Fort Myers, FL population in 2026: growth and home prices
Fort Myers Jesse McGreevy October 30, 2026
Fort Myers Jesse McGreevy October 30, 2026
Fort Myers keeps adding residents, but the growth is lifting house prices, not condo prices. In the 90 days ending September 30, 2026, the single-family median sale price rose 8.2% while the condo median fell 6.7%.
Fort Myers is still growing, but that growth is showing up in house prices while condo prices soften. If you want negotiating room, start with condos, which have the widest sale-to-list gap of any home type. If resale momentum matters more to you, single-family homes are the alternative.
You've seen that Fort Myers is growing and want to know what that means for the price you'll pay and how much you can negotiate on the home type you're considering.
The official city population is 99,918, according to the U.S. Census Bureau's Vintage 2024 estimate as of July 1, 2024. That figure covers only the incorporated City of Fort Myers.
The metro area, Lee County, North Fort Myers and Fort Myers Beach are counted separately, and each has a very different headcount. A Fort Myers mailing address doesn't always match the legal jurisdiction. Confirm which Fort Myers zip code and area a property sits in, because that decides its property taxes and local services.
The city has grown from 86,395 residents at the 2020 Decennial Census. The University of Florida's Bureau of Economic and Business Research estimates it reached 100,780 by April 1, 2024.
That growth came despite Hurricane Ian in 2022. Lee County's after-action report puts property loss at about $3.22 billion. The county's CDBG-DR Action Plan counts:
Even so, the new residents have not tipped the market to sellers. Supply remains high and few homes sell above list (see the figures below), so buyers generally have time to compare options and negotiate terms.
Demand from new residents splits unevenly by home type, and that changes how much room you have when writing an offer. Condos and townhouses draw buyers looking for lower entry prices or less maintenance. Single-family houses draw buyers who want land and long-term price momentum.
This is where demand from new residents concentrates. The median sale price is $439,825. That takes a higher upfront budget, but it comes with stronger price momentum than attached homes.
Bidding wars are still rare. Only 3.3% of Fort Myers houses sold above asking in the 90 days ending September 30, 2026, so offers below list price remain normal.
The tradeoff is that you get the least room to negotiate of the three types. Flood zones and insurance premiums can also change your true monthly cost sharply. Check the FEMA flood map and Lee County flood information for the specific address, and get homeowners and flood insurance quotes before you write an offer.
Condos give buyers the most room to negotiate. They carry 7.5 months of supply, the most of any category, so sellers are competing for your offer. Condos sold for a median 93.5% of list price (based on 106 condo sales), the widest gap of any home type. With a median sale price of $256,474, they also offer a lower entry point, and you can take your time touring units and negotiating terms.
What you give up is cost predictability. Florida's SB 4-D law requires a milestone structural inspection for condominium buildings three or more stories tall once they reach specified ages. It also revises reserve funding requirements. Both can mean higher monthly dues or special assessments.
Before you make an offer:
Townhouses are the middle ground for price and sales pace. The median price is $276,003, with the lowest price per square foot of the three types. They sell in a median 60 days, more than a month faster than condos. That leaves less time to deliberate when you buy, but it also points to solid resale demand later.
The catch is inventory. Townhouses have the fewest listings of any type, so your choices are narrow and the good ones go quickly. Most carry homeowners association dues. Ask what the fee covers (roof, exterior or insurance) and whether any special assessments are planned.
Related guides: Where Is.
These figures come from Redfin data for the 90 days ending September 30, 2026.
Match your priority to the section that answers it:
If HOA dues or a possible special assessment would strain your budget, weigh the catch in Condos and Townhouses before ruling out a single-family property.
The Cape Coral-Fort Myers metro area has 860,959 residents, according to the U.S. Census Bureau's Vintage 2024 estimate as of July 1, 2024. It shares the same footprint as Lee County.
There are three: the City of Fort Myers, the main municipality; North Fort Myers, a census-designated place across the Caloosahatchee River with 42,719 residents at the 2020 Census; and the Town of Fort Myers Beach, a separate municipality with a 2020 population of 5,582.
Florida is gaining. It grew by 467,347 people (about 2.0%) between July 2023 and July 2024 to reach 23,372,215, the second-largest numeric gain of any state. Lee County gained a net of approximately 5,000 residents from domestic migration and roughly 13,057 from international migration over that same year.
Lee County gained population overall between 2023 and 2024. For those who do leave, storm recovery and the Hurricane Ian damage described above are major factors.
The median sale price for all homes in the city is approximately $330,842. Insurance premiums and HOA dues vary widely by property.
The median price per square foot for all homes in Fort Myers is roughly $206. For comparison, Florida Realtors reported statewide medians of $420,000 for single-family homes and $295,000 for condo-townhouse units in the third quarter of 2026.
The city covers 39.84 square miles of land area, according to 2020 U.S. Census Bureau QuickFacts. At the 2024 population estimate, that works out to about 2,507 residents per square mile.
Yes. Fort Myers is the Lee County seat, and the county's population matches the metro figure above. Much of the surrounding area with a Fort Myers mailing address sits in unincorporated Lee County.
Our team’s unprecedented professionalism, skill, and attention to detail has allowed us to set sales records for the past 20+ years. We will ensure your buying or selling experience exceeds your expectations.