Fort Myers Real Estate Market Report, September 2026

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Figures from Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files), July 2025 through June 2026, with the Florida Realtors and Royal Palm Coast Realtor Association August 2026 reports

This is the Fort Myers Real Estate Market Report for September 2026, McGreevy and Comisar’s monthly read on the Fort Myers housing market, built from every qualified residential sale Lee County recorded in the ten Fort Myers ZIP codes over the twelve months to June 2026. It sits under our Fort Myers community guide and is refreshed every month.

The short answer: from July 1, 2025 through June 30, 2026, in the last 12 months we tracked 6,658 qualified residential sales with a Fort Myers postal address (ZIPs 33901, 33905, 33907, 33908, 33912, 33913, 33916, 33919, 33966 and 33967) at a $340,000 median. Of the sales we tracked, single-family resales closed at $420,000 across 3,526 sales and condominium resales at $235,500 across 2,173 (Lee County’s recorded, qualified sales, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files). Prices are lower than a year ago, sales are higher, and single-family supply is tightening while condos still favor buyers.

“Fort Myers” here means the postal city. The incorporated City of Fort Myers has about 101,581 residents, roughly 12 percent of Lee County, and most Fort Myers addresses are unincorporated. Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.

Fort Myers Market at a Glance (September 2026)

The Fort Myers real estate market in September 2026 is a flat-to-softer price market with rising volume. Recorded single-family resales closed at a $420,000 median, down 4.4 percent, and condo resales at $235,500, down 7.6 percent, while sales rose 7.1 and 21.0 percent. Single-family supply in the Fort Myers Region fell to 4.5 months.

Data updated: September 2026 (Lee County’s recorded, qualified residential sales with a Fort Myers postal address, July 1, 2025 to June 30, 2026 against the prior twelve months, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files; Florida Realtors August 2026 MSA summary released Sep 16, 2026; Royal Palm Coast Realtor Association August 2026 report, SWFL MLS data updated Sep 4, 2026; Freddie Mac PMMS of Sep 24, 2026; computed 27 Sep 2026).

The recorded sales add up to about $2.87 billion of Fort Myers residential real estate in one year, 5.6 percent less than the prior year’s $3.04 billion even though more homes sold, because the median fell and fewer high-priced new homes closed.

Key Takeaways

These are the ten facts that define the Fort Myers housing market in September 2026, each drawn from Lee County’s recorded sales, a published association report, a state or federal agency, or Florida law, and each explained with its source and date in its own section of this Fort Myers market report below.

• Single-family resale median: $420,000, down 4.4 percent on 3,526 recorded resales, 7.1 percent more sales.
• Condo resale median: $235,500, down 7.6 percent on 2,173 resales, 21.0 percent more sales.
• The “Fort Myers median” depends on who is counting. August 2026 produced $380,000 (Lee County), $431,000 (RPCRA Fort Myers Region) and, over twelve months of deeds, $420,000 (Fort Myers ZIPs).
• ZIP code sets the band. Single-family resale medians ran from $250,000 in 33916 to $565,000 in 33912.
• Houses near balanced, condos favor buyers. Fort Myers Region supply was 4.5 months for single-family homes and 7.8 for condos.
• New construction is a separate market. An estimated 659 builder-direct sales closed at $405,000, down 30 percent in count.
• Spring closes the most. March and April held 23.3 percent of a year’s resales.
• Prices are below peak. Lee County’s 2025 single-family median, $385,000, was 10.5 percent below 2022’s $430,000; 2026 year to date is flat.
• Rates rose into the fall. Freddie Mac’s 30-year average was 7.03 percent on September 24, 2026.
• Insurance and flood rules are market forces. New Lee County flood maps take effect March 2, 2027, and Citizens policies with wind need flood coverage from January 1, 2027.

Table of Contents

Use these links to jump to any part of this Fort Myers market report. The first group gives you the current Fort Myers numbers, the next explains supply, trend and timing, then the forces behind prices, then what the data means for sellers and buyers, and last the answers, sources and documents.

The Market Now: Fort Myers Market at a Glance (September 2026) · Why Every Source Reports a Different Fort Myers Median · Fort Myers Home Prices by ZIP Code · Single-Family vs Condo: Two Different Fort Myers Markets · Builder-Direct vs Resale in Fort Myers · Fort Myers Home Prices by Price Band

Supply, Trend and Timing: Supply, Days on Market and Percent of List in Fort Myers · Is Fort Myers a Buyer’s or Seller’s Market Right Now? · Five-Year Fort Myers Price History, 2020 to 2026 · Seasonality: When Fort Myers Homes Sell · Mortgage Rates and Fort Myers Affordability

Forces Behind the Numbers: Insurance, Flood Maps and the 2027 Remap as Fort Myers Market Forces · City of Fort Myers vs Unincorporated Lee County: Does It Change Prices? · Population, Jobs and New Supply Behind the Fort Myers Numbers

What It Means for You: What This Means if You Are Selling in Fort Myers · What This Means if You Are Buying in Fort Myers

Answers and Experts: Frequently Asked Questions, Fort Myers Market Edition · What Fort Myers Clients Say About Working With Us · Want Your Own Fort Myers Numbers? Start With the Right Data · Your Local Real Estate Experts · Sources and Methodology · Downloadable Documents

Why Every Source Reports a Different Fort Myers Median

Fort Myers medians differ because each source measures a different place, property type and time window. Lee County as a whole, an MLS “Fort Myers Region,” the incorporated City of Fort Myers and the ten Fort Myers ZIP codes are four different geographies, and one month of closings is not a year of recorded deeds.

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, July 2025 to June 2026; Florida Realtors August 2026 MSA summary released Sep 16, 2026; RPCRA August 2026 report; U.S. Census Bureau QuickFacts, ACS 2020-2024; retrieved 27 Sep 2026).

Search “Fort Myers median home price” and page one shows figures from roughly $250,000 to $465,000, most with no geography, property type or date.

Four reasons the numbers disagree

• Geography. Lee County includes Cape Coral, Lehigh Acres, Bonita Springs and Estero; the City of Fort Myers is about 40 square miles; RPCRA does not define which ZIPs its “Fort Myers Region” contains.
• Property type. The single-family resale median is about 1.8 times the condo median, so any “all homes” figure moves with the mix of houses and condos sold.
• Window. The Fort Myers Region’s August single-family median rests on 234 closings; our twelve-month figure rests on 3,526 recorded resales.
• What is counted. MLS reports count listed sales; deeds also capture builder-direct sales. Portal figures are list prices or model values, and a census median is what owners say their home is worth.

Which Fort Myers median should you use?

To value one home, use recorded resales of the same type in the same ZIP and community, which is how our Fort Myers home valuation works. To judge this month’s direction, use the association reports. To compare Florida metros, use Florida Realtors’ county figure. Ask any agent you interview which number they are quoting; our guide to the best real estate agents in Fort Myers lists the other questions worth asking. Pricing from recorded comparables is the discipline behind our Top 1% Real Estate Agents Nationally Since 2008 record.

Fort Myers Home Prices by ZIP Code

Fort Myers home prices vary more by ZIP code than by year. In the twelve months to June 2026, recorded single-family resale medians ranged from $250,000 in 33916 to $565,000 in 33912, and condo resale medians from $127,500 in 33901 to $290,000 in 33913. Eight of ten ZIPs saw single-family medians fall.

Data updated: September 2026 (Lee County’s recorded, qualified resales by situs ZIP code, July 1, 2025 to June 30, 2026, with prior-year medians for July 2024 to June 2025, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files; builder-direct counts are estimates; computed 27 Sep 2026).

Small samples swing, so treat 33967’s 32 condo resales with care. The next table adds every qualified sale, resale and builder-direct together.

South Fort Myers: 33908, 33912 and 33913

These three ZIPs recorded 3,155 of the market’s 6,658 sales. 33908, Iona and the McGregor area toward the Gulf including Gulf Harbour, is the busiest condo ZIP, with 643 condo resales. 33912, home to Fiddlesticks and Gulf Coast Medical Center, had the top single-family median, $565,000. 33913, along Daniels Parkway and Treeline Avenue past the airport, holds Pelican Preserve, Gateway, the Miromar Lakes area, Botanica Lakes and Arborwood Preserve, and recorded the most house resales, 853.

Central and south-central Fort Myers: 33901, 33907, 33916, 33919, 33966 and 33967

33901 (downtown’s River District), 33907 (the Colonial corridor) and 33916, entirely inside City limits, carry the lowest single-family medians, $250,000 to $310,000. 33919, home to The Landings and the College Parkway corridor, resold 445 condos at $200,000, down 13.0 percent. 33966, home to Heritage Palms, resold houses at $417,500, and 33967, south toward Estero, at $385,000 and $242 a square foot.

East Fort Myers: 33905 and its new-home count

33905 recorded 1,015 qualified sales, an estimated 372 of them builder-direct. Part of that count sits in subdivisions whose legal descriptions place them in Buckingham or Lehigh Acres but whose mailing address is Fort Myers 33905. We count those sales because the ZIP is in the postal market, but we do not call Buckingham or Lehigh Acres Fort Myers neighborhoods. A 33905 resale house closed at $326,500.

Thinking of selling? Request a free Fort Myers home valuation

A ZIP median gives the neighborhood’s range; your own recorded comparables give your price. Request a free Fort Myers home valuation or call Jesse direct at (239) 898-6072, and read how we sell homes in Fort Myers. Buying instead? Call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers.

Single-Family vs Condo: Two Different Fort Myers Markets

Fort Myers single-family homes and condominiums are moving in different directions. Recorded single-family resales closed at $420,000, down 4.4 percent, with supply near balance; condo resales closed at $235,500, down 7.6 percent, with 7.8 months of supply in the Fort Myers Region. Condo volume, though, rose fastest of all.

Data updated: September 2026 (Lee County’s recorded, qualified resales by current DOR use code, Fort Myers ZIPs, July 2025 to June 2026 against the prior twelve months, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files; Florida Realtors August 2026 MSA summary; RPCRA August 2026 report; retrieved 27 Sep 2026).

The single-family market is finding its level

On the county’s July-to-June record, the Fort Myers single-family resale median peaked at $445,000 in the year to June 2024 and has eased 5.6 percent since, while sales rose to 3,526, the most in three years. Florida Realtors reported Lee County’s single-family median up 2.7 percent year over year in both July and August 2026.

The condo market is clearing at lower prices

Condo resales rose 21.0 percent, Florida Realtors counted Lee County condo closings up 27.3 percent year to date, and Fort Myers Region condo pendings rose 42.0 percent in August. Buyers are back at prices well below the peak: the county’s Fort Myers condo resale median was $295,000 in 2023 and $244,000 in 2025.

Why Fort Myers condos have fallen further than houses

• Building safety law. Condo buildings three stories or taller need milestone inspections, and every such association must complete a structural integrity reserve study by December 31, 2026 at the latest, with reserves that can no longer be waived (sections 553.899 and 718.112, Florida Statutes). That raises dues or brings assessments.
• Insurance. Lee County’s average condo unit-owner premium including wind was $1,494 as of March 31, 2026 (Office of Insurance Regulation), on top of the master policy inside the dues.
• Buyer scrutiny. A condo resale buyer can cancel within 7 business days after receiving the association documents, which now include the inspection summary and reserve study (section 718.503).
• Cash and season. Statewide, 51.0 percent of August condo sales closed for cash against 26.9 percent of houses, and Lee County condo medians run lowest in summer. Gulfshore Business (August 1, 2026) tied Southwest Florida condo price pressure to insurance and association fees.

Builder-Direct vs Resale in Fort Myers

New construction is a separate Fort Myers market with its own prices and its own decline. An estimated 659 builder-direct sales closed at a $405,000 median in the twelve months to June 2026, down from 942 at $470,000, so builders’ share of recorded sales fell from about 15 percent to under 10 percent.

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, July 2025 to June 2026; builder-direct is an estimate, inferred as the first qualified sale of a parcel built in the sale year or the year before; Lee County impact fee schedule; retrieved 27 Sep 2026).

Builder-direct sales are an estimate: the deed does not say “new home,” so we infer it from a parcel’s first qualified sale where the roll’s year built is the sale year, the year before, or blank. Many builder closings never appear in the MLS, so county counts run higher than MLS counts in new-construction ZIPs.

Where Fort Myers new construction is concentrated

33905 recorded an estimated 372 builder-direct sales at $370,000 and 33913 recorded 162 at $752,272, followed by 33966 (48), 33908 (39) and 33916 (30). The largest projects were a Buckingham-area subdivision with a Fort Myers 33905 address (142 sales, $482,518), Portico (75, $331,650), Esplanade Lake Club (74, $999,620), Timber Creek (56, $514,000), Bentley Crossing (49, $317,345) and Pratt’s Preserve (31, $375,000). The twelve builder-direct condo sales match the twelve recorded at Nerano at Miromar Lakes. Only 54 of the 659 were inside the City of Fort Myers.

How new construction affects resale prices

A resale seller in 33905, 33913 or 33966 competes with builder incentives. New homes carry Lee County impact fees that resales do not: for a single-family home, roads $5,248, schools $2,879 and parks $806 as collected, plus a fire fee stepping up since May 4, 2026 and a 3 percent administrative fee. Sellers should price against that builder inventory.

Fort Myers Home Prices by Price Band

Most Fort Myers homes sell below $500,000. In the twelve months to June 2026, 43.7 percent of all recorded resales closed under $300,000 and 75.7 percent under $500,000, while 299 resales, 5.0 percent, closed at $1 million or more, most of them single-family homes.

Data updated: September 2026 (Lee County’s recorded, qualified resales by price band, Fort Myers ZIPs, July 1, 2025 to June 30, 2026, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files; builder-direct counts are estimates; computed 27 Sep 2026).

Nearly three in four condo resales closed under $300,000, so a condo above $400,000 competes for a small slice of buyers. Above $1 million, 261 house resales closed, 7.4 percent of house sales. Builder-direct sales cluster from $300,000 to $499,999, where 389 of 659 closed.

Supply, Days on Market and Percent of List in Fort Myers

Fort Myers single-family homes sold faster in August 2026 than a year earlier: a 47-day median in the Royal Palm Coast Realtor Association’s Fort Myers Region, down from 62, at 91.5 percent of original list price, with 4.5 months of supply. Condos took 83 days, received 87.5 percent and carried 7.8 months.

Data updated: September 2026 (Royal Palm Coast Realtor Association, Market Insights Report, August 2026, press release dated Sep 9, 2026, data provided by SWFL MLS updated Sep 4, 2026; Florida Realtors August 2026 statewide data detail released Sep 16, 2026; retrieved 27 Sep 2026).

The Royal Palm Coast Realtor Association (RPCRA) is Lee County’s Realtor association and publishes the only public Fort Myers-level supply figures. Its report covers Lee and Hendry counties excluding Bonita Springs and Estero, and it does not list the ZIP codes inside its “Fort Myers Region,” so read the region as the closest public Fort Myers cut.

How many homes are for sale in Fort Myers?

At the end of August 2026, RPCRA counted 1,054 single-family homes and 1,262 condos for sale in its Fort Myers Region, 2,316 listings, down from 2,915 a year earlier. Compare any month with the same month a year earlier, because inventory builds each fall.

Percent of original list price is the number sellers should watch

RPCRA measures what sellers received against their original asking price. Fort Myers Region sellers received 91.5 percent on houses and 87.5 percent on condos, against statewide figures of 96.0 and 93.3 percent. The gap is the cost of price cuts on listings that started too high: on a $450,000 asking price, 91.5 percent is $411,750. Year to date, Fort Myers Region single-family new listings fell 17.8 percent while pending sales rose 3.1 percent, which is how supply dropped from 5.6 to 4.5 months.

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

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. We do not publish a track-record number we have not pulled.

Is Fort Myers a Buyer’s or Seller’s Market Right Now?

Fort Myers is two markets in September 2026. Single-family homes, at 4.5 months of supply in the Fort Myers Region with days on market falling, are close to balanced and tilting toward well-priced sellers. Condos, at 7.8 months with sellers receiving 87.5 percent of original list, remain a buyer’s market with room to negotiate.

Data updated: September 2026 (Royal Palm Coast Realtor Association, August 2026 report, SWFL MLS data updated Sep 4, 2026; Florida Realtors August 2026 statewide data detail released Sep 16, 2026; retrieved 27 Sep 2026).

Months of supply is how long current inventory would last at the recent pace of sales. A widely used industry rule of thumb reads about six months as balanced, fewer as leaning toward sellers and more as leaning toward buyers. It is a rule of thumb, not a law, so we pair it with days on market, price cuts and pending sales.

RPCRA’s August release said of its whole area that the numbers “point to a market that continues to shift in favor of buyers, who now have more choices and more negotiating room heading into the fall.” The Fort Myers Region’s single-family figures are tighter than that average. For a Fort Myers house priced at the market on day one, this is not a buyer’s market; for one priced above it, it behaves like one, because the 91.5 percent figure is built from the cuts those listings took. For condos, buyers set the terms in most buildings, and a condo with a completed reserve study and no pending assessment stands out.

Five-Year Fort Myers Price History, 2020 to 2026

Fort Myers prices rose steeply from 2020 to 2022, peaked between 2022 and 2024 depending on the measure, and have eased since. Florida Realtors’ Lee County single-family median went from $289,000 in 2020 to a $430,000 peak in 2022 and $385,000 in 2025, still 33.2 percent above 2020.

Data updated: September 2026 (Florida Realtors December MSA summaries, full-year figures as first published, 2020 to 2025, and August 2026 year to date; Lee County’s recorded, qualified sales, Fort Myers ZIPs, calendar years 2021 to 2026 year to date, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files; FHFA House Price Index, Cape Coral-Fort Myers metro, second quarter each year; retrieved 27 Sep 2026).

Florida Realtors figures are as first published; 2026 county figures are provisional because late-summer deeds are still posting.

• The run-up was fast. Lee County’s single-family median rose 24.6 percent in 2021 and 19.4 percent in 2022; the condo median rose 30.0 percent in 2022.
• The pullback has been gradual. The single-family median slipped 2.3, 3.6 and 4.9 percent in 2023 to 2025, 10.5 percent in all.
• Condos corrected harder, down 14.7 percent from the 2023 Lee County peak to 2025 and 17.3 percent in the Fort Myers ZIPs.
• 2026 is the first flat year. The $385,125 year-to-date median is the first non-negative reading since 2022.

The Federal Housing Finance Agency’s repeat-sales index for the Cape Coral-Fort Myers metro stood 0.9 percent below a year earlier in the second quarter of 2026, 10.3 percent below its 2023 peak and 27.8 percent above five years earlier. It leaves out many cash sales, so we use it as a trend line, not a price.

Seasonality: When Fort Myers Homes Sell

Fort Myers home sales follow the seasonal calendar. Recorded resales peak in March and April, which together held 23.3 percent of a year’s resales across the last two years, and bottom out from September through November. Lee County closings in Florida Realtors’ data follow the same shape, with April the busiest month.

Data updated: September 2026 (Lee County’s recorded, qualified resales by month, Fort Myers ZIPs, July 2024 to June 2026 pooled, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files; Florida Realtors monthly MSA summaries, Lee County, averaged September 2024 to August 2026; retrieved 27 Sep 2026).

Deeds record at closing, so the March to May peak, 33.4 percent of the year’s Fort Myers resales, reflects contracts signed one to two months earlier, in the winter months when seasonal residents are in town. April’s resales were 1.91 times November’s. The monthly median moves with the mix rather than the market: more condos close in spring, and a condo-heavy month pulls the median down, which is why the lowest resale median fell in April and the highest in October. Compare any home with the same season a year earlier, never with last month alone.

For timing, a seller who wants the most buyers lists, priced right, before the January to April contract window; a fall listing meets fewer buyers but, in 2026, far less competing inventory.

Mortgage Rates and Fort Myers Affordability

Mortgage rates are working against Fort Myers buyers this fall. Freddie Mac’s 30-year fixed average was 7.03 percent on September 24, 2026, up from 6.30 percent a year earlier and from a 2026 low of 5.98 percent in February. On a Fort Myers single-family median home, that rise adds about $232 a month in principal and interest.

Data updated: September 2026 (Freddie Mac Primary Mortgage Market Survey, week of Sep 24, 2026, and weekly history file; Lee County’s recorded, qualified sales, Fort Myers ZIPs; FGCU Regional Economic Research Institute, first quarter 2026 report; Office of Insurance Regulation, July 2026 report; retrieved 27 Sep 2026).

The rate climbed from 6.66 percent on August 27 to 7.03 percent on September 24, a 52-week high, and the 15-year rate averaged 6.42 percent. The next Freddie Mac reading is Thursday, October 1, 2026.

What the rate rise costs a Fort Myers buyer

Illustrations, our arithmetic on published figures, not a loan quote: 20 percent down on the $420,000 Fort Myers single-family resale median, a $336,000 30-year loan, principal and interest only.

At February’s payment of about $2,010, a 7.03 percent rate supports about $301,200 of loan, roughly $34,800 less. In 2021, the $342,000 Fort Myers single-family resale median with 20 percent down at that year’s 2.96 percent average carried about $1,148 a month; the median has risen about 23 percent since, and the payment on it has nearly doubled.

Taxes and insurance sit on top: about $6,570 (City) or $5,070 (unincorporated Iona McGregor) in first-year homestead taxes on the $420,000 median at 2026 proposed millage, and a $3,576 average Lee County homeowners premium including wind (Office of Insurance Regulation, March 31, 2026). The FGCU Regional Economic Research Institute put Lee County’s housing affordability index at 1.19 in its first-quarter 2026 report and first-time buyer affordability below 1.0 in each coastal Southwest Florida county.

Insurance, Flood Maps and the 2027 Remap as Fort Myers Market Forces

Insurance and flood risk are priced into every Fort Myers sale. Hurricane Ian pushed 5 to 8 feet of storm surge up the Caloosahatchee into Fort Myers in 2022, new Lee County flood maps take effect March 2, 2027, and from January 1, 2027 every Citizens homeowners policy with wind coverage must carry flood insurance.

Data updated: September 2026 (National Hurricane Center Tropical Cyclone Reports for Ian, Helene and Milton; Lee County Floodplain Management and 2026/2027 Flood Map Revisions pages; FEMA NFIP Community Status Book and residential penetration data; Citizens Property Insurance 2026 approved rates by county; Florida Office of Insurance Regulation; Florida Statutes; retrieved 27 Sep 2026).

What the storms did to Fort Myers

The National Hurricane Center’s Ian report records 5 to 8 feet of inundation “up the Caloosahatchee River in Fort Myers” and 7.26 feet above mean higher high water at the downtown tide gauge, where the surge “reversed the direction of the river flow and flooded the streets of the city.” In Lee County at least 52,514 structures were impacted and 5,369 destroyed, and 36 of the 41 U.S. storm-surge deaths occurred in Lee County. The same gauge measured 5.12 feet in Hurricane Helene and 5.27 feet in Hurricane Milton in 2024.

Flood maps now and on March 2, 2027

Lee County and its cities use flood maps effective November 17, 2022. Lee County reports that FEMA’s Letter of Final Determination, issued in September 2026, makes revised maps effective March 2, 2027; for unincorporated Lee, six panels change, with the Mullock Creek floodway largely reduced to the creek banks, and owners seeking a Letter of Map Change should file about 60 days before that date. In a January 2026 WGCU report, FGCU’s Dr. Donald Duke noted that “nearly half of the flood insurance claims are filed outside designated flood zones.”

Flood insurance discounts and take-up

FEMA’s Community Status Book lists the City of Fort Myers at Community Rating System Class 6 since October 1, 2025, a 20 percent NFIP discount in the high-risk zone, and unincorporated Lee County at Class 5, 25 percent; both get 10 percent outside it. FEMA counts 84,120 residential NFIP policies in Lee County, covering 47.47 percent of residential structures in the high-risk zone, so more than half have no NFIP policy, though some carry private flood.

Citizens’ 2026 rates took effect July 1 for new policies and apply to renewals after that. Under section 627.351, Florida Statutes, Citizens residential policies with wind coverage must carry flood coverage from January 1, 2027 (homes of $400,000 and up since January 1, 2026); condo unit-owner policies are exempt. Citizens requires a four-point inspection on homes over 20 years old, and a wind-mitigation report on the state’s OIR-B1-1802 form, updated April 1, 2026, is valid for up to five years and earns premium credits under section 627.0629.

The 50 percent rule and the flood disclosure

A 2025 state law, SB 180, bars look-back periods for the 50 percent rule. Unincorporated Lee County measures a project in the high-risk zone against 50 percent of the building value on the Property Appraiser’s record, and a triggered project must be elevated to base flood elevation plus one foot. The City’s flood page still shows a 12-month cumulative definition; draft Ordinance 4061, heard by the Planning Board in January 2026, would remove it, and adoption is pending. Since October 1, 2024, section 689.302 also requires every residential seller to disclose known flood damage, flood insurance claims and flood assistance at or before contract.

City of Fort Myers vs Unincorporated Lee County: Does It Change Prices?

Most Fort Myers sales are not in the City of Fort Myers. Of 6,658 recorded Fort Myers sales in the twelve months to June 2026, 1,527, or 22.9 percent, were inside City limits. The medians are almost identical, $342,000 in the City and $340,000 unincorporated, but taxes, flood discounts, utilities and permits differ by address.

Data updated: September 2026 (Lee County’s recorded, qualified sales split by the roll’s jurisdiction field, Fort Myers ZIPs, July 2025 to June 2026, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files; Lee County Property Appraiser 2026 Taxing District Millage Book, preliminary, printed Aug 11, 2026; FEMA Community Status Book; City of Fort Myers and Lee County Utilities rate schedules; retrieved 27 Sep 2026).

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

On the county roll, the City reaches well beyond downtown: Pelican Preserve, The Plantation (including Somerset and Bridgetown), Botanica Lakes, Arborwood Preserve, Marina Bay, Carena and San Simeon are City parcels, as are Heritage Palms and Paseo. Gateway is a separate unincorporated community with its own community development district, and Miromar Lakes is not in the City. Every recorded sale in 33916 was a City sale and none in 33908 or 33967 was. To check an address, see the taxing district on its Lee County Property Appraiser record or the county’s CityLimits map layer.

Does jurisdiction change the price?

Not directly. The City’s single-family median rose 2.9 percent while unincorporated Fort Myers fell 6.7 percent, but half of the City’s recorded sales were in 33913 and 33966, home to newer gated communities such as Pelican Preserve and Heritage Palms, while the unincorporated side carries 33908, where house prices fell most. What jurisdiction changes is the cost of owning:

Illustrations on the proposed rates in the preliminary millage book printed August 11, 2026, first year after purchase, before non-ad valorem charges. The City total includes a proposed operating rate of 7.3112 mills, up from 6.5000, and a new 0.1690-mill parks debt levy. Gulfshore Business reported on September 22, 2026 that City Council adopted 6.9000 and 0.1170 mills, which would lower the City total; the adopted rates are not yet on the Property Appraiser’s final roll, so we show the proposed figures.

• Flood insurance. City addresses get a 20 percent NFIP community discount in the high-risk zone; unincorporated addresses get 25 percent.
• Water and sewer. A 5,000-gallon month is about $148.65 on the City’s FY2026 inside-city rates and about $107.00 on Lee County Utilities’ July 1, 2026 rates; some communities use a district or private plant instead.
• Permits and fire. City parcels permit with the City, unincorporated parcels through Lee County’s Accela portal, and unincorporated addresses pay a fire district levy.

Population, Jobs and New Supply Behind the Fort Myers Numbers

Demand for Fort Myers housing rests on steady population growth, a large retiree base and a regional job market. The City of Fort Myers grew 17.5 percent from 2020 to July 2025, to about 101,581 residents, and Lee County 15.1 percent, to 875,607, while metro unemployment was 5.2 percent in July 2026.

Data updated: September 2026 (U.S. Census Bureau QuickFacts, Vintage 2025 and ACS 2020-2024; U.S. Bureau of Labor Statistics, Cape Coral-Fort Myers metro, July 2026 preliminary; Lee County Port Authority; FDOT District One; Lee Health; FGCU; retrieved 27 Sep 2026).

Southwest Florida International Airport served more than 11.1 million passengers in 2025, Lee Health Fort Myers is planned to open its first phase at Colonial Boulevard and Jones-Walker Boulevard in 2028, and FDOT expects the I-75 Daniels Parkway interchange rebuild to finish in summer 2028. Lee County’s 2025 building permit count was 13,547, per the Census Bureau, and the FGCU institute reported Lee County real median rents down 9 percent in late 2025.

What This Means if You Are Selling in Fort Myers

For a Fort Myers seller in September 2026, the data says price right on day one. Single-family homes in the Fort Myers Region sell in a median 47 days, but sellers receive 91.5 percent of original list, because overpriced listings sit and cut. Condo sellers face 7.8 months of supply and need a documented building.

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; RPCRA August 2026 report; Florida Statutes 2026 text; IRS; retrieved 27 Sep 2026).

In 33905, 33913 and 33966, builders closed an estimated 582 new homes in a year, so price against them and this week’s listings, not a county median. Start with a free Fort Myers home valuation and read how we sell homes in Fort Myers.

What we tell every Fort Myers seller before we price

It is the same checklist behind our Top 1% Real Estate Agents Nationally Since 2008 record, and every Fort Myers owner hears it before we put a number on paper.

• Your jurisdiction. City of Fort Myers or unincorporated Lee County changes millage, the flood discount, utilities and the 50 percent rule, and buyers price all four.
• Your elevation. We pull your flood zone and elevation certificate, because the lowest-floor elevation sets a buyer’s flood premium and new maps arrive March 2, 2027.
• Your roof and insurance file. Roof permit, a four-point inspection if the home is over 20 years old, and a current wind-mitigation report let every buyer insure it, not just cash buyers.
• Your building or association. For condos, the milestone inspection summary and reserve study; for HOA and club communities, the dues, assessments and membership terms.
• Your season. Where your listing lands against the January to April contract window.
• Your competition. The listings and builder inventory you will be compared with, which we price against rather than a median.

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.

Disclosure and costs

Florida sellers must disclose known facts that materially affect value (Johnson v. Davis, 1985) and give the section 689.302 flood disclosure at or before contract, so hand over flood history, permits and the wind-mitigation report up front. Deed documentary stamps are 70 cents per $100, $2,940 on a $420,000 sale, and the standard contract assigns them to the seller; who pays the owner’s title policy is a contract checkbox, not law. Estoppel certificates are capped at $250 plus $100 if expedited, up to $500,000 of Save Our Homes benefit is portable, and foreign sellers generally face 15 percent FIRPTA withholding. On November 3, 2026 voters decide Amendment 3 on homestead taxes, and from February 1, 2027 online listings must show a buyer-based tax estimate under section 689.261. Call Jesse direct at (239) 898-6072 to plan your timing.

What This Means if You Are Buying in Fort Myers

For a Fort Myers buyer in September 2026, the leverage depends on what you buy. Condo buyers have 7.8 months of supply and room to negotiate; single-family buyers face falling inventory and faster sales for well-priced homes. Rates at 7.03 percent and insurance costs mean the monthly payment, not the price, sets your budget.

Data updated: September 2026 (RPCRA August 2026 report; Freddie Mac PMMS of Sep 24, 2026; Florida Statutes 2026 text; Florida Realtors legal FAQ; retrieved 27 Sep 2026).

• Insurance quote before the offer. Expect a four-point inspection on homes over 20 years old and, with Citizens, flood coverage from January 1, 2027. Ask for the elevation certificate and flood disclosure.
• Cancellation rights. Condo resale buyers can cancel within 7 business days of receiving the association documents (section 718.503); HOA buyers who did not get the disclosure summary before signing have 3 days (section 720.401).
• Your taxes, not the seller’s. Taxes reset after purchase (section 689.261), and the City and unincorporated rates above differ by about $1,400 a year on a $400,000 homestead. File for homestead by March 1.
• Closing costs when financing. Mortgage stamps of 35 cents per $100 and a 2-mill intangible tax come to about $1,176 and $672 on a $336,000 loan.
• Buyer agreement. Florida Realtors’ guidance says an MLS participant working with a buyer needs a written buyer agreement before the buyer tours a home.

Community guides: Pelican Preserve, Heritage Palms, Paseo, Botanica Lakes and Arborwood Preserve inside City limits; The Forest, Fiddlesticks, Verandah, Gulf Harbour, The Landings, Gateway and Miromar Lakes in unincorporated Lee County, plus things to do in Fort Myers and our Lee County guide. Read our guide to buying a home in Fort Myers and how we represent buyers, or call Marc at (239) 287-5873.

Frequently Asked Questions, Fort Myers Market Edition

These are straight answers to the questions people ask most about the Fort Myers real estate market, each drawn from Lee County’s recorded sales, the Florida Realtors and RPCRA August 2026 reports, federal data or Florida law. Figures are dated September 2026 and are refreshed with each monthly edition of this Fort Myers report.

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; Florida Realtors and Royal Palm Coast Realtor Association August 2026 reports; Freddie Mac PMMS of Sep 24, 2026; retrieved 27 Sep 2026).

How is the housing market in Fort Myers right now?

Flat-to-softer prices, rising sales. Recorded single-family resales closed at a $420,000 median in the twelve months to June 2026, down 4.4 percent, on 7.1 percent more sales. In August 2026 Fort Myers Region single-family supply fell to 4.5 months and homes sold in 47 days. Condos remain slower.

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

It depends on the property. Fort Myers Region single-family homes had 4.5 months of supply in August 2026, near balanced on the common rule of thumb and tightening. Condos had 7.8 months, a buyer’s market.

Are Fort Myers home prices dropping?

Modestly. Recorded single-family resale medians fell 4.4 percent and condo medians 7.6 percent in the year to June 2026. Recent months are firmer: Florida Realtors reported Lee County’s single-family median up 2.7 percent year over year in July and August 2026.

What is the median home price in Fort Myers?

All qualified sales in the ten Fort Myers ZIPs recorded a $340,000 median in the year to June 2026. The August 2026 single-family median was $380,000 for Lee County and $431,000 for the RPCRA Fort Myers Region; the table above explains why they differ.

What is the median single-family home price in Fort Myers?

$420,000 for single-family resales in the ten Fort Myers ZIPs, across 3,526 recorded sales from July 2025 to June 2026, or $230 per heated square foot. Inside the City of Fort Myers alone it was $422,000.

What is the median condo price in Fort Myers?

$235,500 for condominium resales across 2,173 recorded sales from July 2025 to June 2026, down 7.6 percent. The RPCRA Fort Myers Region’s August 2026 condo median was $221,000.

Why are houses in Fort Myers so cheap?

Fort Myers is priced below its coastal neighbors, not cheap: a resold house closed at a $420,000 median, and condos and mobile homes pull the all-homes median down. Prices are about 10 percent below the 2022 Lee County peak, and insurance and 7 percent rates weigh on budgets.

Why is Fort Myers cheaper than Naples?

Florida Realtors reported an August 2026 single-family median of $760,000 for Collier County against $380,000 for Lee County. Naples carries more Gulf-front and luxury inventory. If you own in both markets, see how we sell homes in Naples.

Is the Fort Myers housing market going to crash?

We do not forecast, but the published data shows a correction, not a crash: Lee County’s single-family median is about 10 percent below its 2022 peak after three years of small declines, 2026’s year-to-date median is flat, sales are rising and Fort Myers Region inventory fell 25 percent in a year.

What is the Fort Myers housing market forecast for 2026 and early 2027?

We do not publish a price forecast. FGCU’s Shelton Weeks was quoted in Gulfshore Business on August 1, 2026: “I expect what we see here for the rest of the year will be affected by macro events.” Dates to watch: the November 3, 2026 tax amendment vote, the January 1, 2027 Citizens flood rule and the March 2, 2027 flood maps.

How many homes are for sale in Fort Myers?

At the end of August 2026 RPCRA counted 1,054 single-family homes and 1,262 condos for sale in its Fort Myers Region, 2,316 in all, down from 2,915 a year earlier.

How long are Fort Myers homes taking to sell?

Fort Myers Region single-family homes sold in a median 47 days on market in August 2026 at 91.5 percent of original list price; condos took 83 days at 87.5 percent. Our own MLS days-to-contract figures follow in the next refresh.

Is this a correction or a crash in Southwest Florida?

On the published data, a correction: Lee County’s single-family median has slipped by single digits each year since 2022, the Fort Myers ZIPs recorded more sales than a year ago, and supply is shrinking. Condos corrected harder, about 15 to 17 percent from their 2023 peak depending on the measure.

How many months of inventory does Fort Myers have?

4.5 months for single-family homes and 7.8 for condos in the RPCRA Fort Myers Region in August 2026, down from 5.6 and 10.0. Statewide, Florida Realtors reported 4.3 and 7.7 months.

What is the sale-to-list price ratio in Fort Myers?

RPCRA reports the percent of original list price received: 91.5 percent for Fort Myers Region single-family homes and 87.5 percent for condos in August 2026, against 96.0 and 93.3 percent statewide. The gap reflects price cuts on listings that started too high.

Are pending sales rising in Fort Myers?

Yes. In August 2026 Fort Myers Region single-family pendings rose 18.8 percent year over year, to 265, and condo pendings 42.0 percent, to 186. Year to date, condo pendings were up 24.9 percent.

How did Hurricanes Ian and Milton change the Fort Myers housing market?

They made elevation, flood history and insurability part of the price. Ian’s surge reached 7.26 feet at the downtown Fort Myers gauge in 2022 and Milton’s 5.27 feet in 2024, Florida now requires a seller flood disclosure, and Citizens is phasing in mandatory flood coverage.

Why are Fort Myers condo prices falling faster than single-family homes?

Milestone inspections and structural integrity reserve studies, required by December 31, 2026 at the latest, raise dues and assessments, and condo insurance and a cash-heavy seasonal buyer pool add pressure. Recorded Fort Myers condo resale medians fell 7.6 percent in a year.

How are Fort Myers home prices changing by ZIP code?

Eight of ten ZIPs saw single-family resale medians fall in the year to June 2026, most in 33908 (down 13.2 percent) and 33966 (down 11.2 percent), while 33901 and 33916 held flat. Among condos, 33907 fell 18.4 percent while 33966 and 33905 rose.

Which Fort Myers ZIP code has the highest home prices?

33912, with a $565,000 single-family resale median, followed by 33913 at $525,000 and 33908 at $477,500. For condos, 33913 led at $290,000.

Is Fort Myers a good investment in 2026?

We do not give investment advice. Prices are about 10 percent below the Lee County peak and population keeps growing, but Lee County real median rents fell 9 percent in late 2025, and insurance and 7 percent rates raise holding costs.

Did Fort Myers rebuild after Hurricane Ian?

The housing market is trading at steady volume four years on: the ten ZIPs recorded 6,658 qualified sales in the year to June 2026, up 5.5 percent. Individual rebuilds follow the 50 percent rule, and revised flood maps take effect March 2, 2027.

How are insurance costs affecting Fort Myers home prices?

Insurance is part of the monthly cost that caps what buyers pay. Lee County’s average homeowners premium including wind was $3,576 as of March 31, 2026; Citizens cut its Lee HO-3 average 8.5 percent for 2026, to $3,039. Newer roofs and wind-mitigation features earn credits.

How are mortgage rates affecting Fort Myers buyers in 2026?

The 30-year rate rose from 5.98 percent in February to 7.03 percent on September 24, 2026, adding about $232 a month on a $336,000 loan, or cutting about $34,800 from what the same payment borrows.

Is now a good time to buy a house in Fort Myers?

Condo buyers have real negotiating room. House buyers face prices below peak but falling inventory and a 52-week-high rate, so buy when the monthly cost fits and the insurance file checks out.

Is now a good time to sell a house in Fort Myers?

For a well-priced house, conditions beat last year: fewer competing listings, faster sales, rising pendings. Listing before the January to April contract window reaches the most buyers. Condo sellers with a completed reserve study are best placed.

How does Fort Myers compare with the rest of Lee County, including Bonita Springs?

The Fort Myers Region’s August 2026 single-family median of $431,000 topped North Fort Myers at $360,000 and Lehigh Acres at $305,000. Inside the City of Bonita Springs, recorded house resales ran $590,000 in 34135 and $1,050,000 in 34134 in the year to August 2026; see how we sell homes in Bonita Springs.

Where is new construction concentrated around Fort Myers?

An estimated 372 of 659 builder-direct sales were in 33905, much of it in Buckingham-area and Lehigh-area subdivisions with Fort Myers addresses, and 162 in 33913 along Daniels Parkway and Treeline Avenue.

Does it matter if my home is in the City of Fort Myers?

It changes costs more than price. On 2026 proposed rates, a $400,000 homestead pays about $6,220 in the City and $4,801 in unincorporated Iona McGregor, and the City’s flood discount is 20 percent against 25.

What will the new 2027 flood maps mean for Fort Myers values?

Lee County’s revised maps take effect March 2, 2027; for unincorporated Lee, six panels change, mostly narrowing the Mullock Creek floodway. A zone change can move a buyer’s flood premium, so check your parcel before the effective date.

How often is this Fort Myers market report updated?

Monthly, with the newest Florida Realtors and RPCRA reports, the latest Freddie Mac rate and a fresh pull of Lee County’s recorded sales. Valuations are free: request one online, call Jesse direct at (239) 898-6072, or see our Southwest Florida home valuation guide.

What Fort Myers Clients Say About Working With Us

Jesse McGreevy is a top-reviewed Fort Myers listing agent and Marc Comisar is a top-reviewed Southwest Florida realtor; every review below is copied from our Google Business Profile, where you can read them all. Clients who use our numbers get what these clients did: a clear price and the evidence behind it.

Matt Haines, client

★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review

Constanza Hernandez, client

★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review

Ryan Mitchell, client

★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review

Guy Avagliano, buyer

★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Verified Google review

Want Your Own Fort Myers Numbers? Start With the Right Data

If you’re searching for the best Fort Myers listing agent, or asking “what is my house worth in this Fort Myers market,” McGreevy and Comisar price from the recorded sales of your own ZIP code and community. Lee County recorded 6,658 qualified Fort Myers sales in the last twelve months, and that record starts every valuation we send. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.

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

Whether you are selling in the River District, McGregor, Iona, Gulf Harbour, The Landings, The Forest, Fiddlesticks, Pelican Preserve, Heritage Palms, Paseo or Gateway, request your free Fort Myers home valuation or talk to Jesse direct: (239) 898-6072, text or call. Buying in Fort Myers instead? Call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers.

Your Local Real Estate Experts

Jesse McGreevy is a top-reviewed Fort Myers realtor and Marc Comisar is a top-reviewed Southwest Florida buyer’s agent; you can read every review on our Google Business Profile. We work from our Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919 and have represented buyers and sellers across Southwest Florida since 2008. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.

For more on the area, return to our Fort Myers community guide.

• 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 Methodology

Every Fort Myers sale figure in this report comes from Lee County’s recorded, qualified sales, and every other fact traces to a primary source: state and federal agencies, Florida law, the City of Fort Myers, Lee County and its constitutional officers, published Realtor association reports and news reporting. Here is exactly how we built it.

How we built the Fort Myers tables

The market is every parcel whose situs ZIP on the Lee County Property Appraiser’s roll is one of the ten Fort Myers ZIPs. From the roll export of September 1, 2026 and the Florida Department of Revenue sale files, we counted qualified, improved residential sales over $1,000, excluding apartment complexes, storage units and boat slips. City and unincorporated splits use the roll’s jurisdiction field; no owner names were read. Builder-direct counts are estimates, and because July and August 2026 are under-recorded, the main window ends June 30, 2026. We do not cite brokerage, listing or automated-valuation sites; sources were retrieved on 27 September 2026 unless dated.

Sources and authoritative references

1. Lee County’s recorded, qualified residential 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 to June 30, 2026 and prior periods, tabulated by McGreevy and Comisar on 27 Sep 2026 (held on file).
2. Florida Realtors, Fla.’s Housing Market: Median Prices Hold Steady as Pace Eases (16 Sep 2026), retrieved 27 Sep 2026.
3. Florida Realtors, August 2026 Closed Sales and Median Sale Prices by MSA (released 16 Sep 2026), retrieved 27 Sep 2026.
4. Florida Realtors, August 2026 single-family data detail, retrieved 27 Sep 2026.
5. Florida Realtors, August 2026 condo data detail, retrieved 27 Sep 2026.
6. Florida Realtors, December 2020 MSA summary (full year 2020), retrieved 27 Sep 2026.
7. Florida Realtors, December 2021 MSA summary (full year 2021), retrieved 27 Sep 2026.
8. Florida Realtors, December 2022 MSA summary (full year 2022), retrieved 27 Sep 2026.
9. Florida Realtors, December 2023 MSA summary (full year 2023), retrieved 27 Sep 2026.
10. Florida Realtors, December 2024 MSA summary (full year 2024), retrieved 27 Sep 2026.
11. Florida Realtors, December 2025 MSA summary (full year 2025), retrieved 27 Sep 2026.
12. Royal Palm Coast Realtor Association, Market Insights Report, August 2026 (9 Sep 2026), retrieved 27 Sep 2026.
13. Federal Housing Finance Agency, House Price Index datasets (metro, all-transactions), retrieved 27 Sep 2026.
14. Freddie Mac, Primary Mortgage Market Survey (24 Sep 2026), retrieved 27 Sep 2026.
15. U.S. Census Bureau, QuickFacts: Fort Myers city and Lee County, Florida, retrieved 27 Sep 2026.
16. U.S. Bureau of Labor Statistics, Economy at a Glance: Cape Coral-Fort Myers, FL, retrieved 27 Sep 2026.
17. FGCU Regional Economic Research Institute, SWFL Real Estate: First Quarter 2026 Report (4 Mar 2026), retrieved 27 Sep 2026.
18. Gulfshore Business, Southwest Florida housing market sees a slow price decline (1 Aug 2026), retrieved 27 Sep 2026.
19. Gulfshore Business, City of Fort Myers sets $890.5 million budget for 2026-27 (22 Sep 2026), retrieved 27 Sep 2026.
20. Lee County Property Appraiser, 2026 Taxing District Millage Book, preliminary (printed 11 Aug 2026), retrieved 27 Sep 2026.
21. Lee County Property Appraiser, Exemptions, retrieved 27 Sep 2026.
22. Lee County, Floodplain Management, retrieved 27 Sep 2026.
23. Lee County, 2026/2027 Flood Map Revisions, retrieved 27 Sep 2026.
24. Lee County, Understanding the 50% Rule, retrieved 27 Sep 2026.
25. Lee County GIS, City Limits map layer, retrieved 27 Sep 2026.
26. City of Fort Myers, FEMA Community Rating System, retrieved 27 Sep 2026.
27. City of Fort Myers, Planning Board agenda with draft Ordinance 4061 (7 Jan 2026), retrieved 27 Sep 2026.
28. City of Fort Myers, FEMA Substantial Improvement packet, retrieved 27 Sep 2026.
29. City of Fort Myers, FY2026 Utility Rates, retrieved 27 Sep 2026.
30. FEMA, NFIP Community Status Book, City of Fort Myers and Lee County (refreshed 25 Aug 2026), retrieved 27 Sep 2026.
31. FEMA, NFIP Residential Penetration Rates, Lee County (as of 3 Aug 2026), retrieved 27 Sep 2026.
32. National Hurricane Center, Tropical Cyclone Report: Hurricane Ian, retrieved 27 Sep 2026.
33. National Hurricane Center, Tropical Cyclone Report: Hurricane Helene, retrieved 27 Sep 2026.
34. National Hurricane Center, Tropical Cyclone Report: Hurricane Milton, retrieved 27 Sep 2026.
35. WGCU, The fundamental purpose for FEMA’s flood maps and revisions (27 Jan 2026), retrieved 27 Sep 2026.
36. Citizens Property Insurance, 2026 multiperil rates to drop statewide (4 Mar 2026), retrieved 27 Sep 2026.
37. Citizens Property Insurance, 2026 Approved Rate Changes by County, retrieved 27 Sep 2026.
38. Citizens Property Insurance, Inspections, retrieved 27 Sep 2026.
39. Florida Office of Insurance Regulation, Insurance Stability Unit report (July 2026), retrieved 26 Sep 2026.
40. Florida Office of Insurance Regulation, Wind Mitigation Resources, retrieved 27 Sep 2026.
41. Florida Statutes, section 627.351, Citizens Property Insurance Corporation, 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, HOA disclosure summary, retrieved 27 Sep 2026.
45. Florida Statutes, section 689.302, Disclosure of flood risks, retrieved 27 Sep 2026.
46. Florida Statutes, section 201.02, Documentary stamp tax on deeds, retrieved 27 Sep 2026.
47. Florida Realtors and The Florida Bar, AS IS Residential Contract for Sale and Purchase, retrieved 26 Sep 2026.
48. Florida DBPR, Condominiums and Cooperatives SIRS Reporting, retrieved 27 Sep 2026.
49. Florida Statutes, section 553.899, Milestone inspections, retrieved 27 Sep 2026.
50. Florida Statutes, section 627.0629, Windstorm mitigation credits, retrieved 27 Sep 2026.
51. Lee County, Flood insurance discounts, retrieved 27 Sep 2026.
52. Lee County Utilities, rate schedule, retrieved 27 Sep 2026.
53. Lee County, Impact Fee Schedule, retrieved 27 Sep 2026.
54. Lee County Port Authority, Reports and Statistics, retrieved 27 Sep 2026.
55. Lee Health, Lee Health Fort Myers, retrieved 1 Sep 2026.
56. Freddie Mac, PMMS weekly history, retrieved 27 Sep 2026.
57. Lee County, Ordinance 22-30 (flood maps effective 17 Nov 2022), retrieved 27 Sep 2026.
58. Lee County, Resident Information Tool, retrieved 27 Sep 2026.
59. Florida Senate, SB 180 (2025) bill summary, retrieved 27 Sep 2026.
60. FEMA, NFIP pricing approach (Risk Rating 2.0), retrieved 27 Sep 2026.
61. Florida Statutes, section 197.162, Early payment discounts, retrieved 27 Sep 2026.
62. Internal Revenue Service, FIRPTA withholding, retrieved 27 Sep 2026.
63. Florida Statutes, section 718.116, Condominium estoppel certificates, retrieved 27 Sep 2026.
64. Florida Statutes, section 720.30851, HOA estoppel certificates, retrieved 27 Sep 2026.
65. Florida Statutes, section 193.155, Save Our Homes and portability, retrieved 27 Sep 2026.
66. Florida Senate, CS/HJR 1-F (2026), Amendment 3, retrieved 27 Sep 2026.
67. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), retrieved 27 Sep 2026.
68. Lee County, Accela Citizen Access permit portal, retrieved 27 Sep 2026.
69. FDOT District One, I-75 road watch (Daniels Parkway interchange), retrieved 27 Sep 2026.

Downloadable Documents

These are the reference files a Fort Myers owner or buyer is most likely to need alongside this market report, each linked to the official source that publishes it: the State of Florida, Lee County, the City of Fort Myers, Florida’s standard contract publishers or the federal government.

• Florida Flood Disclosure (section 689.302): Required from every residential seller.
• Property Tax Disclosure Summary (section 689.261): Why a buyer should not rely on the seller’s tax bill.
• HOA Disclosure Summary (section 720.401): Required in a Chapter 720 community.
• Condominium Resale Disclosure (section 718.503): The condo buyer’s 7-day window.
• Lee County 2026/2027 Flood Map Revisions: The March 2, 2027 map changes.
• City of Fort Myers Substantial Improvement Packet: How the City applies the 50 percent rule.
• Lee County Property Appraiser 2026 Millage Book (preliminary): Proposed 2026 millage by district.
• Citizens 2026 Approved Rate Changes by County: Lee County Citizens premiums for 2026.
• Florida OIR Wind Mitigation Resources: The OIR-B1-1802 form and credits.
• Florida DBPR SIRS Reporting Database: Check an association’s reserve study filing.
• Florida Realtors and Florida Bar AS IS Contract: The standard Florida purchase contract.

Figures from Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files), tabulated 27 September 2026, with market context from the Florida Realtors and Royal Palm Coast Realtor Association August 2026 reports. Next edition: October 2026. Brokered by Domain Realty.