetian Pointe, southwest Fort Myers
Venetian Pointe is a 50-acre community of 64 custom villas at Summerlin Road and Gladiolus Drive, about five miles from Fort Myers Beach, with four one- and two-story plans. The builder advertises no CDD and low HOA fees. It does not publish a base price, so ask for the current price sheet.
Pulte Homes: River Hall Country Club, Alva
River Hall is a gated, 1,500-acre community east of Fort Myers built around an 18-hole Davis Love III golf course, with golf bundled into ownership. Pulte lists one- and two-story homes from $331,990 in its Classic collection and from $452,990 in its Estate collection, from 1,670 to 2,808 square feet. The River Hall CDD, established in 2005, levies assessments here.
Taylor Morrison: Solena, North Fort Myers
Solena is off Slater Road near Bayshore in North Fort Myers, with quick access to I-75. Taylor Morrison lists homes from the high $200s and advertises low HOA fees and no CDD fees, with limited-time savings on some quick move-in homes.
Kingston, Estero: Esplanade at Kingston and Kingston South
Kingston is a master-planned community around Corkscrew Road in Estero, south of Fort Myers. Taylor Morrison prices Esplanade at Kingston from the low $400s to over $1 million, with a planned resort-style pool and wellness center, and Neal Communities also builds in Kingston South. Estero's typical value was $485,717 in August 2026.
Stock Development: WildBlue
WildBlue covers 3,500 acres between Fort Myers and Naples. Stock describes custom residences of more than 4,000 square feet starting above $4 million, which puts it at the top of the local new-home market.
New construction communities compared
| Community | Builder | Location | Published starting price | CDD |
|---|---|---|---|---|
| Solena | Taylor Morrison | North Fort Myers | High $200s | None (builder) |
| Mirror Lakes | LGI Homes | Fort Myers area | $312,900 | Ask |
| River Hall Country Club | Pulte | Alva | $331,990 | River Hall CDD |
| Valencia Harbor (55+) | GL Homes | Fort Myers 33905 | $350s | Ask |
| Verandah | Neal Communities | Fort Myers 33905 | Mid $400s | Ask |
| Esplanade at Kingston | Taylor Morrison | Estero | Low $400s | Ask |
| Venetian Pointe | Zuckerman Homes | Southwest Fort Myers | Ask | None (builder) |
| WildBlue | Stock | Between Fort Myers and Naples | Over $4 million (custom) | Ask |
"Ask" means the builder does not publish the figure. Get the CDD and HOA amounts in writing before you sign, and compare them in the same monthly budget as the mortgage.
CDD and HOA fees on new homes
What a Fort Myers CDD charge looks like
A CDD is a special district that borrows to build roads, drainage and lakes and repays the bonds through a yearly assessment on each lot, plus a smaller operations charge. Arborwood's 2026/2027 budget shows how much it varies by lot:
- Marina Bay and Botanica Lakes: $349.72 a year for a villa or townhome, $425.72 for a 40-foot lot, $465.72 for a 52-foot lot and $505.72 for a 62-foot lot.
- Bridgetown: from $577.45 for some 42-foot lots to $1,621.45 for some 75-foot lots, depending on which bond series applies.
- Somerset: from $745.04 to $1,695.04 for multifamily units and $901.04 to $1,523.04 for 55-foot single-family lots.
- Lennar parcel: $730.92 for four- and six-plex units, $892.27 for 46-foot lots, $939.72 for 52-foot lots and $1,129.51 for 67-foot lots.
Owners whose bonds are paid off pay only the operations charge, for example $52.72 in Marina Bay and Botanica Lakes. Arborwood's Series 2018 bonds mature in May 2036.
How to read the disclosure
Florida Statutes section 190.048 requires the initial sales contract to carry a CDD disclosure in bold type, right above your signature, warning that the district may levy taxes and assessments on top of county taxes. Look for the debt assessment, the operations assessment and the year the bonds end, then find the same lines on the property's last tax bill. Our Florida CDD fees guide covers the rules.
HOA dues are separate
HOA dues pay for the clubhouse, gates and landscaping and are set by each association's budget. Ask for the current budget and any planned increases, especially where amenities are still being built.
New build or resale: what it really costs
Price per square foot
The new homes and condos listed in Fort Myers on September 26, 2026 averaged $328.09 per square foot, with a median list price of $398,445. Zillow's typical value for all Fort Myers homes was $305,650. At that average, a 2,000 square foot new home would list for about $656,000, although most entry-level plans price well below it.
Monthly cost
Compare the full payment: mortgage, tax, insurance, HOA and any CDD. Principal and interest on a $398,445 home with 10% down at 7.03% is about $2,393 a month before the rest.
Property tax on a new home
Lee County assesses property as of January 1, so a home finished during the year may show a low first bill. Budget from the full price and the 2025 City of Fort Myers millage of 16.5034, not from the builder's estimate. The Lee County property tax guide shows how to work it out.
Incentives
Builders are discounting: Taylor Morrison advertised savings of up to $100,000 on select quick move-in homes at Solena. Compare a price cut with a rate buydown or closing cost credit on the same home.
Flood and storm exposure
New homes are built to current flood elevation rules for their zone, but still check the FEMA flood zone and Lee County evacuation zone for the lot and get insurance quotes before signing. See Florida flood zones.
Inspections and warranties on a new home
Pre-drywall inspection
Hire your own inspector to check framing, roof connections, windows and wiring before the walls close. Ask the builder in writing whether they allow it.
Final inspection and walk-through
Inspect again before closing and list every defect for the builder's punch list. A city certificate of occupancy is not a quality inspection.
Builder warranty
Warranties differ: Pulte, for example, advertises a 10-year limited structural warranty plus shorter coverage for workmanship and systems. Read what is covered, for how long and how claims are made. Our Florida home builders compared guide sets the main builders side by side.
Buying new with a local agent
The sales staff in a model home work for the builder. Your own agent can compare communities, review the contract and CDD disclosure and push for incentives. Since August 17, 2024, you sign a written agreement with your agent before touring homes, and the compensation must be clearly stated and is negotiable. We can introduce you to a local agent who knows the Fort Myers builders; see buying and selling in Fort Myers for how that works. For the wider picture, read new construction homes in Florida.
Common questions
Are new home prices dropping in Fort Myers?+
Resale values are: Zillow's typical Fort Myers value fell 5.0% to $305,650 in the year to August 2026. Builders are also discounting, with Taylor Morrison advertising up to $100,000 off select quick move-in homes at Solena. Starting prices still run from the high $200s to the mid $400s in most communities.
How much does it cost to build a 2,000 sq ft house in Florida?+
Costs vary by lot, builder and finish, and no official average exists. As a benchmark, new homes and condos listed in Fort Myers on September 26, 2026 averaged $328.09 per square foot including land, or about $656,000 for 2,000 square feet. Entry-level production homes start far lower, from about $312,900 at LGI's Mirror Lakes.
What is a CDD fee in Fort Myers?+
A CDD fee is a yearly assessment on the property tax bill that repays bonds used to build roads, drainage and lakes, plus an operations charge. In Fort Myers' Arborwood CDD, the 2026/2027 amounts range from $349.72 for a villa in Marina Bay to $1,695.04 for some Somerset units. Check the contract disclosure and last tax bill.
Which Fort Myers new communities have no CDD?+
Taylor Morrison says Solena in North Fort Myers has no CDD fees, and Zuckerman Homes says Venetian Pointe in southwest Fort Myers has no CDD. Always confirm on the contract disclosure and the tax collector's record for the parcel, because charges can apply through other districts or assessments.
Are there 55+ new construction communities in Fort Myers?+
Yes. GL Homes' Valencia Harbor, at 3534 Primrose Hill Way in ZIP 33905, is restricted to age 55 and older, with single-family homes priced from the mid $300s to the $600s across three collections. A 33,000 square foot clubhouse is under development and a community center with a fitness center is open.
Do I need my own agent to buy new construction?+
You do not have to have one, but the builder's sales staff represent the builder. Your own agent can compare communities, check the CDD disclosure and negotiate incentives. You now sign a written agreement stating the agent's pay before touring.
Sources
- GreaterFtMyers.com: Fort Myers new construction (MLS snapshot, September 26, 2026)
- GL Homes: Valencia Harbor (55+), Fort Myers
- GL Homes: Southwest Florida communities
- Neal Communities: Verandah, Fort Myers
- Neal Communities: Communities
- Arborwood Community Development District: Home page
- Arborwood CDD: Final budget, fiscal year 2026/2027 (assessment recaps by parcel)
- LGI Homes: Mirror Lakes, Fort Myers
- Zuckerman Homes: Venetian Pointe, Fort Myers
- Pulte Homes: River Hall Country Club, Alva
- River Hall Community Development District
- Taylor Morrison: Solena, North Fort Myers
- Taylor Morrison: Esplanade at Kingston, Estero
- Stock Development: Projects (WildBlue and rental communities)
- Zillow Research: ZHVI, ZORI and market data (days to pending, sale-to-list, price cuts, inventory, median sale price), August 2026
- Freddie Mac: Primary Mortgage Market Survey (30-year fixed 7.03%, week of September 24, 2026)
- Lee County Property Appraiser: 2025 taxing district millage book (District 090, City of Fort Myers)
- Lee County Property Appraiser: Important dates
- NAR: Consumer guide to written buyer agreements
- Florida Statutes: Section 190.048, CDD sales contract disclosure
- Pulte Homes: New construction homes in Fort Myers (warranty FAQ)
- Lee County Emergency Management: Flood zones
- Lee County Public Safety: Evacuation zones and shelters