Buy a Home in Fort Myers, FL

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Prices from Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files), pulled 27 September 2026

McGreevy and Comisar represent buyers across Fort Myers from our office at 8290 College Parkway, Unit 201, and this is our guide to buying a home in Fort Myers, Florida: what homes actually sell for, ZIP code by ZIP code, what they cost to insure and carry, whether an address sits in the City of Fort Myers or unincorporated Lee County, and how a purchase works in 2026.

“Fort Myers” means two different places. The incorporated City of Fort Myers has 101,581 people on the south bank of the Caloosahatchee, about 12 percent of Lee County’s 875,607 residents. The Fort Myers mailing address, ZIP codes 33901, 33905, 33907, 33908, 33912, 33913, 33916, 33919, 33966 and 33967, covers far more ground, and most of it is unincorporated Lee County: Iona and McGregor, Gateway, Cypress Lake, San Carlos Park and most of the gated golf communities.

Across that whole Fort Myers market, Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files) show 6,658 residential sales from July 1, 2025 through June 30, 2026. Resold single-family homes closed at a $420,000 median across 3,526 sales and resold condominiums at a $235,500 median across 2,173 sales, with single-family medians running from $250,000 in ZIP 33916 to $565,000 in ZIP 33912.

Those numbers are the start, not the answer. A Fort Myers purchase is decided as much by the flood zone, the roof, the condo reserves, the City or county line and the tax bill that resets after you buy as by the price.

How Do I Buy a Home in Fort Myers, FL in 2026?

To buy a home in Fort Myers, confirm cash or a pre-approval, sign a written buyer agreement before touring, choose ZIP codes by budget, check whether the address is in the City of Fort Myers or unincorporated Lee County, get insurance and flood quotes before you offer, and use the inspection period to verify roof, elevation and condo reserves.

The order matters here. Hurricane Ian pushed 5 to 8 feet of water up the Caloosahatchee into Fort Myers in 2022, new Lee County flood maps take effect on March 2, 2027, and the City of Fort Myers proposed a 2026 tax rate of 17.4449 mills against 13.3738 for an unincorporated south Fort Myers district. We build the flood, insurance, tax and association file for a short list of homes before you tour, so the home you choose is one you can insure, finance and afford to carry.

The seven things that decide a Fort Myers purchase

• Your budget by property type. Single-family resales closed at a $420,000 median and condos at $235,500 in the year to June 2026, in Lee County’s recorded sales for the ten Fort Myers ZIPs.
• The ZIP code’s own price level. Single-family resale medians ran from $250,000 in 33916 to $565,000 in 33912.
• The jurisdiction. The City and unincorporated Lee County set different tax rates, building and flood rules, fire services and often water utilities.
• The flood zone and elevation. Maps effective November 17, 2022 govern now; revised Lee County maps take effect March 2, 2027.
• Insurance. Lee County’s average homeowners premium was $3,576 a year including wind in March 2026 state data.
• The tax bill after you buy. On the 2026 proposed rates, a $420,000 homestead carries about $6,569 inside the City of Fort Myers and about $5,069 in the unincorporated Iona McGregor or South Trail fire districts, before assessments.
• The association. HOA and condo fees, any CDD, club rules and, for condos, the reserve study, milestone inspection and lender eligibility.

What this page covers

This guide covers the Fort Myers market for buyers, why every website quotes a different Fort Myers median, where to buy ZIP by ZIP, City versus county addresses, flood and insurance, condominiums, taxes, closing costs, buyer representation, schools and daily life, the Lee Health network change on January 1, 2027, comparisons, pros and cons, seasonal ownership and forty answers to the questions Fort Myers buyers ask us most.

Key Takeaways

These are the facts a Fort Myers buyer should know in September 2026, each drawn from Lee County’s recorded sales, the Lee County Property Appraiser, the City of Fort Myers, FEMA or another primary source, and each explained further down this page.

• Resale single-family median: $420,000, down 4.4 percent in a year, on 3,526 sales. Resale condo median: $235,500, down 7.6 percent, on 2,173 sales. Lee County recorded sales, Fort Myers ZIP codes, July 2025 to June 2026.
• Single-family supply has tightened to 4.5 months in the Royal Palm Coast Realtor Association’s Fort Myers Region for August 2026, from 5.6 a year earlier.
• Condos are the buyer’s market: 7.8 months of supply, an 83-day median on market and 87.5 percent of original list price received.
• Most Fort Myers addresses are not in the City of Fort Myers. Only 1,527 of the 6,658 recorded sales, about 23 percent, were coded to the City on the county roll.
• The City and county tax gap is about four mills: 17.4449 proposed for a City parcel against 13.3738 for the unincorporated Iona McGregor district.
• Flood insurance discounts differ: FEMA lists unincorporated Lee County in CRS Class 5 (25 percent off in high-risk zones) and the City in Class 6 (20 percent) since October 1, 2025.
• New flood maps take effect March 2, 2027 in Lee County, and Citizens will require flood coverage on every home policy from January 1, 2027; condo unit-owner policies are exempt.
• Lee Health goes out of network for UnitedHealthcare plans on January 1, 2027, according to Lee Health’s own notice.
• Condo resale buyers get 7 business days to cancel after receiving the association documents, and who pays the owner’s title policy is a negotiable contract checkbox.

Table of Contents

Buying in Fort Myers: How Do I Buy a Home in Fort Myers, FL in 2026? · Why Work With McGreevy and Comisar as Your Fort Myers Buyer’s Agent?

The Market and Where to Buy: What Is the Fort Myers Market Like for Buyers Right Now? · Where Should I Buy in Fort Myers? A ZIP-by-ZIP Guide

Jurisdiction, Flood, Condos and Taxes: Is My Home in the City of Fort Myers or Unincorporated Lee County? · What Should Fort Myers Buyers Know About Flood Zones, Storms and Insurance? · What Should I Check Before Buying a Fort Myers Condo? · What Will My Property Taxes Be After I Buy in Fort Myers?

Closing Costs and Representation: What Are the Closing Costs to Buy a Home in Fort Myers? · How Does Buyer Representation Work in Florida After the NAR Settlement?

Schools, Living and Comparisons: Which Schools Serve Fort Myers? · What Is It Like to Live in Fort Myers? · How Does Fort Myers Compare With Cape Coral, Naples and the Rest of Southwest Florida? · What Are the Pros and Cons of Living in Fort Myers?

Searching and Seasonal Buyers: How Do I See Current Fort Myers Homes for Sale? · Buying a Winter Home in Fort Myers: What Seasonal Buyers Should Know

Answers and Local Expertise: What Fort Myers Buyers Say About Working With Us · Frequently Asked Questions, Fort Myers Buyer Edition · Why Does a Fort Myers Specialist Matter When You Buy? · Ready to Buy in Fort Myers? Work With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents

Why Work With McGreevy and Comisar as Your Fort Myers Buyer’s Agent?

McGreevy and Comisar have a Fort Myers office at 8290 College Parkway, have ranked in the Top 1% nationally since 2008 and have been the #1 team in Southwest Florida since 2012. We represent Fort Myers buyers with the county-record data we use to price listings: what homes in your ZIP sold for and what they cost to carry.

If you’re searching for the best buyer’s agent in Fort Myers, Florida, McGreevy and Comisar represent homebuyers across Fort Myers, Estero, Bonita Springs, Naples and Lee and Collier Counties, whether you are relocating, buying a winter home, investing, buying your first home or moving up to a golf or boating community. With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and our headquarters is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. For a side-by-side look at how to choose an agent here, see our guide to the best real estate agents in Fort Myers.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

A buyer’s agent who also lists homes here

Marc Comisar leads our buyer representation and Jesse McGreevy leads our listings, so our buyers hear how Fort Myers sellers think about price, timing and repairs. For this page we worked through all 6,658 qualified residential sales Lee County recorded in the ten Fort Myers ZIP codes over twelve months, by property type, ZIP code and City or county line, and we use that record to tell you when a list price is ahead of the market.

What we tell every Fort Myers buyer before the first tour

We do not publish a buyer story we cannot document, so instead of an anecdote, here is the method we walk through with every Fort Myers buyer before a single showing.

1. Name the jurisdiction first. City of Fort Myers or unincorporated Lee County decides the tax rate, building department, flood discount, fire service and often the water utility; we read the taxing district on the parcel record.
2. Read the flood file before the listing photos. The effective FEMA zone, any elevation certificate, storm history since Ian, and whether the parcel sits on a panel that changes on March 2, 2027.
3. Price the insurance before the house. Roof age, four-point and wind-mitigation reports, flood zone and build year move a Fort Myers premium more than the kitchen does.
4. Budget the tax bill you will pay, not the seller’s. Your assessment resets the January after you buy, and inside the City the rate is higher.
5. For a condo, read the building before the unit. The structural integrity reserve study, the milestone inspection status, the budget, any special assessment and whether a lender will finance units in that building.
6. Compare against recorded sales, not asking prices. We show you what comparable homes in the same ZIP code, property type and jurisdiction actually closed for.

Our own Southwest Florida MLS pull for this page (days to contract and sale-to-list) is scheduled for the next data refresh; the figures above are Lee County’s recorded sales and the published association reports.

What we do before you tour

For every home on your short list we check the flood zone, elevation certificate, roof age, open permits, association fees and rules, any CDD, the water provider, and for condos the reserve study and lender eligibility.

What we will not do

We will not push you toward a bigger budget, and we will not tell you a Fort Myers home is outside a flood zone, reserve-funded, re-roofed or free of Ian damage unless a document says so. As Top 1% Real Estate Agents Nationally Since 2008, our business runs on repeat clients and referrals.

What Is the Fort Myers Market Like for Buyers Right Now?

The Fort Myers market in 2026 is two markets. Single-family resale prices eased 4.4 percent to a $420,000 median while resales rose 7.1 percent and supply tightened to 4.5 months. Condo resales fell 7.6 percent to a $235,500 median with 7.8 months of supply, so condo buyers hold the most negotiating room in Fort Myers.

Data updated: September 2026 (Lee County’s recorded, qualified sales, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files, Fort Myers ZIPs 33901, 33905, 33907, 33908, 33912, 33913, 33916, 33919, 33966 and 33967, July 1, 2025 through June 30, 2026, compared with the prior twelve months; computed 27 Sep 2026).

In all, those 6,658 sales totaled about $2.87 billion. Builder-direct sales are estimated, not recorded as such: a parcel’s first qualified sale in the year it was built, the year before, or before the home appears on the roll. July and August 2026 are under-recorded in a roll exported September 1, 2026, which is why the window ends in June.

The all-sales median fell faster than either segment because the mix shifted: condo resales rose 21.0 percent in number while builder-direct sales fell 30.0 percent. The typical Fort Myers house did not lose 10.5 percent of its value; single-family resales eased 4.4 percent.

What your budget buys in Fort Myers

Source: Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files), Fort Myers ZIP codes, resales only.

In Fort Myers a single-family home under $400,000 is ordinary rather than rare: 1,602 single-family resales, 45.4 percent of the year, closed below $400,000, mostly in 33916, 33907, 33901, 33905 and parts of 33919 and 33967. From $400,000 to $750,000, where 40.7 percent closed, sit the gated and golf communities of 33908, 33912, 33913 and 33966. Only 261 single-family resales, 7.4 percent, closed at $1 million or more. For condo buyers, 71.7 percent of resales closed under $300,000.

New construction in the Fort Myers ZIP codes

Source: Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files). Builder-direct is an estimate from build year and first sale; project names come from the parcel’s short legal description.

Of the estimated 659 builder-direct sales in the Fort Myers ZIP codes, 372 were in 33905 and 162 in 33913. Much of the 33905 total is on Buckingham-area parcels and Lehigh Acres plats that carry a Fort Myers ZIP code; those are rural and suburban areas east of the City, not Fort Myers neighborhoods. Builder-direct volume fell 30.0 percent from the prior year, and because most builder closings never reach the MLS, these recorded counts run ahead of MLS new-construction figures.

Buying new means reading the builder’s own contract, its deposit and escrow terms, the warranty, the association’s startup budget and any community development district. Lee County’s impact fees on a new single-family home in unincorporated Lee, including $5,248 for roads and $2,879 for schools, are built into the price. A developer’s condominium sale carries a 15-day review period instead of the 7-business-day resale window.

When Fort Myers buyers have the most leverage

Source: Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files), Fort Myers ZIP codes, by month of recording.

March and April 2026 alone recorded 1,484 Fort Myers sales, 22.3 percent of the year, and January 2026 was the quietest month at 422. Because a deed records at closing, those spring closings reflect contracts written from January to March, when seasonal residents are in town; condo resales more than doubled from 133 in January to 303 in April. Buyers who shop from late summer through early winter usually face fewer competing offers, although falling single-family inventory means well-priced homes sell in any month.

What the association reports show for August 2026

The Royal Palm Coast Realtor Association publishes a monthly report for Lee and Hendry counties, excluding Bonita Springs and Estero, drawn from the Southwest Florida MLS; we cite it as data. It does not define which ZIP codes make up its Fort Myers Region, so its figures will not match the county tables above.

Data updated: September 2026 (Royal Palm Coast Realtor Association, August 2026 Market Insights Report, released 9 Sep 2026, SWFL MLS data updated 4 Sep 2026; Florida Realtors, August 2026 MSA summary, released 16 Sep 2026; retrieved 27 Sep 2026).

Source: Royal Palm Coast Realtor Association, August 2026 Market Insights Report, Fort Myers Region page (data provided by SWFL MLS, updated 09/04/26).

Two readings for a buyer. The single-family side is tightening: active listings fell a quarter, pending sales rose 18.8 percent and homes sold 15 days faster than a year earlier. The condo side still favors buyers, though condo supply fell from 10.0 to 7.8 months and pending condo sales rose 42.0 percent. Percent of original list price measures the gap from the first asking price, so 91.5 percent for houses and 87.5 percent for condos shows how often sellers start too high; the room is largest on listings that have already sat. The association described “a market that continues to shift in favor of buyers.”

What does the MLS show for Fort Myers over the last 12 months?

The recorded-sale tables above come from the county’s deed record and the association reports from the MLS feed. Our own Southwest Florida MLS pull for this page (days to contract and sale-to-list) is scheduled for the next data refresh; the figures above are Lee County’s recorded sales and the published association reports.

Our Fort Myers record in the MLS

Domain Realty, our brokerage, closed 856 transaction sides in Fort Myers in the 60 months to October 5, 2026, $443.4 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Ask Marc at (239) 287-5873 for the Fort Myers homes we have represented buyers on in the ZIP codes you are considering, and we will walk you through them.

Thinking of buying in Fort Myers? Talk to us before you tour

With Fort Myers single-family supply down to 4.5 months and single-family resales at a $420,000 median, the buyer who arrives with the flood file, the insurance quote, the tax district and the association numbers already in hand negotiates from strength. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072 to start, request your buyer consultation using the form at the top of this page, or read how we represent buyers across Southwest Florida. Selling a home here first? Get a free Fort Myers home valuation and read how we sell homes in Fort Myers.

Why every site gives a different Fort Myers median

Search “Fort Myers median home price” and page one gives answers from below $250,000 to above $460,000, usually without saying what was measured. The figures measure different places, property types and time windows.

Sources: Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files); Royal Palm Coast Realtor Association August 2026 report; Florida Realtors August 2026 MSA summary; U.S. Census Bureau QuickFacts.

Four things move a published “Fort Myers median”: houses, condos or both; the ten postal ZIPs, the City, an MLS region or the county; one month or twelve; and MLS closings, which miss most builder sales, or recorded deeds, which include them. Compare a home to the recorded median for its own ZIP code and property type; that is the number an appraiser will reach for.

The wider market and the long view

For the Cape Coral-Fort Myers metro area, which is Lee County, Florida Realtors reported an August 2026 single-family median of $380,000, up 2.7 percent, on 1,218 sales, and a year-to-date median of $385,125, unchanged from 2025. The townhouse and condo median was $269,000, down 2.2 percent.

Over the longer run, Florida Realtors’ full-year Lee County single-family median rose from $289,000 in 2020 to a $430,000 peak in 2022 and eased to $385,000 in 2025. The Federal Housing Finance Agency’s house price index for the metro stood at 403.20 in the second quarter of 2026, down 0.9 percent in a year, up 27.8 percent over five years and 10.3 percent below its 2023 peak.

Freddie Mac’s weekly survey put the 30-year fixed rate at 7.03 percent on September 24, 2026, up from a 2026 low of 5.98 percent on February 26; the 15-year rate was 6.42 percent. A buyer approved at last winter’s rates should have the lender re-run the payment before writing an offer.

Where Should I Buy in Fort Myers? A ZIP-by-ZIP Guide

Choose a Fort Myers ZIP code by budget first, then by lifestyle. The golf and gated ZIPs 33912 and 33913 carry single-family medians of $525,000 to $565,000; Iona and McGregor in 33908 run $477,500; the central and south ZIPs 33919, 33966 and 33967 run about $385,000 to $417,500; and the City’s core ZIPs run $250,000 to $310,000.

Data updated: September 2026 (Lee County’s recorded, qualified sales, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files, resales by ZIP code, July 1, 2025 through June 30, 2026; jurisdiction from the roll’s zoning-area field; computed 27 Sep 2026).

Source: Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files). The last column counts all qualified residential sales, resale and new. Area labels are general; ZIP codes and city limits do not line up, so confirm the jurisdiction on the tax bill for any specific address. About 3 percent of the sales in these ZIPs carry a situs city of Estero or Miromar Lakes on the roll, mostly at the edges of 33913 and 33967.

Three patterns stand out. ZIP 33913 recorded the most single-family resales, 853, at $525,000, and splits almost evenly between the City and unincorporated Lee County. ZIP 33908 recorded the most condo resales, 643, and every one of its 1,353 sales was unincorporated; its single-family median fell 13.2 percent, the largest drop in the market. ZIP 33916 is the only Fort Myers ZIP entirely inside the City.

Where to buy in Fort Myers, by buyer

For deeper guides, see our pages on The Forest, Heritage Palms Golf and Country Club, The Landings Yacht, Golf and Tennis Club, Gulf Harbour Yacht and Country Club, Fiddlesticks Country Club, Pelican Preserve, Paseo, Verandah, Botanica Lakes, Arborwood Preserve, Gateway and Miromar Lakes. For community-level buying guides, read buying a home in The Forest and buying a home in Heritage Palms.

Downtown and the River District

Downtown Fort Myers sits on the Caloosahatchee in ZIP 33901, inside the City, and has been the focus of the City’s Community Redevelopment Agency since 1984, with a 2024 Redevelopment Plan adopted under Ordinance 4035. Addresses here carry the City tax rate, City utilities and the City’s flood discount, and the riverfront is where Ian’s surge reached the streets in 2022. Condos in 33901 carried the lowest condo median in the market, $127,500, and many buildings are older, so read the reserve study before the floor plan.

Iona, McGregor and the south Fort Myers waterfront

South of downtown, McGregor Boulevard runs toward Iona and Punta Rassa through unincorporated Lee County and the Iona McGregor Fire District. This is Fort Myers’ boating country: Gulf Harbour has 1,253 condominium units and 186 deeded marina slips, and The Landings has 1,052 condo units in 12 associations. Neither has a CDD, so infrastructure costs sit in association dues. ZIP 33908’s single-family median fell 13.2 percent to $477,500, which is where a patient buyer with an elevation certificate in hand has the most room.

Gated golf in Fort Myers: bundled, optional or equity

Fort Myers golf communities bundle golf into every home, offer optional membership, or run as equity clubs, where residents own the club and pay an equity contribution plus dues. Fiddlesticks, for example, requires Resident Equity membership and charges a $44 monthly fee for the club’s own wastewater plant. We get each club’s plan, dues schedule and capital-assessment history before you offer, and Florida’s HOA disclosure summary must say whether membership obliges you to pay for recreational facilities.

Community development districts in Fort Myers

Many newer Fort Myers communities carry a community development district, or CDD, which finances roads, drainage and amenities through an assessment on the county tax bill. Florida’s CDD disclosure is required in the contract only on a builder’s initial sale, so a resale buyer finds it on the tax bill.

Sources: each district’s adopted budget or the Lee County tax bill, as listed in Sources. Florida’s official list of special districts covers every other community.

Age-restricted and all-ages communities

We do not label a Fort Myers community age-restricted without reading its recorded documents, because portal filters get this wrong. Pelican Preserve was approved by the City in 2000 and renamed from “Sun City Fort Myers” in 2012; its age rules are in its governing documents. Paseo’s recorded declaration states that “there is no restriction on the ages of occupants of Units.”

Is My Home in the City of Fort Myers or Unincorporated Lee County?

A Fort Myers mailing address does not tell you which government a home is in. The City of Fort Myers covers about 40 square miles, from downtown out to annexed communities along Colonial, Daniels and Treeline; most other Fort Myers addresses are unincorporated Lee County. That line decides your tax rate, permits and flood discount.

Data updated: September 2026 (Lee County Property Appraiser 2026 TRIM notices and 2026 Taxing District Millage Book (Preliminary); FEMA Community Status Book; City of Fort Myers; Lee County; U.S. Census Bureau QuickFacts; retrieved 27 Sep 2026).

Millage from the Lee County Property Appraiser’s 2026 TRIM notices for a Heritage Palms parcel (City) and a Landings parcel (Iona McGregor), and from its 2026 preliminary millage book; individual parcels withheld. The reported final City rate is from Gulfshore Business, September 22, 2026, pending the Property Appraiser’s final book. CDD and other non-ad valorem assessments are added on top.

The Census Bureau puts the City of Fort Myers at 101,581 residents in 2025, with 49.1 percent owner-occupancy and a $63,732 median household income, against 74.3 percent and $76,107 for Lee County. Those City averages describe the older central neighborhoods as much as the annexed golf communities, so look at the ZIP and the community instead.

Which south Fort Myers communities are inside the City?

More than most buyers expect. The City’s limits reach well beyond downtown through annexations along the Treeline, Colonial and Daniels corridors. On the county roll’s jurisdiction field, Pelican Preserve, The Plantation (including Somerset and Bridgetown), Botanica Lakes, Arborwood Preserve, Marina Bay, Carena and San Simeon are coded to the City, and Heritage Palms and Paseo are City communities too. Gateway is a separate unincorporated community, Miromar Lakes is unincorporated, and Iona, McGregor, Gulf Harbour, The Landings, The Forest, Fiddlesticks and Verandah are unincorporated.

How to check before you offer

The taxing district on the Property Appraiser’s parcel record or the prior tax bill is the reliable answer; the mailing city is not. The City’s permitting page offers an “Am I in the City?” tool, and we forecast your own bill before you offer.

What changes inside the City of Fort Myers

Inside the City, Community Development at 1825 Hendry Street handles permits and flood rules, and the City funds its own fire department from the City levy. City Council set a not-to-exceed operating rate of 7.3112 mills for fiscal 2026-27, up to 12.5 percent above 6.5000 and the first possible increase in a decade; Gulfshore Business reported on September 22, 2026 that Council adopted 6.9000 mills plus 0.1170 for parks debt, alongside higher water and sewer rates. The City’s flood insurance class improved to Class 6 on October 1, 2025, from Class 8 cited in a 2021 City ordinance.

What changes in unincorporated Lee County

Outside the City, Lee County’s Department of Community Development at 1500 Monroe Street handles permits and the 50 percent rule, with a new permit fee schedule effective April 15, 2026. Each unincorporated area pays an independent fire district and the county’s 0.8398-mill unincorporated services levy. Unincorporated Lee has held flood Class 5 since 2007, which the county says gives owners “a 25% discount on their flood insurance” in high-risk zones.

What Should Fort Myers Buyers Know About Flood Zones, Storms and Insurance?

Before you offer on a Fort Myers home, check its FEMA flood zone and elevation certificate, ask about flood history in Ian, Helene and Milton, and get homeowners and flood quotes. Ian pushed 5 to 8 feet of water up the Caloosahatchee into Fort Myers, and Lee County’s average homeowners premium is $3,576 a year including wind.

Data updated: September 2026 (National Hurricane Center, FEMA, Lee County, City of Fort Myers, Florida Office of Insurance Regulation, Citizens Property Insurance and Florida Statutes; retrieved 27 Sep 2026).

Is Fort Myers prone to flooding?

Parts of it are, and the risk follows the water and the elevation more than the ZIP code. In the county’s 2015 floodplain baseline, about 5,700 City of Fort Myers structures, roughly a quarter of the City’s buildings, sat in FEMA’s high-risk zone. FEMA’s data show only 47.47 percent of Lee County homes in the high-risk zone carry NFIP flood coverage, and a Florida Gulf Coast University researcher told WGCU in 2026 that “nearly half of the flood insurance claims are filed outside designated flood zones.”

What Hurricane Ian, Helene and Milton did in Fort Myers

The National Hurricane Center’s report on Hurricane Ian, which made landfall on September 28, 2022, records 5 to 8 feet of inundation “up the Caloosahatchee River in Fort Myers,” where the downtown gauge measured 7.26 feet above mean higher high water and “storm surge reversed the direction of the river flow and flooded the streets of the city.” Across Lee County, 5,369 structures were destroyed and 14,245 had major damage, and 36 of the 41 storm-surge deaths in the United States occurred in Lee County.

The same gauge measured 5.12 feet in Hurricane Helene and 5.27 feet in Hurricane Milton in 2024. Three surges in 25 months is why Florida’s flood disclosure matters here, and why we ask for claim and permit history on every home our buyers consider. Many inland Fort Myers neighborhoods did not flood at all; the answer is parcel by parcel.

How to look up a Fort Myers flood zone and elevation certificate

For an unincorporated address, Lee County’s Resident Information Tool shows the current flood zone, and the county’s flood pages cover elevation certificates. For a City address, the City’s floodplain page links its map tools and the floodplain office (239-321-7931) keeps certificates on file. FEMA’s Map Service Center shows the effective map for any address, and lenders require flood insurance on federally backed loans in high-risk zones.

The 2022 maps, and the revised Lee County maps coming March 2, 2027

Lee County and its incorporated areas, including the City, share one flood map set effective November 17, 2022. FEMA has issued its final determination on a revision, and Lee County says the updated maps take effect on March 2, 2027. In unincorporated Lee only six panels change, around Mullock Creek at the southern edge of the market, where most of the floodway shrinks to the creek banks. Near those panels we check both maps, because a zone change can add or remove a lender flood requirement.

The flood disclosure you will receive

Florida requires a residential seller to give the buyer a written flood disclosure at or before contract, stating whether the seller knows of flood damage during their ownership, filed a flood insurance claim or received flood assistance, including from FEMA. The standard AS IS contract also gives a buyer 20 days to cancel over the flood zone or elevation. In Fort Myers a yes is not a reason to walk away, but it is a reason to ask for the claim file, repair permits and elevation certificate.

Homeowners insurance in Lee County

The Florida Office of Insurance Regulation reported an average Lee County homeowners premium of $3,576 a year including wind, $2,119 excluding wind, and $1,494 for a condo unit-owner policy, in data as of March 31, 2026, against $5,534 for homeowners in Collier County. The state publishes county averages only; a Fort Myers quote moves with the roof, construction year, wind features and flood zone.

Citizens Property Insurance cut 2026 homeowners multiperil rates an average of 8.8 percent statewide. In Lee County its approved figures take the average homeowners premium from $3,322 to $3,039, down 8.5 percent, and the average condo unit-owner premium from $1,459 to $1,356. We have buyers request quotes in the first days of the inspection period, or before offering on older or waterfront homes.

Roof, four-point and wind mitigation

Citizens requires a four-point inspection for homes more than 20 years old and proof of five years of remaining life for shingle roofs over 25 years and tile, metal or concrete roofs over 50. Florida law requires insurers to offer credits for wind-resistant features, documented on the state wind-mitigation form, OIR-B1-1802, updated April 1, 2026 and valid for up to five years, so a seller’s recent report is worth asking for. My Safe Florida Home grants of up to $10,000 are limited to homesteads insured for $700,000 or less, built before 2008, with owners who meet an income test.

Citizens’ flood requirement from 2027

Citizens already requires flood coverage in high-risk zones and for dwellings of $400,000 or more; from January 1, 2027, it is required on every Citizens personal residential policy with wind coverage, with condo unit-owner policies exempt. NFIP policies generally carry a 30-day wait unless required at a loan closing, and a seller’s NFIP policy can be assigned to a buyer.

The CRS discount, City and county

FEMA’s Community Status Book lists unincorporated Lee County in Community Rating System Class 5, worth 25 percent off NFIP premiums in high-risk zones and 10 percent elsewhere, and the City of Fort Myers in Class 6 since October 1, 2025, worth 20 percent and 10 percent. On two identical high-risk policies, that is a five-point difference between a City address and an unincorporated one.

The 50 percent rule if you plan to renovate

In a high-risk flood zone, if improvements or repairs cost 50 percent or more of the building’s value, the building must meet current flood standards, often including elevation, and Florida’s 2025 SB 180 bars local look-back periods. Unincorporated Lee County measures each project against the Property Appraiser’s structure value and requires elevation to one foot above base flood elevation when triggered. The City’s flood page still shows a 12-month cumulative rule; draft Ordinance 4061 would remove it, and its adoption is pending. Confirm the method before the inspection period ends.

What Should I Check Before Buying a Fort Myers Condo?

Before buying a Fort Myers condo, read the association’s structural integrity reserve study, the milestone inspection summary, the budget, recent minutes, rental and pet rules and any pending special assessment, and confirm your lender will finance the building. Fort Myers condo resales closed at a $235,500 median last year, down 7.6 percent, so these documents now shape price.

Data updated: September 2026 (Florida Statutes sections 553.899, 718.112, 718.116 and 718.503; Florida DBPR; Fannie Mae; City of Fort Myers; Lee County’s recorded, qualified sales; retrieved 27 Sep 2026).

Condos are a large part of this market: 2,173 condo resales last year, a third of all Fort Myers resales, concentrated in 33908, 33919, 33913 and 33912, in communities such as Gulf Harbour (1,253 units), The Landings (1,052 units) and Heritage Palms, and in the downtown high-rises. Whether a building is three habitable stories or taller, which triggers the rules below, is checked building by building.

Milestone inspections for Fort Myers condo buildings

Florida requires condominium and cooperative buildings three habitable stories or taller to have a milestone structural inspection by December 31 of the year the building turns 30, and every ten years after, and lets a local building official require it at 25 years near salt water. We found no City of Fort Myers or Lee County rule adopting the 25-year trigger as of September 2026, so we confirm each building’s due date with the department that has jurisdiction. A phase-two report that finds repairs needed is the best predictor of a special assessment.

The structural integrity reserve study

Florida requires a structural integrity reserve study, or SIRS, at least every ten years for buildings three habitable stories or higher, covering the roof, structure, fireproofing, plumbing, electrical, waterproofing, windows and other major items. It was due by December 31, 2025, and in no event later than December 31, 2026 when paired with a milestone inspection, and for budgets adopted on or after December 31, 2024 the association cannot waive or underfund the reserves it identifies. DBPR’s public SIRS database shows whether an association has filed.

Special assessments and fees

A building with underfunded reserves or milestone repairs ahead may levy a special assessment, and the contract decides who pays one levied before closing, so we negotiate it at the offer. The estoppel certificate must itemize assessments owed and coming due. Florida caps the estoppel fee at a statutory base of $250, plus $100 for delivery within three business days and up to $150 if the account is delinquent, adjusted every five years for inflation and published by DBPR; the standard contract puts it on the seller.

Your 7-business-day review period

A Fort Myers condo resale buyer is entitled, at the seller’s expense, to the declaration, bylaws and rules, the budget and financial statement, the milestone inspection summary if one applies, the most recent SIRS or a statement that none exists, and the question-and-answer sheet. The contract is voidable by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives them; the right cannot be waived. Since December 31, 2024, resale contracts must also say whether the association has completed any required milestone inspection or SIRS. For an HOA home, the right is 3 days if the disclosure summary came after signing.

Can you get a mortgage on the building?

Fannie Mae’s Lender Letter LL-2026-03 retired the Limited Review option for applications dated on or after August 3, 2026, raises the minimum reserve under Full Review from 10 to 15 percent of budgeted assessments from January 4, 2027, and caps the master policy deductible at $50,000 per unit. We get the lender questionnaire, budget, reserve study and milestone summary early and have your lender confirm the project within your review period. Statewide, 51.0 percent of condo sales closed in cash in August 2026.

What Will My Property Taxes Be After I Buy in Fort Myers?

A Fort Myers buyer’s property tax is based on the home’s market value the January after closing, not the seller’s capped value. On 2026 proposed rates, a $420,000 home with homestead runs about $6,569 a year inside the City of Fort Myers and about $5,069 in the unincorporated Iona McGregor or South Trail districts, before non-ad valorem assessments.

Data updated: September 2026 (Lee County Property Appraiser 2026 TRIM notices, Folios 10455682 and 10206325, and 2026 Taxing District Millage Book (Preliminary), printed 11 Aug 2026; Gulfshore Business, 22 Sep 2026; Florida Statutes sections 193.155, 196.031, 197.162, 197.333 and 689.261; retrieved 27 Sep 2026). Rates are 2026 proposed rates; final rates appear on the November 2026 bill.

Millage for two Fort Myers tax districts, 2026 proposed

Source: Lee County Property Appraiser 2026 TRIM notices for a Heritage Palms parcel (City) and a Landings parcel (Iona McGregor); individual parcels and owners withheld. Grouped rows are the sum of the individual levies on each notice.

Other unincorporated districts differ mainly by fire district: the Property Appraiser’s 2026 preliminary book shows 13.3738 in South Trail, 13.1725 in San Carlos and 14.6238 in Tice in east Fort Myers. For the City, Gulfshore Business reported on September 22, 2026 that Council voted 5-2 for 6.9000 operating mills and 0.1170 for parks bonds, which puts a City parcel at about 16.9817 mills pending the Property Appraiser’s final book.

Worked examples on 2026 proposed rates

The homestead column applies the $25,000 exemption to all levies and the additional exemption of up to $26,411 to non-school levies, and assumes assessed value equals price in year one, before the early-payment discount and non-ad valorem assessments. At the City’s reported final rate, the $400,000 homestead figure is about $6,059. Either way, a City address costs roughly $1,250 to $1,500 more a year than an Iona McGregor address on a $400,000 to $420,000 homestead.

When the bill arrives, and the reset

Florida property taxes are due November 1, with a 4 percent discount in November falling to 1 percent in February, and become delinquent April 1. Taxes are paid in arrears, so the seller credits you at closing for their share of the year and you pay the full November bill. Your reset assessment appears on the following year’s bill.

Save Our Homes, homestead and portability

Florida caps a homestead’s annual assessment increase at 3 percent or inflation, whichever is lower, and non-homestead residential increases at 10 percent for non-school levies, but both reset to market value the January after a sale. To qualify for homestead, own and live in the home on January 1 and file by March 1 with the Lee County Property Appraiser, online or at 2480 Thompson Street. Portability can bring up to $500,000 of a prior Florida homestead’s benefit. On the Heritage Palms sample parcel, the owner’s Save Our Homes benefit was $183,757, a reminder of how far a seller’s bill can sit below yours.

The tax disclosure, and the new listing rule for 2027

Florida requires every residential buyer to receive a disclosure that “BUYER SHOULD NOT RELY ON THE SELLER’S CURRENT PROPERTY TAXES.” A 2026 amendment goes further: beginning February 1, 2027, any property on a public online listing platform must show an estimate of its taxes based on the listing price, not the current owner’s taxes.

Amendment 3 on the November 3, 2026 ballot

If 60 percent of voters approve Amendment 3 on November 3, 2026, the first $150,000 of a homestead’s value would be exempt from non-school taxes in 2027 and $250,000 from 2028, the non-homestead cap would fall from 10 to 5 percent, and new Florida residents after January 1, 2027 would wait five years for the larger exemption. We will update this section after the vote.

What Are the Closing Costs to Buy a Home in Fort Myers?

A financed Fort Myers buyer typically pays the mortgage documentary stamp tax of $0.35 per $100 of the loan, the 2-mill intangible tax, the lender’s title policy, recording and lender fees, inspections and prepaid escrow. Who pays the owner’s title policy is a checkbox in the standard Florida contract and is negotiable; the seller customarily pays the deed stamps.

Data updated: September 2026 (Florida Department of Revenue; Florida Statutes sections 199.133, 201.02 and 201.08; Florida Administrative Code rule 69O-186.003; Lee County Clerk of Court; Florida Realtors and The Florida Bar AS IS contract; retrieved 27 Sep 2026).

Three Fort Myers buyer worksheets

The state-set lines are arithmetic from Florida’s published rates; the subtotals include the owner’s title policy as if the buyer pays it, so subtract it if the contract puts it on the seller. The deed stamps, $0.70 per $100 ($2,940 on a $420,000 home), are customarily paid by the seller. A cash buyer skips the mortgage taxes, lender’s policy and lender fees.

Loan limits and jumbo loans in Lee County

Lee County’s 2026 conforming loan limit is $832,750, so with 20 percent down a purchase above about $1,040,900 needs a jumbo loan; only 7.4 percent of Fort Myers single-family resales closed at $1 million or more. With the 30-year rate at 7.03 percent, get a written pre-approval that includes Lee County taxes and insurance before touring.

Who pays the owner’s title policy in Fort Myers?

In the Florida Realtors and Florida Bar AS IS contract, who designates the closing agent and pays for the owner’s title policy is a checkbox in paragraph 9(c). You will hear that the seller usually pays in Lee County, but no statute or government source says so, so we treat it as negotiable; the contract decides. Florida promulgates the premium, $5.75 per $1,000 of coverage up to $100,000 and $5.00 per $1,000 up to $1 million, so identical coverage costs the same everywhere: about $2,075 on a $400,000 purchase. A simultaneous lender’s policy starts at $25 plus endorsements.

Deposits, deadlines and the timeline to closing

The contract counts calendar days, and a deadline on a weekend or holiday rolls to the next business day. After a buyer gives written notice of loan approval, a low appraisal no longer protects the deposit under the base form, so we time that notice carefully. In Fort Myers we also fit the insurance quote and condo document review into the first two weeks.

How Does Buyer Representation Work in Florida After the NAR Settlement?

Since August 17, 2024, a buyer working with a Realtor in Fort Myers or anywhere in Florida signs a written agreement before touring a home, in person or virtually. It states the agent’s compensation as a specific amount or rate, which is negotiable and not set by law. Sellers may still offer compensation or concessions, but not through the MLS.

Data updated: September 2026 (National Association of Realtors settlement guidance; Florida Realtors NAR settlement FAQs; Florida Statutes section 475.278; retrieved 27 Sep 2026).

What the buyer agreement covers

Under the NAR practice changes, the agreement must conspicuously disclose the amount or rate of compensation from any source, in objective terms, cap it at that amount, and state that commissions are not set by law and are fully negotiable. Florida Realtors applies the rule to open houses too. We walk through ours with every Fort Myers buyer before the first showing.

Who pays the buyer’s agent in 2026

The buyer is responsible under the agreement, but many Fort Myers sellers offer compensation or a concession that covers some or all of it, off the MLS; concessions toward closing costs can still appear on the MLS. With 7.8 months of condo supply, sellers are often open to it. We ask on every home and build it into the offer.

Transaction broker or single agent

Florida law presumes every licensee is a transaction broker unless a single-agent relationship is set up in writing. A transaction broker owes honesty, skill and care, accounting and limited confidentiality; a single agent adds loyalty, full confidentiality, obedience and full disclosure.

The steps from search to keys

1. Confirm cash or a pre-approval, and whether your loan will be conforming (up to $832,750 in Lee County) or jumbo, plus your total monthly budget including insurance, association fees and taxes after the reset.
2. Sign the buyer agreement and set the search by ZIP, jurisdiction, property type and flood preferences.
3. Review the flood, roof, association, tax district and permit file for each short-listed home before touring.
4. Tour, then offer with the right deposit, inspection, financing and appraisal terms.
5. Inspect: general, four-point, wind mitigation, wood-destroying organism, pool, and seawall and dock on waterfront homes; get firm insurance quotes, including flood.
6. Review the association documents, and for condos the reserve study, milestone summary and lender eligibility, within the review period.
7. Close through a Florida title company or attorney, then file for homestead with the Lee County Property Appraiser by March 1 if the home is your permanent residence.

First-time buyers in Fort Myers

Fort Myers is one of the more reachable coastal markets in Florida for a first purchase: 45.4 percent of single-family resales and 88 percent of condo resales closed under $400,000 last year. The Florida Housing Finance Corporation runs first-time buyer mortgage and down payment assistance programs, including Hometown Heroes for eligible workers; eligibility and funding change during the year, so ask your lender which it offers.

Which Schools Serve Fort Myers?

Fort Myers public schools are run by the School District of Lee County, which does not use fixed attendance boundaries. Elementary and middle school families choose among schools in the proximity zone for their address, and high school families choose within a large residential choice zone, so confirm a Fort Myers address’s zones before you buy.

Data updated: September 2026 (School District of Lee County Student Enrollment Plan 2026-2027, approved Dec. 1, 2025; Lee County school proximity zone layer 2026-27; Florida Department of Education 2026 school grades; retrieved 27 Sep 2026).

Under the 2026-27 enrollment plan, families rank schools inside their proximity zone and a lottery settles oversubscribed seats, with preference for special programs, siblings and families in the two-mile walk zone. High schools are grouped into West, East and South zones, each with sub-zones; the South Zone is generally south of Dr. Martin Luther King Jr. Boulevard and the Caloosahatchee.

Source: Lee County’s 2026-27 school proximity zone layer, checked point by point for each community. Zones apply to the 2026-27 school year and can change; confirm the zones for a specific address with the district’s school zone locator.

How Lee County school choice works for a buyer

Two homes a mile apart can offer different school lists, so we run the district’s locator for every home a school-age family considers and never rely on the MLS school field. The district has accepted a mortgage acceptance letter showing a closing within 30 days as proof of address.

Colleges and universities

Florida Gulf Coast University reported a fall 2025 headcount of 16,803 students, and Florida SouthWestern State College’s Lee Campus is at 8099 College Parkway, near our office.

What Is It Like to Live in Fort Myers?

Fort Myers combines a historic riverfront downtown, boating on the Caloosahatchee, gated golf communities, spring training for two major league teams and the region’s largest hospital system, with the airport inside the market. It is younger than Naples: 23.2 percent of City of Fort Myers residents are 65 or older, against 55.8 percent in the City of Naples.

Data updated: September 2026 (U.S. Census Bureau QuickFacts; U.S. Bureau of Labor Statistics; Lee Health; Lee County Port Authority; FDOT District One; Lee County; City of Fort Myers; FPL; retrieved 27 Sep 2026).

Population and jobs

The City of Fort Myers grew 17.5 percent from 2020 to 101,581 residents in 2025. The Bureau of Labor Statistics reported 311,700 nonfarm jobs in the Cape Coral-Fort Myers metro in July 2026 and preliminary unemployment of 5.2 percent. Large Lee County employers include Lee Health, the school district, county government, Publix, Gartner, Florida Gulf Coast University and Shell Point. The average commute for City residents is 25.2 minutes, against 29.4 countywide.

Downtown, the river and the Edison and Ford Winter Estates

Downtown, the River District, sits on the south bank of the Caloosahatchee around City Hall at 2200 Second Street. Southwest along McGregor Boulevard, the city’s historic spine, the Edison and Ford Winter Estates at 2350 McGregor preserve the winter homes of Thomas Edison and Henry Ford, with twenty acres of historic gardens dating from 1885. See our guide to things to do in Fort Myers.

Spring training, parks and the water

The Boston Red Sox train at JetBlue Park in 33913 and the Minnesota Twins at the Lee Health Sports Complex on Six Mile Cypress Parkway, home of Hammond Stadium. Lakes Regional Park and the Six Mile Cypress Slough Preserve are the big county parks in the market.

Beaches and beach parking

Fort Myers has no Gulf beach of its own. The nearest are on Fort Myers Beach, a separate town, on Sanibel across a toll causeway, and at Lovers Key State Park; Lee County beach lots use paid parking, with a $60 annual digital pass for select lots.

Healthcare, and the UnitedHealthcare change on January 1, 2027

Lee Health, a private nonprofit since November 1, 2024, runs the hospitals most Fort Myers residents use: Gulf Coast Medical Center on Doctors Way in 33912, with 699 licensed beds and a Level II trauma center; Lee Memorial Hospital downtown; and HealthPark Medical Center with Golisano Children’s Hospital in 33908. Its new Lee Health Fort Myers campus at Colonial and Jones-Walker Boulevards, with 260 rooms and a 44-bed emergency department, is due in 2028.

One change matters to anyone choosing a health plan with a move. Lee Health’s notice states: “Beginning January 1, 2027, Lee Health hospitals and physicians will be out-of-network for affected UnitedHealthcare insurance plans,” covering employer, individual and Medicare Advantage plans. Disputes can settle, so check Lee Health’s page and your plan’s directory before open enrollment.

Getting around

Southwest Florida International Airport in ZIP 33913 served more than 11.1 million passengers in 2025, with nonstop service to more than 75 destinations. The I-75 interchange at Daniels Parkway, the main airport route, is being rebuilt as a diverging diamond, with FDOT expecting completion in summer 2028. LeeTran’s fare is $1.50 and its hub is the Rosa Parks Intermodal Transportation Center downtown, but the golf communities are car-dependent.

Utilities

Which water utility serves a Fort Myers home depends on the address. City of Fort Myers Utilities charges tiered water rates from $5.40 per 1,000 gallons, sewer at $15.64 per 1,000 gallons, readiness-to-serve charges and a 10 percent utility tax; our arithmetic puts a 5,000-gallon month at about $148.65, and Ordinance 4063 schedules further increases. Lee County Utilities, serving much of unincorporated Fort Myers, computes to about $107.00 for the same 5,000 gallons at its July 1, 2026 rates. Some communities use a CDD utility or private plant, so ask for twelve months of bills.

Electricity in the City and south Fort Myers comes from Florida Power and Light, at about $133 for 1,000 kilowatt-hours before taxes and fees on its January 2026 tariff; the Lee County Electric Cooperative serves Cape Coral and North Fort Myers but does not list Fort Myers.

How Does Fort Myers Compare With Cape Coral, Naples and the Rest of Southwest Florida?

Fort Myers is Southwest Florida’s middle-priced market. Its Lee County setting carried an August 2026 single-family median of $380,000, half of Collier County’s $760,000 and below the $415,000 Florida median, with a lower average insurance bill than Naples. Cape Coral, across the river, is a separate city with its own rules.

Data updated: September 2026 (Florida Realtors August 2026 MSA summary; Florida Office of Insurance Regulation; Lee County’s recorded, qualified sales; FEMA Community Status Book; Royal Palm Coast Realtor Association; retrieved 27 Sep 2026).

Florida Realtors medians are metro-area figures for August 2026 with year-over-year change. The Fort Myers ZIP figure is from Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files).

Fort Myers vs Cape Coral

Cape Coral is a separate city across the Caloosahatchee with its own government, building department and tax rate; its electricity comes from the Lee County Electric Cooperative and its flood class is 5. Fort Myers has the downtown, the main hospitals, the airport and I-75 on its side of the river. Compare tax districts, flood zones and insurance quotes home by home.

Who should choose which

Choose Fort Myers if you want to be close to the airport, the major hospitals, downtown and I-75, with a wide price range from sub-$300,000 condos to riverfront homes, and a single-family budget that matches a $420,000 recorded median. Choose Naples if the Gulf beaches and the highest-end coastal and golf communities matter more than price; our guide to buying a home in Naples covers that market in the same depth. Choose Bonita Springs or Estero for a middle path close to the beaches; read our guide to buying a home in Bonita Springs, and see our Lee County guide for the wider county.

What Are the Pros and Cons of Living in Fort Myers?

The pros of Fort Myers are its price range, the airport and hospitals inside the market, a historic riverfront downtown, boating, golf communities and spring training. The cons are flood and surge exposure near the water, a higher City tax rate, seasonal traffic, summer heat, no Gulf beach within the market and a condo market still repricing.

The pros

• A wide price range: 45.4 percent of single-family resales closed under $400,000 last year.
• The airport and Lee Health’s main hospitals, including a Level II trauma center, are inside the market.
• A historic downtown on the Caloosahatchee, the Edison and Ford Winter Estates, spring training for the Red Sox and Twins, and boating access to the Gulf from Iona and McGregor.
• Single-family supply has tightened to 4.5 months in the association’s Fort Myers Region, while condo buyers still have 7.8 months of choice and room to negotiate.
• Lee County’s average homeowners premium of $3,576 is well below Collier County’s $5,534, and Citizens cut its Lee County homeowners rates 8.5 percent for 2026.

The cons

• Ian pushed 5 to 8 feet of water up the Caloosahatchee into Fort Myers, and the river gauge surged again in Helene and Milton.
• The City of Fort Myers raised its tax rate for 2026-27, the first increase in a decade, and a City address carries roughly four more mills than an Iona McGregor address.
• Condo prices fell 7.6 percent in the recorded-sales year, and older buildings face reserve and inspection costs.
• No Gulf beach inside the market, seasonal traffic, and interchange construction on Daniels Parkway until 2028.
• Lee Health, the main hospital system, goes out of network for affected UnitedHealthcare plans on January 1, 2027, unless the dispute settles.

How Do I See Current Fort Myers Homes for Sale?

Search current Fort Myers listings on our site’s home search or on DomainRealtyGroup.com, then send us the ones you like, and we pull the flood, roof, association, tax district and permit file for each before you tour. The association counted 1,054 single-family homes and 1,262 condos for sale in its Fort Myers Region in August 2026.

Listing alerts

Create a free account on our home search to save a Fort Myers search by ZIP code, price and property type and receive alerts when new listings match, or browse listings on DomainRealtyGroup.com, our team’s listing site. Alerts reach you and us at the same time, so Marc can tell you what he knows about a home, including whether it is a City or county address, the day it lists.

Get your personalized Fort Myers buyer consultation

Tell us your budget, timing and must-haves using the buyer consultation form at the top of this page, or call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072. We will send a short list of Fort Myers ZIP codes and communities that fit, with recent recorded sales, the jurisdiction and tax district, typical association costs and flood profiles, before you spend a day touring. Read more about how we represent buyers.

Buying here and selling somewhere else?

If you need to sell a Florida home to buy in Fort Myers, read our guide to selling your home in Fort Myers and get a free Fort Myers home valuation, so the sale and the purchase line up. If your current home is elsewhere in Southwest Florida, our home valuation covers the region.

Buying a Winter Home in Fort Myers: What Seasonal Buyers Should Know

Seasonal buyers in Fort Myers should plan for a home that can be left for months: hurricane protection, a home watch plan, association leasing rules, insurance that covers vacancy, and a closing that can be completed remotely. Fort Myers rewards timing: shopping from late summer into early winter usually means less competition than the February to April rush.

Renting it when you are away

Condominium and HOA rules on minimum lease terms, leases per year and tenant approval usually decide whether a seasonal rental works. Read them during your review period, ask about pending amendments, and confirm local and state licensing and tax rules for short stays before counting on rental income.

Taxes and residency for part-year owners

A second home pays the full non-homestead rate, about $5,617 a year on a $420,000 home in the Iona McGregor district and $7,327 inside the City on 2026 proposed rates, with increases capped at 10 percent a year for non-school levies. To make Fort Myers your permanent home, own and live there on January 1 and file for homestead by March 1.

Closing from out of state

You do not need to be in Fort Myers to close; title companies arrange remote signing. Confirm wire instructions by phone with the title company, never from an email alone.

Canadian and foreign buyers

About 21.8 percent of City of Fort Myers residents were born abroad, and foreign buyers can purchase here. When a foreign owner later sells, the buyer generally withholds 15 percent under FIRPTA unless an exemption applies, such as a sale of $300,000 or less to a buyer who will live in the home. Plan the structure with a cross-border tax adviser.

What Fort Myers Buyers Say About Working With Us

Marc Comisar is a top-reviewed Fort Myers buyer’s agent and Jesse McGreevy is a top-reviewed Fort Myers realtor; every review below is copied from our Google Business Profile, where you can read them all in full. Those reviews are how Top 1% Real Estate Agents Nationally Since 2008 are measured in practice: by the clients who closed with us.

Stephen Joslin, buyer

★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review

Margaret Whalen, buyer

★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Verified Google review

Jennifer Schnabel Wood, repeat buyer

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review

Michael Gatz, new-construction buyer

★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Verified Google review

Michael Kaprove, repeat client

★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review

Frequently Asked Questions, Fort Myers Buyer Edition

These are the questions buyers ask us most about Fort Myers, answered from Lee County’s recorded, qualified sales, the published association reports, Florida law and our experience representing buyers in the City of Fort Myers and across unincorporated Lee County. For your own search, call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072.

How do I buy a house in Fort Myers, Florida?

Get cash or a pre-approval, sign a buyer agreement, pick ZIP codes by budget, confirm City or county jurisdiction, get insurance and flood quotes, offer with a sound inspection period, review association documents and close through a Florida title company. File for homestead by March 1.

What county is Fort Myers, FL in?

Lee County. The City of Fort Myers is an incorporated city of about 101,600 residents, while most Fort Myers mailing addresses are in unincorporated Lee County. Tax rates, fire service, flood discounts and often the water utility differ between the two.

What ZIP codes are in Fort Myers, FL?

The Fort Myers market uses ZIP codes 33901, 33905, 33907, 33908, 33912, 33913, 33916, 33919, 33966 and 33967, with single-family resale medians from $250,000 in 33916 to $565,000 in 33912 in the year to June 2026. North Fort Myers and Fort Myers Beach are separate.

Is my address in the City of Fort Myers or unincorporated Lee County?

Check the taxing district on the Property Appraiser’s parcel record or the prior tax bill; the mailing city does not tell you. Pelican Preserve, Heritage Palms, Paseo, Botanica Lakes and Arborwood Preserve are among the south Fort Myers communities coded to the City.

What is the median home price in Fort Myers?

Across 6,658 recorded qualified residential sales in the ten Fort Myers ZIP codes from July 2025 to June 2026, the median was $340,000: $420,000 for single-family resales, $235,500 for condo resales and $405,000 for estimated builder-direct sales.

Why do websites show different Fort Myers median prices?

They measure different things: houses, condos or both; the postal ZIPs, the City, an MLS region or the county; one month or twelve; MLS closings or recorded deeds. Compare a home to the recorded median for its own ZIP code and property type.

Are Fort Myers home prices going up or down?

Down modestly and flattening. The median single-family resale fell 4.4 percent to $420,000 and the median condo resale 7.6 percent to $235,500 in the year to June 2026, while resales rose 11.8 percent. Lee County’s 2026 year-to-date single-family median was unchanged from 2025.

Is it a buyer’s or a seller’s market in Fort Myers?

For houses, close to balanced: 4.5 months of supply and a 47-day median on market in August 2026. For condos, a buyer’s market: 7.8 months of supply, 83 days on market and sellers receiving 87.5 percent of their original list price.

Why are houses in Fort Myers cheaper than in Naples?

More inland and older housing, a large condo supply and no Gulf beach inside the market. In August 2026 Lee County’s single-family median was $380,000 against Collier County’s $760,000, and Lee’s average homeowners premium was $3,576 against $5,534.

What are the best neighborhoods in Fort Myers?

It depends on the buyer: downtown and McGregor for history and walkability, Iona and Gulf Harbour for boating, The Landings for club condos, the Daniels and Six Mile Cypress corridor for golf, and the Treeline corridor for newer construction.

What are the gated golf communities in Fort Myers?

Among the best known are The Forest, Fiddlesticks, Heritage Palms, Paseo, Verandah, Gulf Harbour and The Landings, with Pelican Preserve and Miromar Lakes to the southeast. Membership may be bundled, optional or equity, so compare full carrying costs.

Are there 55-plus communities in Fort Myers?

Some communities have age rules and many do not, and online filters often get it wrong, so we confirm from recorded documents. Paseo’s declaration says there is no age restriction; Pelican Preserve, originally approved as Sun City Fort Myers, sets its rules in its own documents.

How much are property taxes in Fort Myers?

On 2026 proposed rates, a $420,000 homestead runs about $6,569 inside the City and $5,069 in the Iona McGregor or South Trail districts, before assessments; without homestead, about $7,327 and $5,617. Proposed totals were 17.4449 and 13.3738 mills.

Will my property taxes go up after I buy in Fort Myers?

Usually. The assessment resets to market value the January after a sale, so a long-time homestead seller’s bill is often far below yours. From February 1, 2027, online listings must show a tax estimate based on the listing price.

How do I apply for the homestead exemption in Lee County?

Own the home and make it your permanent residence on January 1, then file by March 1 with the Lee County Property Appraiser, online or at 2480 Thompson Street, with proof of residency. File for portability at the same time if you had a Florida homestead in the prior three years.

Is Fort Myers in a flood zone?

Parts of it are. About a quarter of City of Fort Myers structures sat in FEMA’s high-risk zone in the county’s 2015 baseline, with more exposure near the river and the bays in Iona and McGregor. Many inland neighborhoods are lower-risk. Check each address.

How do I find the flood zone for a Fort Myers property?

Use FEMA’s Flood Map Service Center, or for unincorporated addresses Lee County’s Resident Information Tool; City addresses are covered on the City’s floodplain page. Revised Lee County maps take effect March 2, 2027, so check both maps near the affected panels.

Do I need flood insurance in Fort Myers?

Your lender requires it in a high-risk zone on a federally backed loan, and Citizens will require it on every home policy with wind coverage from January 1, 2027. Homeowners policies exclude flood, and CRS Class 5 (county) and Class 6 (City) cut NFIP premiums.

Did Fort Myers flood in Hurricane Ian?

Parts of it did. The National Hurricane Center recorded 5 to 8 feet of inundation up the Caloosahatchee in Fort Myers, where surge flooded downtown streets and the river gauge reached 7.26 feet above mean higher high water. Other neighborhoods stayed dry.

How much is homeowners insurance in Fort Myers?

The state’s March 2026 data put Lee County’s average homeowners premium at $3,576 including wind and the condo unit-owner average at $1,494. Citizens’ approved 2026 Lee County homeowners average is $3,039. Roof age, elevation and wind features move a specific quote.

How long does a Fort Myers condo buyer have to cancel?

On a resale, 7 days, excluding weekends and legal holidays, after signing and receiving the association documents, including the reserve study; the right cannot be waived. A developer sale carries 15 days, and an HOA purchase 3 days if the disclosure summary came after signing.

Do I have to sign a buyer agreement in Florida?

Yes, before touring a home with a Realtor, in person or virtually, under the NAR practice changes in force since August 17, 2024. It states the agent’s compensation as a specific amount or rate, which is negotiable and not set by law.

Who pays the buyer’s agent in Fort Myers in 2026?

The buyer is responsible under the agreement, but sellers may offer compensation or a concession that covers some or all of it, off the MLS. We ask on every home and build it into your offer, so you know your cash to close before you sign.

Who pays for title insurance in Fort Myers?

The standard Florida contract makes it a checkbox, so it is negotiable; you will hear that Lee County sellers usually pay, but no statute says so. Florida sets the premium, about $2,075 for the owner’s policy on a $400,000 home, at every title company.

What closing costs does a buyer pay in Fort Myers?

Financed buyers pay the $0.35 per $100 mortgage stamp tax, the 2-mill intangible tax, the lender’s title policy, recording, lender fees, inspections and prepaid escrow, plus the owner’s policy if the contract assigns it. On a $420,000 home with a $336,000 loan, the state-set lines total about $4,222.

Are there first-time homebuyer programs for Fort Myers buyers?

Yes. The Florida Housing Finance Corporation runs first-time buyer mortgage and down payment assistance programs, including Hometown Heroes; eligibility and funding change, so ask your lender which it offers.

Can I buy a house in Fort Myers without living there?

Yes. Title companies arrange remote signing, and we handle video tours, inspections and insurance quotes. Confirm wire instructions by phone with the title company, never from an email alone.

What is the best time of year to buy in Fort Myers?

Late summer into early winter, before seasonal buyers arrive. March and April made up 22.3 percent of last year’s recorded Fort Myers sales, driven by winter contracts. Single-family inventory has been falling, so well-priced homes sell in any month.

Is now a good time to buy in Fort Myers?

For prepared buyers, 2026 offers more choice than the peak years: resale medians sit below their 2022 and 2023 highs, condo supply is 7.8 months and Citizens cut Lee County rates. The 30-year rate rose to 7.03 percent in late September, so re-run the payment.

Is Fort Myers a good place to live?

For buyers who want an airport, major hospitals, a historic downtown, boating and golf at prices well below Naples, yes. Flood exposure near the water, insurance costs, seasonal traffic and a higher City tax rate are real trade-offs.

Is Fort Myers safe?

Safety varies by neighborhood, so review the specific streets you are considering. The City of Fort Myers has its own police department, while unincorporated Fort Myers addresses are served by the Lee County Sheriff’s Office.

What is the population of Fort Myers, FL?

The Census Bureau estimated the City of Fort Myers at 101,581 residents on July 1, 2025, up 17.5 percent since 2020, and Lee County at 875,607. In the City, 23.2 percent of residents are 65 or older.

What is the cost of living in Fort Myers for a homeowner?

Beyond the mortgage, budget property tax (about $5,069 to $6,569 on a $420,000 homestead), homeowners insurance (Lee averages $3,576 with wind), flood insurance where needed, association fees, and water and sewer of about $107 to $149 for 5,000 gallons a month.

Which schools serve Fort Myers?

The School District of Lee County, which assigns elementary and middle students by proximity zone and lottery and high school students by choice zone. Run the district’s locator for each address before you buy.

What airport serves Fort Myers?

Southwest Florida International Airport, inside the market in ZIP 33913, which served more than 11.1 million passengers in 2025. The I-75 interchange at Daniels Parkway, the main airport route, is under reconstruction until summer 2028.

Does Fort Myers have a beach?

Not within the market. The nearest Gulf beaches are on Fort Myers Beach, a separate town, on Sanibel across a toll causeway, and at Lovers Key State Park.

How does Fort Myers compare with Cape Coral?

Cape Coral is a separate city across the Caloosahatchee with its own tax rate, LCEC electricity and a Class 5 flood rating. Fort Myers has the downtown, the airport, the main hospitals and a wider mix of golf and condo communities.

Is Fort Myers a good investment?

The federal house price index for the metro rose 27.8 percent over five years but sits 10.3 percent below its 2023 peak. Returns depend on the ZIP, flood profile, insurance and, for rentals, the association’s leasing rules.

Should I buy a home in a flood zone in Fort Myers?

Many good Fort Myers homes are in high-risk zones. Buy with the elevation certificate, flood history and a firm insurance quote in hand, prefer homes above base flood elevation, and check the panels that change on March 2, 2027.

Which hospitals serve Fort Myers?

Lee Health’s Gulf Coast Medical Center, Lee Memorial Hospital and HealthPark Medical Center with Golisano Children’s Hospital, with a new campus on Colonial Boulevard due in 2028. Lee Health says it goes out of network for affected UnitedHealthcare plans on January 1, 2027.

Why Does a Fort Myers Specialist Matter When You Buy?

A Fort Myers specialist knows which side of the City line a home sits on, which streets flooded in Ian, which condo buildings have filed a reserve study, which clubs are equity, which tax district and CDD a home carries and what comparable homes sold for. That turns a list price into a fair offer.

We live and work here

Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, near The Landings and Cypress Lake, and we represent buyers and sellers across the City of Fort Myers, Iona and McGregor, the golf communities and the Treeline corridor every week. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, bring the same county-record discipline to every Fort Myers purchase we negotiate, starting with the recorded sale, not the asking price.

If you are also selling

Many of our buyers are moving within Southwest Florida. Our guides to selling a home in Fort Myers and what your Fort Myers home is worth explain how we time the sale and the purchase together, and our Fort Myers community guide covers the city and its neighborhoods in full.

Ready to Buy in Fort Myers? Work With the #1 Team in Southwest Florida Since 2012

Buying in Fort Myers starts with one conversation. Call Marc at (239) 287-5873 or Jesse direct at (239) 898-6072, or use the buyer consultation form at the top of this page, and we will build your Fort Myers short list, ZIP by ZIP, with recorded sales, the jurisdiction, flood profiles and association costs, before you tour.

If you’re searching for “the best buyer’s agent in Fort Myers, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you’re relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.

As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Fort Myers market record, last 12 months: in the twelve months to June 2026 we tracked 6,658 recorded qualified residential sales in the Fort Myers ZIP codes, at a $420,000 single-family resale median and a $235,500 condo resale median, per Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files).

Start your Fort Myers buyer consultation

Use the buyer consultation form at the top of this page, call Marc at (239) 287-5873, or talk to Jesse direct: (239) 898-6072. Selling first? Get your free Fort Myers home valuation.

Your Local Real Estate Experts

Marc Comisar is a top-reviewed Fort Myers buyer’s agent and Jesse McGreevy is a top-reviewed Fort Myers realtor; you can read every review on our Google Business Profile. We have represented buyers and sellers across Southwest Florida since 2008, from our Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Florida license numbers: Jesse McGreevy SL3101296, Marc Comisar BK3060671.

Follow our Southwest Florida sales on Instagram, Facebook and YouTube.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.

Sources and Authoritative References

Every fact on this Fort Myers page traces to one of the primary sources below: Lee County’s recorded sales, the Lee County Property Appraiser, the City of Fort Myers, Lee County government, state and federal agencies, Florida law, the association reports and news reporting. We do not cite brokerage or listing sites. Sources were retrieved on 27 September 2026.

1. Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files), qualified residential sales in ZIP codes 33901, 33905, 33907, 33908, 33912, 33913, 33916, 33919, 33966 and 33967, July 1, 2025 to June 30, 2026, computed by McGreevy and Comisar on 27 Sep 2026.
2. Lee County Property Appraiser, 2026 Taxing District Millage Book (Preliminary, printed 11 Aug 2026), retrieved 27 Sep 2026.
3. Lee County Property Appraiser, 2026 TRIM notice, City of Fort Myers district sample parcel, retrieved 27 Sep 2026.
4. Lee County Property Appraiser, 2026 TRIM notice, Iona McGregor district sample parcel, retrieved 27 Sep 2026.
5. Lee County Property Appraiser, General Exemption Information, retrieved 27 Sep 2026.
6. Florida Realtors, August 2026 MSA summary (released 16 Sep 2026), retrieved 27 Sep 2026.
7. Florida Realtors, December 2025 MSA summary (full-year 2025), retrieved 27 Sep 2026.
8. Royal Palm Coast Realtor Association, August 2026 Market Insights Report, retrieved 27 Sep 2026.
9. Federal Housing Finance Agency, 2026 county loan limit list, retrieved 27 Sep 2026.
10. Freddie Mac, Primary Mortgage Market Survey, retrieved 27 Sep 2026.
11. U.S. Census Bureau, QuickFacts: Fort Myers city and Lee County, Florida, retrieved 27 Sep 2026.
12. U.S. Bureau of Labor Statistics, Economy at a Glance: Cape Coral-Fort Myers, FL, retrieved 27 Sep 2026.
13. National Hurricane Center, Tropical Cyclone Report: Hurricane Ian, retrieved 27 Sep 2026.
14. National Hurricane Center, Tropical Cyclone Report: Hurricane Helene, retrieved 27 Sep 2026.
15. National Hurricane Center, Tropical Cyclone Report: Hurricane Milton, retrieved 27 Sep 2026.
16. FEMA, NFIP Community Status Book records for the City of Fort Myers and unincorporated Lee County, retrieved 27 Sep 2026.
17. FEMA, Flood Map Service Center, retrieved 27 Sep 2026.
18. Lee County, Floodplain Management, retrieved 27 Sep 2026.
19. Lee County, 2026/2027 Flood Map Revisions, retrieved 27 Sep 2026.
20. Lee County, Flood Insurance Discounts (CRS), retrieved 27 Sep 2026.
21. Lee County, Understanding the 50% Rule, retrieved 27 Sep 2026.
22. Lee County, Impact Fee Schedule, retrieved 27 Sep 2026.
23. Lee County Utilities, 5-Year Adopted Utility Rate Increase, retrieved 27 Sep 2026.
24. Lee County Multi-jurisdictional Program for Public Information (August 2020), City of Fort Myers copy, retrieved 27 Sep 2026.
25. City of Fort Myers, FEMA Community Rating System, retrieved 27 Sep 2026.
26. City of Fort Myers, Building, Permitting and Inspections, retrieved 27 Sep 2026.
27. City of Fort Myers, FEMA Substantial Improvement Packet, retrieved 27 Sep 2026.
28. City of Fort Myers, Planning Board agenda, January 7, 2026 (draft Ordinance 4061), retrieved 27 Sep 2026.
29. City of Fort Myers, FY2026 Utility Rates, retrieved 27 Sep 2026.
30. Gulfshore Business, City of Fort Myers sets $890.5 million budget for 2026-27 (22 Sep 2026), retrieved 27 Sep 2026.
31. WGCU, The fundamental purpose for FEMA’s flood maps and revisions (27 Jan 2026), retrieved 27 Sep 2026.
32. Florida Office of Insurance Regulation, Insurance Stability Unit report, July 2026, retrieved 27 Sep 2026.
33. Florida Office of Insurance Regulation, Wind Mitigation Resources, retrieved 27 Sep 2026.
34. Citizens Property Insurance, 2026 multiperil rates to drop statewide (4 Mar 2026), retrieved 27 Sep 2026.
35. Citizens Property Insurance, 2026 Approved Rate Changes by County, retrieved 27 Sep 2026.
36. Citizens Property Insurance, Inspections, retrieved 27 Sep 2026.
37. Citizens Property Insurance, New flood requirements, retrieved 27 Sep 2026.
38. Florida Department of Financial Services, My Safe Florida Home, retrieved 27 Sep 2026.
39. Florida Statutes, section 627.351, Citizens Property Insurance Corporation, retrieved 27 Sep 2026.
40. Florida Statutes, section 689.302, Disclosure of flood risks, retrieved 27 Sep 2026.
41. Florida Statutes, section 553.899, Mandatory structural inspections, retrieved 27 Sep 2026.
42. Florida Statutes, section 718.112, Bylaws (structural integrity reserve study), retrieved 27 Sep 2026.
43. Florida Statutes, section 718.503, Condominium disclosure prior to sale, retrieved 27 Sep 2026.
44. Florida Statutes, section 720.401, Prospective purchasers subject to association membership, retrieved 27 Sep 2026.
45. Florida Statutes, section 190.048, CDD disclosure, retrieved 27 Sep 2026.
46. Florida DBPR, Estoppel Certificate Fees, retrieved 27 Sep 2026.
47. Florida DBPR, Condominiums and Cooperatives SIRS Reporting, retrieved 27 Sep 2026.
48. Florida Statutes, section 193.155, Homestead assessments (Save Our Homes and portability), retrieved 27 Sep 2026.
49. Florida Statutes, section 689.261, Property tax disclosure and listing-platform estimates, retrieved 27 Sep 2026.
50. Florida Senate, CS/HJR 1-F (2026 Special Session F), property tax amendment, retrieved 27 Sep 2026.
51. Florida Statutes, section 201.02, Documentary stamp tax on deeds, retrieved 27 Sep 2026.
52. Florida Administrative Code, rule 69O-186.003, Title insurance rates, retrieved 27 Sep 2026.
53. Lee County Clerk of Court, Fees and Costs, retrieved 27 Sep 2026.
54. Florida Realtors and The Florida Bar, AS IS Residential Contract for Sale and Purchase, retrieved 27 Sep 2026.
55. Florida Realtors, NAR Settlement FAQs, retrieved 27 Sep 2026.
56. National Association of Realtors, What the NAR settlement means for home buyers and sellers, retrieved 27 Sep 2026.
57. Florida Statutes, section 475.278, Brokerage relationships, retrieved 27 Sep 2026.
58. Fannie Mae, Lender Letter LL-2026-03, Updates to Project Standards and Property Insurance Requirements (18 Mar 2026), retrieved 27 Sep 2026.
59. Florida Housing Finance Corporation, retrieved 27 Sep 2026.
60. Paseo Community Development District, retrieved 27 Sep 2026.
61. Heritage Palms Community Development District, FY2027 adopted budget, retrieved 27 Sep 2026.
62. School District of Lee County, Student Enrollment Plan 2026-2027, retrieved 27 Sep 2026.
63. School District of Lee County, School Zones, retrieved 27 Sep 2026.
64. Lee Health, UnitedHealthcare network notice, retrieved 27 Sep 2026.
65. Lee Health, Gulf Coast Medical Center, retrieved 27 Sep 2026.
66. Lee County Port Authority, Reports and Statistics, retrieved 27 Sep 2026.
67. FDOT District One, I-75 road watch (Daniels Parkway interchange), retrieved 27 Sep 2026.
68. Edison and Ford Winter Estates, retrieved 27 Sep 2026.

Downloadable Documents

These are the forms, statutes and reference files a Fort Myers buyer is most likely to need, each linked to the official source that publishes it: the State of Florida, Lee County, the City of Fort Myers or a state agency. Open them before you tour.

• Florida Realtors and Florida Bar AS IS Contract: The standard contract, including deposits, the inspection period, the flood cancellation right and the title checkbox in paragraph 9(c).
• Florida Flood Disclosure (section 689.302): The form the seller must give you at or before contract.
• Florida Property Tax Disclosure (section 689.261): The warning not to rely on the seller’s taxes, and the listing-platform estimate rule from February 1, 2027.
• Lee County 2026 Taxing District Millage Book: Proposed 2026 rates for the City of Fort Myers and every unincorporated district.
• City of Fort Myers Substantial Improvement Packet: The City’s 50 percent rule application for renovations inside City limits.
• Florida DBPR SIRS Reporting Database: Check a condominium association’s structural integrity reserve study filing.
• Florida DBPR Estoppel Certificate Fees: The current capped estoppel fees for condo and HOA certificates.
• Citizens Property Insurance Inspections: Four-point and roof inspection requirements.

Market data from Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files), computed 27 September 2026, and the Royal Palm Coast Realtor Association and Florida Realtors August 2026 reports. Brokered by Domain Realty.