Values from recorded sales in your Fort Myers ZIP and community, adjusted for elevation, flood zone, storm repairs and roof. Free, confidential and same day.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Values 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
What is your Fort Myers home worth? This is McGreevy and Comisar’s valuation guide for owners across the Fort Myers market, built from every qualified residential sale Lee County recorded in the ten Fort Myers ZIP codes in the twelve months to June 2026, ZIP by ZIP, segment by segment, and split between the City of Fort Myers and unincorporated Lee County. It sits under our Fort Myers community guide, and if you are deciding whether to sell, it pairs with our guide to selling your home in Fort Myers.
Here is the short answer. From July 1, 2025 through June 30, 2026, in the last 12 months we tracked 6,658 qualified residential sales in ZIPs 33901, 33905, 33907, 33908, 33912, 33913, 33916, 33919, 33966 and 33967 at a $340,000 median. Of the sales we tracked, resold single-family homes closed at a $420,000 median across 3,526 sales, or $230 per heated square foot, and resold condominiums at a $235,500 median across 2,173 sales, or $182 per square foot (Lee County’s recorded, qualified sales, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files). But a Fort Myers home is not worth the Fort Myers median. Single-family ZIP medians ran from $250,000 in 33916 to $565,000 in 33912, and your value lives inside that spread, set by your ZIP, your segment, your elevation and flood zone, whether the home was rebuilt after Hurricane Ian, the age of your roof and, for condos, your building’s reserves.
If you came here from a Lee County Property Appraiser search, the just value on your LEEPA record is a tax figure, not a price; we explain the difference below. Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and we value homes here the way an appraiser does, from recorded closings. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and every sale figure below comes from the county’s recorded deeds, not a listing portal or an automated estimate.
A Fort Myers home is worth what comparable homes in its own ZIP code, segment and community have recently sold for, adjusted for size, elevation, flood zone, storm history, roof age and condition. Across the ten Fort Myers ZIPs, resold houses closed at a $420,000 median and resold condos at $235,500 in the twelve months to June 2026.
Data updated: September 2026 (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; computed 27 Sep 2026).
Once you have a value, turn it into the number you keep. Our free seller net sheet calculator starts from your Fort Myers price and payoff and subtracts Florida doc stamps, the owner's title policy, the property tax proration and HOA estoppel fees, so you can see your proceeds before you list.
Fort Myers recorded sales, Jul 2025 to Jun 2026 | Sales | Median price | Median $ per heated sq ft | Total volume |
|---|---|---|---|---|
All qualified residential | 6,658 | $340,000 | $208 | $2.87 billion |
All resales | 5,999 | $325,000 | $208 | $2.53 billion |
Single-family resales | 3,526 | $420,000 | $230 | $1.87 billion |
Condominium resales | 2,173 | $235,500 | $182 | $592.2 million |
Builder-direct new homes (estimated) | 659 | $405,000 | $213 | $348.8 million |
Manufactured and mobile home resales | 141 | $155,000 | $156 | $25.5 million |
Multi-family resales (2 to 9 units) | 87 | $307,500 | $170 | $32.2 million |
Co-operative resales | 45 | $77,500 | $104 | $4.5 million |
The county’s recorded sales add up to about $2.87 billion in Fort Myers residential real estate in one year: $1.87 billion in single-family resales, $592 million in condominium resales and about $349 million in new homes sold direct by builders. The average sale was about $431,600, well above the $340,000 median, because high-value waterfront and golf-community sales pull the average up.
This guide covers how to get a free Fort Myers valuation, why online estimates miss here, our method, how to read your Lee County Property Appraiser record, why every website shows a different Fort Myers median, values by ZIP code, price band and property type, City of Fort Myers versus unincorporated Lee County, each Fort Myers segment, the trend, what moves value, and the valuation questions Fort Myers owners ask us most.
These are the ten facts that shape what a Fort Myers home is worth in September 2026, each drawn from Lee County’s recorded sales, a Florida statute, a Lee County or City of Fort Myers source, or a state or federal agency, and each explained in its own section further down this page.
Your Home’s Value: What Is My Fort Myers Home Worth in 2026? · How Do I Get a Free Fort Myers Home Valuation? · Why Do Online Estimates Miss Fort Myers Home Values? · How Do We Value a Fort Myers Home?
Your Lee County Record: Is My Lee County Property Appraiser Just Value the Same as My Fort Myers Home’s Market Value? · Why Does Every Site Show a Different Fort Myers Median?
Values by ZIP, Segment and Trend: What Are Fort Myers Home Values by ZIP Code? · What Are Fort Myers Home Values by Price Band and Property Type? · Is My Home in the City of Fort Myers or Unincorporated Lee County? · How Are Homes Valued in Each Fort Myers Segment? · Are Fort Myers Home Values Rising or Falling?
What Moves Value: What Moves a Fort Myers Home’s Value Up or Down? · How Do Flood Zones, Insurance and Condo Reserves Affect What My Fort Myers Home Is Worth?
Next Steps: Want a Free In-Person CMA for Your Fort Myers Home?
Answers and Experts: Frequently Asked Questions, Fort Myers Home Value Edition · What Southwest Florida Sellers Say About Working With Us · Thinking of Selling Your Fort Myers Home? Start With the Right Number · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
To get a free Fort Myers home valuation, enter your address in the Home Valuation form at the top of this page or call Jesse direct at (239) 898-6072. We reply the same day with a range built from recorded sales in your own Fort Myers ZIP code and community, then a full pricing file after a short walk-through.
The fastest route to a number is the Home Valuation form at the top of this page: type your Fort Myers address, confirm a few details about the home and send it. It goes straight to Jesse McGreevy and Marc Comisar, not to a call center, and nothing is shared or sold. If you would rather talk, call Jesse direct at (239) 898-6072, text or call, and we will build the same range while you are on the phone.
We start from Lee County’s recorded, qualified sales, 6,658 Fort Myers residential closings in the last twelve months. You receive a value range, the recorded sales we used with their dates, sizes and prices, the listings you would compete with, and our adjustments for frontage, elevation, flood zone, storm repairs, updates and roof. If your community had fewer than ten comparable sales in a year, we widen the window and show every sale individually.
Your address, roof material and year, renovation dates and permits, what happened to the home in Ian (2022) and in Helene and Milton (2024) and how it was repaired, your association and any club membership, and any elevation certificate, four-point inspection, wind-mitigation report or flood declarations page you have. For a condominium, add the reserve study and milestone inspection summary.
An automated online estimate misses Fort Myers values because it cannot see elevation, flood zone, storm history, roof age or a condo association’s reserves, and because it cannot tell a home rebuilt after Hurricane Ian from one next door that was never repaired. Many Fort Myers figures also blend the City of Fort Myers with the much larger unincorporated market.
Hurricane Ian made landfall on September 28, 2022. The National Hurricane Center records 5 to 8 feet of inundation above ground up the Caloosahatchee River in Fort Myers and 7.26 feet above mean higher high water at the tide gauge near downtown; across Lee County, 5,369 structures were destroyed and 14,245 received major damage. Four years later, Fort Myers homes fall into three groups: elevated or rebuilt to current code, repaired to pre-storm condition, and still carrying unrepaired or unpermitted damage. The deed record lists all three the same way, so an estimate that averages them undervalues the first and overvalues the last.
Two Fort Myers homes with the same square footage, the same ZIP and the same year built can sit in different flood zones, or in the same zone with lowest floors several feet apart. The lowest-floor elevation on an elevation certificate drives the next owner’s flood premium, and no model trained on price, size and bedrooms sees it.
Citizens Property Insurance requires a four-point inspection for homes more than 20 years old and documentation of at least five years of remaining life for shingle roofs over 25 years old and tile, metal or concrete roofs over 50. Florida law separately bars an insurer from refusing to write or renew a policy solely because a roof is under 15 years old. Many Fort Myers roofs were replaced after Ian; others were patched. A model sees neither, and a buyer’s insurer sees both.
"Fort Myers" means several places. The incorporated City covers 39.84 square miles and about 101,581 people, roughly 12 percent of Lee County’s 875,607; the postal market this page uses spans ten ZIP codes, mostly unincorporated; and association reports use an MLS region or the whole county. An estimate that does not say which Fort Myers it measures can miss before it looks at your house.
An estimated 659 Fort Myers sales in the last twelve months were a builder’s first sale of a new home, at a $405,000 median against a $325,000 median for all resales. Two ZIP codes, 33905 with 372 and 33913 with 162, held 81 percent of them, and in 33913 one project alone, Esplanade Lake Club, recorded 74 builder-direct sales at a $999,620 median. An estimate that folds those closings into a neighborhood average can overstate a nearby resale, and it cannot see the builder incentives a resale actually competes with.
Fort Myers closings are seasonal. April 2026 recorded 780 qualified sales and March 704; January 2026 recorded 422. The monthly median for all sales moved between $321,000 in April 2026 and $361,500 in December 2025 without the underlying market changing, because the mix of homes that closes in each season changes. We compare your home with the same season a year earlier and with this week’s listings.
You will see percentages quoted for how far off the big portals’ automated estimates run. We have not found one measured against Fort Myers recorded sales from a primary source, so we do not repeat one. What we can show you is the spread the models are trying to average: in the last twelve months, single-family resale medians across the ten Fort Myers ZIPs ran from $250,000 to $565,000 and from $177 to $258 per heated square foot. A model that is right on average can still be tens of thousands of dollars away on your street. Ask any agent you interview how they would value your home without one, and our guide to the best real estate agents in Fort Myers lists the other questions worth asking.
We value a Fort Myers home the way an appraiser would: select recorded sales from the same community, segment and building type, adjust each for size, elevation, flood zone, storm repairs, roof, condition and frontage, weight the most similar and most recent, then test the result against the Fort Myers listings a buyer can tour this week.
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, July 2025 to June 2026; Royal Palm Coast Realtor Association August 2026 Market Insights Report, data updated Sep 4, 2026; retrieved 27 Sep 2026).
This is the discipline behind our Top 1% Real Estate Agents Nationally Since 2008 record. We start with every qualified, recorded sale in your community over the last twelve months, resales separated from builder-direct first sales. If there are fewer than ten, we widen to 24 months, then 36, then 60, and state the window in the report. When a community has only a handful of sales, we list each one, because a median of three is not a market. Where a builder is still selling, its price list becomes part of your competition; we use recorded deeds because most builder-direct closings never reach the MLS.
The adjustments that matter most in Fort Myers are elevation and flood zone, storm history and how repairs were permitted, frontage (sailboat Gulf access, a canal with bridges, the river, a lake, a golf course or none), heated square footage, roof age and material, impact windows and doors, pool and lanai, garage bays, floor level and view in condominiums, and, in club communities, the type of golf or social membership that conveys. In newer communities, the community development district bill is its own adjustment. Each is priced from paired sales in the same community where the data allows.
Fort Myers values move with the season. Recorded sales ran from 422 in January 2026 to 780 in April 2026, and the monthly median moved about $40,000 across the year on mix alone. We adjust older comparables for the trend and compare spring sales with spring sales.
A buyer does not compare your home with last year’s closings; they compare it with what is for sale now. In August 2026 the Royal Palm Coast Realtor Association counted 1,054 active single-family listings and 1,262 active condominiums in its Fort Myers Region, 4.5 and 7.8 months of supply. We line up the active and pending listings in your community and price band so the recommended list price is one a buyer would choose over the alternatives on the day you launch.
Before we put a number on paper, every Fort Myers owner hears the same six points, because they decide more of the result than the number itself:
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.
Take a 2,000-square-foot single-family resale in ZIP 33908, the Iona and McGregor side of south Fort Myers. The ZIP’s 550 house resales in the last twelve months closed at a $477,500 median and $245 per heated square foot, which on 2,000 square feet points to about $490,000, and the Fort Myers single-family resale median of $230 per square foot points to about $460,000. Those reference points bracket a starting range of roughly $460,000 to $490,000 before a single adjustment. A lowest floor documented above base flood elevation, a roof replaced after Ian with its permit, impact glass and a clean flood disclosure move the home toward the top of that range, and sailboat Gulf access can move it well past it. A ground-level home that took water in 2022, an original roof or an unpermitted repair moves it down. The last step, which no model can do, is to line the home up against the 33908 listings a buyer can tour that week. This is an illustration built from the county’s recorded-sale tables, not an appraisal of any address.
For waterfront homes on the river and on Gulf-access canals, for estate homes in the gated golf communities, and for homes with major post-storm rebuilding, we often recommend a pre-listing appraisal alongside our valuation, so the price is defended before the buyer’s lender orders its own. Of 3,526 Fort Myers house resales in the last twelve months, 261 closed at $1 million or more and 71 at $2 million or more; at that level a certified appraiser’s opinion is money well spent.
Fort Myers single-family resale prices slipped 4.4 percent in the year to June 2026 while recorded resales rose 11.8 percent, so the price you launch at, not the market, decides how your listing performs. Request your free Fort Myers home valuation using the form at the top of this page, or call Jesse direct at (239) 898-6072. When you are ready, read how we sell homes in Fort Myers. Buying as well? Call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers and how we represent buyers.
No. The Lee County Property Appraiser’s just value is a January 1 mass appraisal of every parcel, made to set taxes. Your assessed value can sit far below it if you have held a Fort Myers homestead for years. Market value is what a buyer pays today, best estimated from recent recorded sales of homes like yours.
Data updated: September 2026 (Lee County Property Appraiser exemption, tax-reform and TRIM pages; Lee County Property Appraiser 2026 Taxing District Millage Book, preliminary, printed Aug 11, 2026; Florida Statutes sections 193.155 and 689.261, 2026 text; retrieved 27 Sep 2026).
More Fort Myers owners look up their home on the Lee County Property Appraiser’s website than on any valuation page, and leepa.org is free, official and parcel-specific. What it is not is a price. The record answers a tax question, what the parcel was worth on January 1 for spreading the property tax, for every parcel at once. A sale price answers a different question: what one buyer paid for one home on one day. Treating either as the other is the most common valuation mistake we see in Fort Myers.
Your LEEPA record, your August TRIM notice and your November tax bill show a just value, an assessed value and a taxable value. None of them is a sale price.
Number on your Lee County record | What it is | Why it is not your sale price |
|---|---|---|
Just value | The Property Appraiser’s mass-appraisal estimate of market value as of January 1 | It is up to nine months old by the TRIM notice, it values every parcel with one model, and the appraiser does not walk through your home |
Assessed value | Just value limited by Save Our Homes (homestead) or the 10 percent cap (non-homestead, non-school levies) | It is deliberately held below market to limit tax increases, so a long-held homestead can show a fraction of its worth |
Taxable value | Assessed value minus exemptions such as the $25,000 homestead exemption and the additional exemption of up to $26,411 | It is a tax base, not a value; two identical homes can carry very different taxable values |
Sale price | What a buyer paid, recorded on the deed and qualified by the county | This is the market evidence; your value is estimated from the sales of homes like yours |
For a homestead, Florida’s Save Our Homes rule caps the annual increase in assessed value at 3 percent or the change in the Consumer Price Index, whichever is lower. For second homes and rental property, the Property Appraiser explains that the increase in assessed value is limited to 10 percent a year for every levy except the school district’s, and that the cap is removed on a change of ownership. Both caps reset after a sale, when the home is assessed at just value as of the following January 1. Many Fort Myers owners have held homesteads since before the 2021 to 2022 run-up, so assessed values can sit far below the market; one 2026 Heritage Palms TRIM notice showed a Save Our Homes benefit of $183,757.
Recorded sales are the right evidence, but a raw list is not a valuation. A qualified sale tells you the transfer was arm’s-length, not whether the home had a new roof, an elevated first floor or unrepaired storm damage, so a sale two doors down can be a weak comparable. We start from the recorded sales and adjust every one, which is the part a list cannot do.
Owners who believe their just value is too high can raise it with the Property Appraiser’s office after the TRIM notice arrives in August and can petition the Lee County Value Adjustment Board by the deadline printed on that notice, which was September 11, 2026 on the 2026 notices we read. A lower just value lowers your taxes, not your sale price. Buyers pay for the house, not the tax roll.
The first $25,000 of a homestead’s assessed value is exempt from all property taxes, and an additional exemption of up to $26,411 applies above $50,000 for non-school taxes; the filing deadline is March 1. A seller who establishes a new Florida homestead can carry up to $500,000 of the Save Our Homes difference to it through portability. On November 3, 2026, Florida voters will decide Amendment 3 (CS/HJR 1-F), which would exempt the first $150,000 of homestead value from non-school levies in 2027 and $250,000 in 2028 and cut the non-homestead cap from 10 to 5 percent if it passes with 60 percent.
Florida’s property tax disclosure summary already tells every buyer not to rely on the seller’s current property taxes. A 2026 amendment to the same statute goes further: beginning February 1, 2027, any property shown on a public-facing online listing platform must include an estimated property tax figure that is not calculated from the current owner’s assessment or taxes, using either the listing price times current millage under a state-published formula or the listing price times the countywide aggregate average millage. For a Fort Myers seller with a large Save Our Homes benefit, the buyer will see the buyer’s tax, not yours.
Every site shows a different Fort Myers median because each one measures a different place, window and property mix: the incorporated City, the ten-ZIP postal market, an MLS region or all of Lee County; one month or twelve; houses, condos or both; sale prices, list prices or modeled values. Match the definitions and the Fort Myers numbers line up.
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; Royal Palm Coast Realtor Association August 2026 report; U.S. Census Bureau QuickFacts; retrieved 27 Sep 2026).
Published figure | Median | What it measures |
|---|---|---|
Lee County recorded sales, ten Fort Myers ZIPs, all qualified residential | $340,000 | Every qualified house, condo, mobile home and small multi-family sale recorded July 2025 to June 2026, resales and new homes together |
Same, single-family resales only | $420,000 | Resold houses only, twelve months |
Same, condominium resales only | $235,500 | Resold condos only, twelve months |
Same, City of Fort Myers jurisdiction, single-family resales | $422,000 | Only parcels the county roll places inside the incorporated City, 929 sales |
Florida Realtors, Lee County (Cape Coral-Fort Myers metro), single-family, August 2026 | $380,000 | One month of MLS closings across all of Lee County, including Cape Coral and Lehigh Acres |
Florida Realtors, Lee County, townhouse and condo, August 2026 | $269,000 | One month, countywide |
Royal Palm Coast Realtor Association, Fort Myers Region, single-family, August 2026 | $431,000 | One month of Southwest Florida MLS closings in an MLS region the report does not define by ZIP |
Royal Palm Coast Realtor Association, Fort Myers Region, condo, August 2026 | $221,000 | One month, same region |
U.S. Census Bureau, City of Fort Myers, median value of owner-occupied homes | $384,500 | Owners’ own estimates of value, surveyed 2020 to 2024, City only |
U.S. Census Bureau, Lee County, median value of owner-occupied homes | $362,200 | Owners’ own estimates, surveyed 2020 to 2024, whole county |
Read the table from the top and the spread explains itself. Condos, about a third of Fort Myers resales, pull the all-sales figure down; a single-family figure jumps to $420,000 or more. A one-month MLS figure moves with the month’s mix ($431,000 in August, $440,000 in July for the Fort Myers Region). A countywide figure includes Cape Coral and Lehigh Acres. Census values are owners’ own estimates. Automated estimates and list-price medians add two more kinds of number. None is wrong; each answers a different question. For your home the question is narrower: what have homes like yours, in your ZIP and community, sold for recently.
Use the twelve-month recorded-sale median for your own property type and ZIP code as the frame, the monthly association reports for the direction of travel, and a valuation built from comparable sales in your own community for the number. We report all three on this page, each with its date and source, so you can see how they fit together.
Fort Myers home values by ZIP code ranged from a $250,000 single-family resale median in 33916 to $565,000 in 33912 over the twelve months to June 2026. Condo medians ran from $127,500 in 33901 to $290,000 in 33913. The table lists all ten Fort Myers ZIPs with their recorded resales and builder-direct counts.
Data updated: September 2026 (Lee County’s recorded, qualified resales by ZIP code, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files, July 1, 2025 to June 30, 2026; builder-direct counts are estimates; computed 27 Sep 2026).
Fort Myers ZIP code | Single-family resales | Single-family median ($ per sq ft) | Condo resales | Condo median | Builder-direct sales (all types, estimated) |
|---|---|---|---|---|---|
33912 | 255 | $565,000 ($258) | 233 | $280,000 | 1 |
33913 | 853 | $525,000 ($251) | 285 | $290,000 | 162 |
33908 | 550 | $477,500 ($245) | 643 | $257,500 | 39 |
33966 | 186 | $417,500 ($228) | 123 | $275,000 | 48 |
33919 | 353 | $389,000 ($231) | 445 | $200,000 | 2 |
33967 | 373 | $385,000 ($242) | 32 | $242,500 | 2 |
33905 | 498 | $326,500 ($198) | 48 | $213,000 | 372 |
33901 | 174 | $310,000 ($216) | 88 | $127,500 | 2 |
33907 | 149 | $270,000 ($188) | 176 | $151,000 | 1 |
33916 | 135 | $250,000 ($177) | 100 | $215,500 | 30 |
ZIP codes follow the mail route, not the city limits, so seven of the ten cross between the City of Fort Myers and unincorporated Lee County, and most hold several very different communities. Use the ZIP median as the frame for your value, never as the value itself.
Fort Myers ZIP code | Single-family median, prior year | Change | Condo median, prior year | Change |
|---|---|---|---|---|
33901 | $309,500 | +0.2% | $143,125 | -10.9% |
33905 | $347,000 | -5.9% | $207,500 | +2.7% |
33907 | $285,000 | -5.3% | $185,000 | -18.4% |
33908 | $550,000 | -13.2% | $286,500 | -10.1% |
33912 | $591,000 | -4.4% | $299,000 | -6.4% |
33913 | $568,250 | -7.6% | $325,000 | -10.8% |
33916 | $251,000 | -0.4% | $228,500 | -5.7% |
33919 | $397,000 | -2.0% | $230,000 | -13.0% |
33966 | $470,000 | -11.2% | $262,500 | +4.8% |
33967 | $396,000 | -2.8% | $270,000 | -10.2% |
Year over year, the single-family median held within 1 percent in 33901 and 33916 and fell most in 33908 (13.2 percent) and 33966 (11.2 percent). A ZIP median moves with the mix of homes that sold, so a year with fewer waterfront closings reads as a decline even if comparable homes held their value.
ZIP 33912 carried the highest single-family resale median in the market, $565,000 across 255 sales at $258 a square foot, and takes in gated golf communities such as Fiddlesticks along with the Six Mile Cypress and Daniels Parkway corridor, home to Gulf Coast Medical Center and the Lee Health Sports Complex. ZIP 33913 recorded the most house resales of any Fort Myers ZIP, 853 at a $525,000 median, plus 162 estimated builder-direct sales; it spans the Treeline and Daniels corridor communities the county roll places inside the City of Fort Myers, such as Pelican Preserve, Botanica Lakes and Arborwood Preserve, and unincorporated areas including Gateway and Miromar Lakes. Inside 33913, City parcels recorded a $440,000 median across 548 sales and unincorporated parcels $535,000 across 765.
ZIP 33908 is the busiest condo market in Fort Myers, 643 condo resales at a $257,500 median, alongside 550 house resales at $477,500; it includes the Iona and Punta Rassa side of the market and communities such as Gulf Harbour, and every one of its 1,353 recorded sales was in unincorporated Lee County. ZIP 33919, which takes in the McGregor and Cypress Lake areas and The Landings, recorded 445 condo resales at a $200,000 median and 353 house resales at $389,000. Here water access, bridges, seawalls, elevation and storm record separate otherwise similar homes most sharply.
ZIP 33966 recorded 186 house resales at a $417,500 median and 123 condo resales at $275,000, one of only two Fort Myers ZIPs, with 33905, where the condo median rose, up 4.8 percent. It holds Heritage Palms, which the county roll places inside the City of Fort Myers, and 214 of its 357 recorded sales were City parcels.
ZIP 33967 recorded 373 house resales at a $385,000 median and $242 a square foot, the fourth-highest price per square foot for houses in the market, with only 32 condo resales. The ZIP runs along the southern edge of the market and includes the San Carlos Park area, and all 431 of its recorded sales were in unincorporated Lee County.
ZIP 33905 recorded 498 house resales at a $326,500 median and the largest builder-direct count in the market, an estimated 372 new-home sales at a $370,000 median. That count needs a caution: the ZIP reaches east of Interstate 75, and 181 of the 372 builder-direct sales were in its Buckingham and Lehigh Acres portions. Those parcels carry a Fort Myers mailing address but are not Fort Myers neighborhoods, and a resale near the river or in Verandah should not be priced against them.
These are the City’s historic core ZIPs and the lowest-priced in the market. ZIP 33901, downtown and the River District, recorded 174 house resales at $310,000 and 88 condo resales at $127,500; 270 of its 277 sales were City parcels. ZIP 33916, entirely inside the City on the county roll, recorded 135 house resales at $250,000 and 100 condo resales at $215,500. ZIP 33907, mostly unincorporated, recorded 149 house resales at $270,000 and 176 condo resales at $151,000. The street, the lot and the condition of the house carry the valuation here.
In Fort Myers, 62.6 percent of single-family resales closed under $500,000 and 7.4 percent at $1 million or more in the twelve months to June 2026, while 71.7 percent of condo resales closed under $300,000. Builder-direct new homes, mobile homes, co-ops and small multi-family buildings each form a separate Fort Myers market with its own median.
Data updated: September 2026 (Lee County’s recorded, qualified resales, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files, Fort Myers ZIPs, July 1, 2025 to June 30, 2026; shares computed from the county tables, 27 Sep 2026).
Fort Myers single-family resale price band | Recorded resales | Share of house resales |
|---|---|---|
Under $300,000 | 832 | 23.6% |
$300,000 to $399,999 | 770 | 21.8% |
$400,000 to $499,999 | 604 | 17.1% |
$500,000 to $749,999 | 831 | 23.6% |
$750,000 to $999,999 | 228 | 6.5% |
$1 million to $1.49 million | 139 | 3.9% |
$1.5 million to $1.99 million | 51 | 1.4% |
$2 million and up | 71 | 2.0% |
The Fort Myers house market is broad in the middle: the four bands from under $300,000 to $749,999 each held between 17 and 24 percent of resales. Above $1 million the market is real but thin, 261 house resales in a year, most of them on the water or in the gated golf and lake communities, and only one closed at $5 million or more.
Fort Myers condo resale price band | Recorded resales | Share of condo resales |
|---|---|---|
Under $300,000 | 1,558 | 71.7% |
$300,000 to $399,999 | 353 | 16.2% |
$400,000 to $499,999 | 139 | 6.4% |
$500,000 to $749,999 | 62 | 2.9% |
$750,000 to $999,999 | 27 | 1.2% |
$1 million and up | 34 | 1.6% |
Fort Myers condos are overwhelmingly a sub-$300,000 market, and at that price the forces that move value are reserves, special assessments, insurance and financing eligibility rather than view and finishes.
Fort Myers segment, Jul 2025 to Jun 2026 | Recorded sales | Median price | Median $ per heated sq ft | Prior-year median | Change |
|---|---|---|---|---|---|
Single-family resales | 3,526 | $420,000 | $230 | $439,500 | -4.4% |
Condominium resales | 2,173 | $235,500 | $182 | $255,000 | -7.6% |
Manufactured and mobile home resales | 141 | $155,000 | $156 | $150,000 | +3.3% |
Multi-family resales (2 to 9 units) | 87 | $307,500 | $170 | $395,000 | -22.2% |
Co-operative resales | 45 | $77,500 | $104 | $90,000 | -13.9% |
Builder-direct, single-family (estimated) | 483 | $396,336 | $207 | n/a | n/a |
Builder-direct, all types (estimated) | 659 | $405,000 | $213 | $470,000 | -13.8% |
We identify a builder-direct sale as the parcel’s first qualified sale where the recorded year built is the sale year, the year before, or blank because the home is too new to be on the roll, so the count is an estimate. Most builder-direct closings never reach the MLS, which is why an MLS-only valuation undercounts the new-home competition in 33905 and 33913. New homes were about 10 percent of Fort Myers recorded sales, their count fell 30.0 percent and their median 13.8 percent. Near an active builder, your valuation starts with what the builder charges for a comparable plan today.
Most Fort Myers addresses are in unincorporated Lee County, not the City of Fort Myers. The City holds about 101,581 people and recorded about 23 percent of Fort Myers market sales, but its limits reach well beyond downtown into south Fort Myers. Which side your home is on changes millage, flood insurance discounts, utilities, permits and the 50 percent rule.
Data updated: September 2026 (Lee County Property Appraiser 2026 Taxing District Millage Book, preliminary, printed Aug 11, 2026, and 2026 TRIM notices; FEMA NFIP Community Status Book, refreshed Aug 25, 2026; City of Fort Myers FY2026 utility rates; Lee County Utilities rate schedule effective Jul 1, 2026; Lee County’s recorded, qualified sales, July 2025 to June 2026; retrieved 27 Sep 2026).
What differs | City of Fort Myers | Unincorporated Lee County (Fort Myers addresses) |
|---|---|---|
Share of the market’s recorded sales, Jul 2025 to Jun 2026 | 1,527 of 6,658 sales (about 23%) | 5,131 of 6,658 sales (about 77%) |
Single-family resale median | $422,000 across 929 sales, up 2.9% | $420,000 across 2,597 sales, down 6.7% |
Condominium resale median | $275,000 across 507 sales, down 4.8% | $225,000 across 1,666 sales, down 8.2% |
2026 proposed total millage (sample districts) | 17.4449 mills (district 090), up from 16.5034 in 2025 | 13.1725 (San Carlos Fire, district 071) to 14.6238 (Tice Fire, district 046); 13.3738 in Iona McGregor Fire (068) and South Trail Fire (047) |
Municipal or fire levy | City operating 7.3112 proposed (6.5000 in 2025) plus a new 0.1690 parks voted debt levy; no separate fire district | Unincorporated MSTU 0.8398 plus an independent fire district, 2.2987 to 3.7500 |
NFIP Community Rating System | Class 6: 20% discount in high-risk zones, 10% outside, since Oct 1, 2025 | Class 5: 25% discount in high-risk zones, 10% outside |
Effective flood map | November 17, 2022 (countywide Lee County study) | November 17, 2022; revised maps effective March 2, 2027 |
50 percent rule value basis | City page still defines improvements cumulatively over 12 months against market value; draft Ordinance 4061 would remove that definition (pending) | Each project measured against the Property Appraiser’s structure value, or a licensed appraisal; no look-back |
Water and sewer, 5,000 gallons a month | City utilities, about $148.65 on FY2026 rates | Lee County Utilities in much of the area, about $107.00 on Jul 1, 2026 rates |
Permits | City Building, Permitting and Inspections, 1825 Hendry Street | Lee County Department of Community Development, 1500 Monroe Street, Accela portal |
The Lee County Property Appraiser’s roll codes each parcel’s jurisdiction, and it places several south Fort Myers communities inside the City of Fort Myers: Pelican Preserve, The Plantation, Botanica Lakes, Arborwood Preserve, Marina Bay and others along the Treeline, Colonial and Daniels corridors, as well as Heritage Palms in 33966 and Paseo. Gateway, by contrast, is a separate unincorporated community served by its own community development district, and Miromar Lakes is not in the City either. Fort Myers Beach (a separate town), North Fort Myers, Cape Coral, Lehigh Acres and Estero are not part of the Fort Myers market on this page. The taxing district line on your LEEPA record settles the question for any parcel.
The Property Appraiser’s 2026 preliminary millage book shows a proposed total of 17.4449 mills for the base City of Fort Myers district, including a proposed City operating rate of 7.3112, up from 6.5000, and a new 0.1690 parks voted debt levy. Unincorporated south Fort Myers districts are proposed at 13.3738 mills for Iona McGregor Fire and South Trail Fire, 13.1725 for San Carlos Fire and 14.6238 for Tice Fire. On a $400,000 home bought as a homestead, those proposed rates work out to about $6,220 a year in the City’s Heritage Palms district against about $4,801 in the unincorporated Iona McGregor district, before non-ad valorem assessments; for a second home or rental, about $6,978 against $5,350. Gulfshore Business reported on September 22, 2026 that City Council approved a 6.9000 operating rate and a 0.1170 parks debt rate; that adopted rate had not yet appeared on a City or Property Appraiser publication when we checked, so we show the proposed figures. A buyer underwrites the tax bill they will pay, not yours, so the district is part of the price.
FEMA’s Community Status Book lists the City of Fort Myers in Community Rating System Class 6 since October 1, 2025, worth a 20 percent discount on National Flood Insurance Program policies in high-risk zones and 10 percent outside them, and unincorporated Lee County in Class 5, worth 25 percent and 10 percent. On the same home and full-risk premium, an unincorporated address in a high-risk zone gets the larger discount.
In a high-risk flood zone, improvements or repairs that reach 50 percent of a building’s value require the whole building to meet current flood standards. Unincorporated Lee County measures each project against the Property Appraiser’s assessed value of the structure, excluding land, or a state-licensed appraiser’s depreciated value, and requires elevation to one foot above base flood elevation if the rule is triggered. A 2025 state law, SB 180, bars Florida communities from adding improvements together over a look-back period. The City of Fort Myers’ flood page still defines substantial improvement cumulatively over a 12-month period against market value; draft Ordinance 4061, on the City Planning Board’s January 7, 2026 agenda, would remove that definition to match state and federal rules, and its final adoption is pending. We confirm the current City method before pricing a renovation-dependent home.
City utility rates rise on a schedule set by Ordinance 4063, and some unincorporated communities are served by a district utility or private plant, such as Gateway Services CDD or the Fiddlesticks club plant, rather than Lee County Utilities. An open permit is found and closed in a different place depending on your address, and a buyer’s title search finds both.
Each Fort Myers segment is valued on different evidence. Riverfront and historic homes trade on lot, elevation and restoration; Gulf-access canal homes on bridges, seawalls and storm record; gated golf communities on membership, dues and district bills; condos on reserves and assessments; and the new-construction corridors on what the builder is charging today.
Data updated: September 2026 (Lee County’s recorded, qualified sales by ZIP and jurisdiction, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files, July 2025 to June 2026; community development district budgets and Lee County tax records as cited; retrieved 27 Sep 2026).
Downtown Fort Myers, in 33901, is the City’s historic core along the Caloosahatchee, where the Fort Myers Community Redevelopment Agency has worked since 1984 and a 2024 redevelopment plan expanded the downtown area. Its medians mix restored historic homes, riverfront lots, older cottages and small condominium buildings, and this is where Ian’s surge reached the city streets. On any downtown or riverfront home we value the lot, the elevation and the restoration separately. For the lifestyle side of downtown, see things to do in Fort Myers.
McGregor Boulevard runs south from downtown past the Edison and Ford Winter Estates, and the neighborhoods along it mix City and unincorporated parcels, so the jurisdiction line has to be checked parcel by parcel. Homes here are individual, often older and often near the river, so condition, lot, elevation and the jurisdiction’s 50 percent method outweigh any neighborhood average.
The Iona side of 33908 and the canal neighborhoods of south Fort Myers are the market’s boating segment. Gulf Harbour, in unincorporated Iona, predates community development districts and has no district bill, holds 1,253 condominium units across 23 state-registered declarations and 186 deeded marina slips, so its infrastructure costs sit in association dues rather than on the tax bill. Across the segment the premium follows the water: bridge-free sailboat access, seawall, dock and lift condition, and distance to the Gulf, plus each home’s storm record. We price canal homes from same-waterway sales.
South Fort Myers holds most of the market’s gated golf communities, and in a club community the membership and the association structure are part of the price. The Landings in 33919 has no community development district, 1,052 condominium units in 12 associations, and a 2026 proposed district total of 13.3738 mills. Fiddlesticks has no district either; its equity club carries a mandatory resident equity membership and a club wastewater plant fee of $44 a month. The Forest counts 789 residential units, 302 homes and 487 condominiums, by its property owners’ association’s own 2022 count. We compare equity-club homes only with equity-club homes and bundled-golf homes with bundled-golf homes, and we show buyers the full annual carrying cost.
Some of the most active single-family communities in Fort Myers sit inside City limits far from downtown, and their tax bills show it. Heritage Palms in 33966, 1,662 units of single-family homes, villas, verandas and terraces, carries a community development district with no bond debt; Paseo carries a district debt-service assessment of $1,048.67 a year on a single-family or villa lot and $524.34 on a condominium unit, unchanged across fiscal years. Pelican Preserve in 33913 has no dedicated district of its own and is served by Gateway Services CDD, which owns its roads, gatehouse and stormwater system. Botanica Lakes and Arborwood Preserve sit in the Arborwood CDD, where Botanica’s 2026-27 assessment runs $425.72 on a 40-foot lot and $465.72 on a 52-foot lot and the Series 2018 bonds mature May 1, 2036. The county roll codes all of these as City of Fort Myers parcels; the taxing district on each parcel’s LEEPA record shows the millage it actually pays. The I-75 interchange at Daniels Parkway is being rebuilt as a diverging diamond through summer 2028. For a home with district debt, we note whether the lot’s bond has been prepaid, because that lowers the next owner’s bill.
Gateway is a separate unincorporated community whose Gateway Services CDD owns roads and stormwater and runs a utility, and Miromar Lakes, whose parcels carry a Miromar Lakes or Fort Myers situs on the roll, has its own district on Lee County’s special-district list. This eastern edge of 33913 is also where builders are most active: Esplanade Lake Club recorded 74 builder-direct sales at a $999,620 median, Timber Creek 56 at $514,000, and Nerano at Miromar Lakes 12 at $1,545,784. A resale here is priced against the builder’s current sheet as much as against other resales.
East of downtown, 33905 runs from older river neighborhoods to Verandah, an unincorporated 1,456-acre community on the Orange River with two community development districts, where the West district’s operations and maintenance assessment rose from $231.06 to $431.37 a unit between fiscal 2024 and 2025 and has held flat since. House resales in 33905 closed at a $326,500 median.
Condominiums were 2,173 of the market’s 5,999 resales, at a $235,500 median, and 71.7 percent closed under $300,000. The largest condo markets are 33908 (643 resales), 33919 (445) and 33913 (285). For a condo, the building’s inspection, reserves, pending assessments and financing eligibility set the floor under the price. In the City, condo resales held up better than in unincorporated Lee County, a $275,000 median down 4.8 percent against $225,000 down 8.2 percent.
Fort Myers home values are drifting lower on more sales. Resold houses closed at a $420,000 median in the twelve months to June 2026, down 4.4 percent, and resold condos at $235,500, down 7.6 percent, while recorded resales rose 11.8 percent. The latest association reports show house prices flat and supply tightening into the fall.
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 August 2026 MSA summary released Sep 16, 2026; Royal Palm Coast Realtor Association August 2026 Market Insights Report, data updated Sep 4, 2026; FHFA House Price Index, Q2 2026; Freddie Mac PMMS, Sep 24, 2026; retrieved 27 Sep 2026).
Fort Myers recorded sales | Jul 2024 to Jun 2025 sales | Prior median | Jul 2025 to Jun 2026 sales | Current median and change |
|---|---|---|---|---|
Single-family resales | 3,292 | $439,500 | 3,526 | $420,000 (-4.4%) |
Condominium resales | 1,796 | $255,000 | 2,173 | $235,500 (-7.6%) |
All resales | 5,366 | $355,000 | 5,999 | $325,000 (-8.5%) |
Builder-direct (estimated) | 942 | $470,000 | 659 | $405,000 (-13.8%) |
All qualified residential | 6,308 | $380,000 | 6,658 | $340,000 (-10.5%) |
The county record tells two stories at once. Resale volume rose, 7.1 percent for houses and 21.0 percent for condos, so more owners sold and more buyers bought. Prices eased, but the headline all-sales median fell further than any single segment because the mix changed: fewer higher-priced new homes closed (builder-direct sales fell 30.0 percent) and more lower-priced condos did. The house median fell 4.4 percent, not 10.5. Inside the City of Fort Myers, the single-family resale median actually rose 2.9 percent, to $422,000. The trailing twelve months to the newest recorded sale, August 21, 2026, show resales at $326,250, down 6.8 percent, though July and August 2026 are under-recorded in a roll exported September 1.
Month recorded, Fort Myers | Qualified residential sales | Median price | Single-family resale median |
|---|---|---|---|
July 2025 | 490 | $333,000 | $390,000 |
August 2025 | 478 | $350,000 | $415,000 |
September 2025 | 446 | $344,500 | $400,000 |
October 2025 | 488 | $360,500 | $440,000 |
November 2025 | 464 | $345,700 | $400,000 |
December 2025 | 546 | $361,500 | $435,000 |
January 2026 | 422 | $351,250 | $416,250 |
February 2026 | 571 | $330,000 | $427,250 |
March 2026 | 704 | $328,250 | $442,000 |
April 2026 | 780 | $321,000 | $435,000 |
May 2026 | 657 | $345,000 | $420,000 |
June 2026 | 612 | $340,000 | $420,000 |
The pattern repeats every year. Deeds record at closing, so the March to May peak reflects contracts signed in winter, when seasonal residents are in Fort Myers. February through May 2026 recorded 2,712 sales, 40.7 percent of the year, and April’s 780 were 1.85 times January’s 422. Pooling the last two years, March and April held 23.3 percent of all resales. The monthly median moves with the mix: the all-sales median was lowest in April, when the most condos closed.
For Lee County as a whole, the Cape Coral-Fort Myers metro, Florida Realtors reported an August 2026 single-family median of $380,000 on 1,218 closings, up 2.7 percent from a year earlier, with a year-to-date median of $385,125, unchanged. The townhouse and condo median was $269,000 on 375 closings, down 2.2 percent, with a year-to-date median of $280,000, down 4.4 percent. The Royal Palm Coast Realtor Association’s report covers Lee and Hendry counties excluding Bonita Springs and Estero, from Southwest Florida MLS data, with a Fort Myers Region whose boundary the report does not define.
Royal Palm Coast Realtor Association, Fort Myers Region, August 2026 | Single-family | Change from Aug 2025 | Condo | Change from Aug 2025 |
|---|---|---|---|---|
Median sales price | $431,000 | +0.2% | $221,000 | -7.9% |
Closed sales | 234 | -6.0% | 162 | +7.3% |
Pending sales | 265 | +18.8% | 186 | +42.0% |
New listings | 303 | -9.6% | 267 | +11.3% |
Median days on market | 47 | -24.2% | 83 | -28.4% |
Percent of original price received | 91.5% | +0.5% | 87.5% | +1.9% |
Sold price per sq ft | $226 | -3.2% | $167 | -5.9% |
Active inventory | 1,054 | -25.0% | 1,262 | -16.4% |
Months supply of inventory | 4.5 | -20.2% | 7.8 | -22.0% |
Read together, the August reports describe a single-family market that is firming: flat prices, homes selling 15 days faster than a year earlier, inventory down a quarter and pending sales up almost a fifth. Condos are recovering on volume at lower prices. The pricing number is the percent of original list price received, 91.5 percent for houses and 87.5 percent for condos: a Fort Myers home that launches too high gives up that difference before it sells.
Fort Myers resales, July to June years | Single-family resales | Single-family median | Condo resales | Condo median |
|---|---|---|---|---|
Jul 2021 to Jun 2022 | 5,242 | $392,250 | 3,795 | $250,000 |
Jul 2022 to Jun 2023 | 3,835 | $434,900 | 2,654 | $299,000 |
Jul 2023 to Jun 2024 | 3,467 | $445,000 | 2,188 | $295,000 |
Jul 2024 to Jun 2025 | 3,292 | $439,500 | 1,796 | $255,000 |
Jul 2025 to Jun 2026 | 3,526 | $420,000 | 2,173 | $235,500 |
Over five years the Fort Myers house median is still 7.1 percent above its level in the year to June 2022, and 5.6 percent below its peak in the year to June 2024. Condos have given back more: the condo median is 21.2 percent below its peak in the year to June 2023, and below where it stood in the year to June 2022. A Fort Myers owner who bought a house in 2021 is, on the county record, ahead; one who bought a condo at the 2023 peak is likely behind.
FHFA all-transactions index, Cape Coral-Fort Myers metro | Index | Change to Q2 2026 |
|---|---|---|
2021 Q2 | 315.43 | +27.8% |
2023 Q2 (peak) | 449.61 | -10.3% |
2024 Q4 | 435.47 | -7.4% |
2025 Q2 | 406.85 | -0.9% |
2026 Q2 (latest) | 403.20 | n/a |
The Federal Housing Finance Agency’s repeat-sales index for the Cape Coral-Fort Myers metro, all of Lee County, sits 10.3 percent below its 2023 peak and 27.8 percent above five years ago. It under-represents cash sales and includes Cape Coral, so we use it as a trend line, not a price.
Freddie Mac’s Primary Mortgage Market Survey put the 30-year fixed rate at 7.03 percent on September 24, 2026, up from 6.95 percent a week earlier and 6.30 percent a year earlier, and about a full point above its 2026 low of 5.98 percent in February. For a seller pricing this fall, that argues for a number the financed buyer can reach, and for knowing which buyers pay cash: Florida Realtors reported that 51.0 percent of statewide condo sales and 26.9 percent of single-family sales in August 2026 were cash.
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. Until then, the Royal Palm Coast Realtor Association figures above, a 47-day median time on market and 91.5 percent of original list price received for Fort Myers Region single-family homes in August 2026, are the best published measure of how long Fort Myers homes take to sell and how close to their first price they close. We do not publish a track-record number we have not pulled.
The biggest value drivers in Fort Myers are ZIP code and frontage, elevation and flood zone, what happened in Hurricane Ian and how it was repaired, roof age and insurability, and, for condos, the building’s inspection and reserves. Cosmetic updates matter less than anything that makes a home easier to insure and finance.
Data updated: September 2026 (National Hurricane Center tropical cyclone reports for Ian, Helene and Milton; Lee County floodplain management pages; FEMA OpenFEMA; Citizens Property Insurance; Florida Office of Insurance Regulation; Florida Statutes, 2026 text; retrieved 27 Sep 2026).
Lee County’s current flood insurance rate maps took effect November 17, 2022, replacing the 2008 countywide maps, and cover the City of Fort Myers and unincorporated Lee County in one countywide study. In a high-risk zone with a federally backed mortgage, flood insurance is mandatory, so the premium comes straight out of what a buyer can pay each month. FEMA reports that NFIP policies covered 47.47 percent of Lee County’s 145,195 residential structures in the high-risk zone as of August 2026. Under Risk Rating 2.0, premiums reflect elevation, distance to water and rebuilding cost. A lowest floor above base flood elevation, documented on an elevation certificate, is one of the most valuable pieces of paper a Fort Myers seller can hand over, and Florida Gulf Coast University’s Dr. Donald Duke told WGCU in January 2026 that nearly half of flood insurance claims are filed outside designated flood zones, so the certificate matters in lower-risk zones too.
Hurricane Ian caused over $112 billion in damage, the costliest hurricane in Florida’s history, and 36 of its 41 U.S. storm-surge deaths were in Lee County; in Fort Myers the surge reversed the river’s flow and flooded city streets. Two years later, Helene’s surge read 5.12 feet above mean higher high water at the Fort Myers river gauge, and Milton’s two weeks after that read 5.27 feet, with 4 to 6 feet of inundation up the Caloosahatchee. After three surges at one gauge in 25 months, buyers ask what happened to a specific house in each storm, and a home with a clean or documented record holds its price better.
Lee County reports that FEMA issued its Letter of Final Determination in September 2026 and that the revised Lee County Flood Insurance Study and maps take effect March 2, 2027. For unincorporated Lee County the county lists six affected map panels, and says the regulatory floodway of Mullock Creek and its tributary will be reduced, for the most part, to the banks of the creek. Whether any City of Fort Myers panel changes is something we confirm per parcel, because a zone change moves the next buyer’s insurance requirement.
Citizens Property Insurance requires a four-point inspection of the roof, electrical, plumbing and heating and cooling for homes more than 20 years old, and documentation of at least five years of remaining life for shingle roofs older than 25 years and tile, metal or concrete roofs older than 50. The Office of Insurance Regulation updated the Uniform Mitigation Verification Inspection Form, the wind-mitigation report, effective April 1, 2026, and a completed form stays valid for up to five years if the structure does not change, so a recent report is a transferable asset. My Safe Florida Home offers grants of up to $10,000 for eligible pre-2008 homesteads insured at $700,000 or less, subject to income limits. A roof near Citizens’ limits narrows the buyer pool toward cash.
The Florida Office of Insurance Regulation’s July 2026 stability report put the average Lee County homeowners premium at $3,576 a year including wind and the average condo unit-owner premium at $1,494, both as of March 31, 2026. Citizens’ approved 2026 rates cut its Lee County homeowners multiperil premium by 8.5 percent, to an average of $3,039, and its condo unit-owner premium by 7.0 percent, to $1,356, taking effect for new policies on July 1 and at renewal for existing ones. Starting January 1, 2027, every Citizens personal residential policy with wind coverage, whatever the home’s value, must also carry flood coverage; condo unit-owner forms and wind-excluded policies are exempt. A buyer taking over a Citizens-insured Fort Myers home should budget for a flood premium on top.
Florida’s condominium safety law requires a milestone inspection for every condo or co-op building three habitable stories or taller by December 31 of the year it turns 30, then every ten years, and lets the local building official require it at 25 years where a building is close to salt water; for any Fort Myers building we confirm which schedule the City or Lee County applies. Associations must also complete a structural integrity reserve study, and the statute says that in no event may the study be completed after December 31, 2026. The state’s public SIRS reporting database lets any buyer check an association before writing an offer. A building with a completed inspection, a funded study and no pending assessment will out-sell a similar unit next door that faces a large special assessment, and the price difference often roughly matches the assessment.
In Fort Myers golf communities, whether membership is bundled into the home, optional or equity-based changes the total annual cost a buyer carries. Master association fees, sub-association fees, club dues and any community development district assessment on the tax bill belong in the same calculation. District assessments appear on the tax bill but not in the TRIM millage table, and Florida requires a district disclosure only in a new home’s initial sale contract, so we read the prior year’s bill.
For a Fort Myers home below base flood elevation in a high-risk zone, how much a buyer can renovate before the 50 percent rule forces full compliance is part of its value. A home on a valuable lot that cannot be renovated economically is valued nearer land value, and a home already elevated or rebuilt to current standards carries a premium.
An open or expired permit for a roof, a pool enclosure, storm repairs or a seawall becomes a buyer’s lender or title question late in the contract. City parcels are searched through the City’s Building, Permitting and Inspections self-service portal; unincorporated parcels through Lee County’s Accela Citizen Access. Closing permits before listing protects the price you negotiated.
They change what a buyer can afford each month, so they change price. A Fort Myers home that insures easily, sits above base flood elevation, has a documented storm record and, for condos, belongs to a building with a completed inspection, funded reserves and no pending assessment sells faster and closer to asking.
Data updated: September 2026 (Lee County and City of Fort Myers floodplain pages; Florida Statutes sections 689.302, 718.503, 718.116, 720.401 and 720.30851, 2026 text; Florida Office of Insurance Regulation wind mitigation resources; retrieved 27 Sep 2026).
As Top 1% Real Estate Agents Nationally Since 2008, we have learned that paperwork protects price. An elevation certificate, a four-point inspection, a wind-mitigation report on the current form showing roof-to-wall connections and opening protection, the roof permit, the permits and invoices for any storm repairs, the flood insurance declarations page if the policy can be assigned, and, for condos, the association’s structural integrity reserve study and milestone inspection summary. A complete file protects more of a seller’s price than any cosmetic update.
In unincorporated Lee County, the county offers an elevation certificate search and a Resident Information Tool that shows the current flood zone in its permitting section, plus a Forerunner flood portal linked from its floodplain page. In the City of Fort Myers, the City’s Community Rating System page links its flood map resources and lists its floodplain coordinator. Otherwise, a Florida-licensed surveyor can prepare a new one.
Every Florida residential seller must give the buyer a flood disclosure at or before the time the contract is signed, stating whether the seller knows of flooding that damaged the property during ownership, has filed a flood insurance claim, including with the NFIP, or has received flood-damage assistance, including from FEMA. The requirement took effect October 1, 2024, and a 2025 amendment effective October 1, 2025 added the knowledge question and broadened the assistance question. After Ian, Helene and Milton, many Fort Myers sellers answer yes to at least one item; attaching repair permits and mitigation records protects the price.
A buyer under contract for a condo resale is entitled, at the seller’s expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the latest structural integrity reserve study or a statement that none exists, any turnover inspection report, and the association’s Frequently Asked Questions and Answers sheet. The contract is voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after the buyer signs and receives those documents, and the right cannot be waived. Delivering the full package early starts that clock early and protects the price you agreed.
In a Chapter 720 homeowners’ association, the seller must give the buyer the disclosure summary before the contract is signed; if it is not given, the buyer can cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived. The HOA rule does not apply to condominium associations, and where a Chapter 720 master association sits over Chapter 718 condominiums, both regimes can apply, so your closing agent or attorney should confirm which governs your sale; this is information, not legal advice. The estoppel certificate, stating what is owed at closing, must be issued within 10 business days; the statute sets base fee caps of $250, plus $100 for 3-day delivery and up to $150 if delinquent, adjusted for inflation every five years by the Florida Department of Business and Professional Regulation.
Yes, and it takes about 30 minutes on site. An in-person comparative market analysis lets us see the condition, elevation, storm repairs, dock and roof that no record shows, and turns a range into a recommended list price for your Fort Myers home. Call Jesse direct at (239) 898-6072 to book it.
Jesse McGreevy runs every in-person CMA himself, part of how McGreevy and Comisar have stayed Top 1% Real Estate Agents Nationally Since 2008. It covers a walk-through, a review of your roof, systems, permits, storm-repair, flood and insurance documents, the recorded sales we selected and our adjustments, the listings you would compete with, a recommended list price and strategy, and an estimated net sheet.
Florida’s documentary stamp tax on the deed is 70 cents per $100 of price, and in the standard Florida Realtors and Florida Bar contract the seller pays it by default: about $1,649 on the $235,500 Fort Myers condo median, $2,940 on the $420,000 house median and $7,000 on a $1,000,000 sale. Who pays for the owner’s title insurance policy and chooses the closing agent is negotiable and set by a checkbox in that same contract, so we confirm it in your contract rather than assume a custom; the premium itself is set by state rule, about $2,175 on a $420,000 policy. The rest of the sheet is the negotiated commission, any buyer-agent compensation you choose to offer (since August 17, 2024, such offers can no longer be posted on the MLS, and commissions remain fully negotiable), the association estoppel fee, your share of the year’s property taxes, which Florida pays in arrears, and your mortgage payoff.
Many Fort Myers owners ask for a valuation a year or more before they sell, for estate planning, a refinance, a trust or simply to know. There is no obligation to list with us, and we keep every conversation confidential. Request your free Fort Myers valuation or call Jesse at (239) 898-6072. If you own in one of the south Fort Myers golf communities, our home valuations for The Forest and Heritage Palms go deeper on those two communities, and our Southwest Florida home valuation covers the rest of the region.
These are the valuation questions Fort Myers owners ask us most, answered from Lee County’s recorded sales, Florida law, county and City publications and our own pricing work. For a number on your own Fort Myers home, use the form at the top of this page or call Jesse direct at (239) 898-6072.
It is worth what comparable homes in your own ZIP code, segment and community have recently sold for, adjusted for size, elevation, flood zone, storm repairs, roof and condition. Across the ten Fort Myers ZIPs, resold houses closed at a $420,000 median and condos at $235,500 in the twelve months to June 2026 (Lee County’s recorded, qualified sales). Request our free valuation for your address.
Right now means this season’s buyers against this week’s listings. In August 2026 the Royal Palm Coast Realtor Association’s Fort Myers Region reported a $431,000 single-family median and homes receiving 91.5 percent of their original list price. Your number comes from recent sales like yours, adjusted, then tested against the active competition, which is what our free valuation does.
Across 6,658 qualified residential sales Lee County recorded in the ten Fort Myers ZIPs from July 2025 through June 2026, the median was $340,000. Resold houses had a $420,000 median and resold condos $235,500. Other sources publish other medians because they measure different areas and windows; see the median-by-source table above.
About $431,600 across all 6,658 recorded residential sales, computed from the county’s $2.87 billion total, and about $529,200 for single-family resales. The average sits well above the $340,000 median because a few hundred high-value waterfront and golf-community sales pull it up, which is why we quote medians for value.
$420,000 across 3,526 recorded house resales in the twelve months to June 2026, down 4.4 percent in a year, at a median of $230 per heated square foot. For all of Lee County, Florida Realtors reported a $380,000 single-family median for August 2026.
$235,500 across 2,173 recorded condo resales in the twelve months to June 2026, down 7.6 percent in a year. About 72 percent sold under $300,000, and 34 condo resales closed at $1 million or more. The Fort Myers Region condo median was $221,000 in August 2026.
About $230 per heated square foot for resold houses, $182 for resold condos and $208 across all recorded residential sales. By ZIP, house resales ran from $177 a square foot in 33916 to $258 in 33912. Frontage, elevation and condition move individual homes far from those medians.
Slightly down on the county record, flat in the latest monthly data. The house resale median fell 4.4 percent to $420,000 in the year to June 2026, while August 2026 reports show the Fort Myers Region single-family median up 0.2 percent and the Lee County median up 2.7 percent. Condos are still softer.
Balanced for well-priced houses and still buyer-leaning for condos. In August 2026 the Fort Myers Region carried 4.5 months of single-family supply with a 47-day median time on market, and 7.8 months for condos with 83 days. The association itself described buyers as having more choices and negotiating room heading into the fall.
ZIP 33912 led with a $565,000 median single-family resale across 255 sales in the twelve months to June 2026, followed by 33913 at $525,000 and 33908 at $477,500. For condos, 33913 led at $290,000 and 33912 followed at $280,000.
Condo buyers are pricing in insurance, association fees and the reserve funding Florida’s condominium safety law now requires. The Fort Myers condo resale median fell 7.6 percent in the year to June 2026 and sits 21 percent below its 2023 peak, while sales rose 21 percent.
Reasonably close for a typical home in an active community, and often far off for waterfront, storm-damaged, rebuilt, elevated or unusual homes. Automated models cannot see elevation, storm history, roof age or condo reserves, and many mix builder-direct closings or other ZIPs into your comparables.
A comparative market analysis is a listing agent’s pricing recommendation built from recorded sales and current competition. An appraisal is a licensed appraiser’s opinion of value, usually ordered by the buyer’s lender. An online estimate is a model’s output with no inspection. A good CMA anticipates the appraisal.
Search leepa.org by your street address to open the parcel record. It shows the folio ID, the just, assessed and taxable values, exemptions, heated area, year built, sales history and taxing district, and it links the parcel’s TRIM notice. The site’s Sales List Generator pulls recorded sales by area.
Because it is a January 1 estimate made for every parcel at once by one model, without seeing your roof, renovations, storm repairs or view. A renovated or rebuilt home often sells above it; a home with unrepaired damage or an aging roof can sell below it. Market conditions also move after January 1.
The Property Appraiser’s parcel record lists each parcel’s own recorded sales, and its free Sales List Generator and bulk sale data files let anyone pull recorded sales by area and date. The deed itself is recorded with the Lee County Clerk of Court. We do this for you in every valuation.
Your TRIM notice, posted on the Property Appraiser’s site each August, shows the proposed millage by taxing authority. The bill itself comes from the Lee County Tax Collector in November and is due by March 31, with discounts of 4 percent in November down to 1 percent in February. Non-ad valorem assessments appear on the bill, not the TRIM.
Your homestead exemption and Save Our Homes cap end with the sale, and at closing you credit the buyer for your share of the current year’s taxes, which Florida pays in arrears. If you buy another Florida homestead, you may carry up to $500,000 of your Save Our Homes benefit to it through portability.
It split the market by elevation and repair history. Ian pushed 5 to 8 feet of water above ground up the Caloosahatchee in Fort Myers, and in Lee County 5,369 structures were destroyed and 14,245 badly damaged. In our pricing work, elevated, rebuilt and undamaged homes sell at a premium to ground-level homes with a flood record.
Look up the address on FEMA’s Flood Map Service Center. Unincorporated owners can also use Lee County’s Resident Information Tool and elevation certificate search; City of Fort Myers owners can use the flood map links on the City’s Community Rating System page. Confirm with an official flood zone determination.
Possibly, if your parcel is on a revised panel. Lee County says revised maps take effect March 2, 2027, with six panels affected in unincorporated Lee County around Mullock Creek. A move into a higher-risk zone can add a lender flood requirement for the next buyer, so we check both the current and revised zone.
In our experience it sells for more, because a lowest floor above base flood elevation lowers the flood premium, simplifies insurance and removes the 50 percent rule question for the buyer. An appraiser values it from comparable sales, so the premium shows when elevated homes are compared with elevated homes.
Often more than they cost on an older home, because they change insurability. A new roof resets Citizens’ age limits of 25 years for shingle and 50 for tile, and impact glass and roof-to-wall connections earn wind-mitigation discounts that Florida law requires insurers to offer. Both close part of the gap with newer homes.
Usually, in single-family homes, because most Fort Myers buyers expect a pool and lanai. We price it from paired sales in your community rather than a flat figure, since in some gated communities nearly every home has one and in others it is a clear differentiator.
Often more than any interior feature. Sailboat Gulf access with no bridges carries the largest premium, then canal access with bridges, then river, lake and golf views. The premium is measured from same-waterway sales, and seawall, dock and lift condition, plus the home’s storm record, move it within the range.
Directly. Buyers compare total annual costs, so higher dues, a pending assessment or a large district debt-service line lowers what they will pay. In Paseo, for example, district debt service is $1,048.67 a year on a single-family lot. A district whose bonds are paid off, or a lot whose debt was prepaid, lowers the next owner’s bill.
Closings peak March through May, which reflects contracts signed from January to April, the seasonal-resident buying window. Listing by January or February puts you in front of those buyers. Summer and fall sellers face fewer buyers but, in 2026, far less competing single-family inventory.
The value of the home changes little in a few months; what changes is the number of buyers and the competition. Listing now means fewer seasonal buyers but less inventory; listing for the season means more buyers and more listings. Rates matter too: the 30-year rate was 7.03 percent on September 24, 2026.
Florida sellers must disclose known facts that materially affect value and are not readily observable, under Johnson v. Davis (1985). Statutes add the flood disclosure, a radon notice, the property tax disclosure summary, and HOA or condo disclosures. Disclosed and documented issues are priced in; undisclosed ones unwind deals.
Deed documentary stamps of 70 cents per $100, about $2,940 on the $420,000 house median, plus the negotiated commission, any buyer-agent compensation you offer, an estoppel fee where there is an association, prorated taxes and, if the contract assigns it to you, the owner’s title policy. The net sheet in our free in-person CMA shows every line for your home.
If it was your main home for at least two of the five years before the sale, you may exclude up to $250,000 of gain, or $500,000 on a joint return. Second homes and rentals generally do not qualify. Florida has no state income tax; ask your CPA.
Fort Myers is lower. Florida Realtors reported an August 2026 single-family median of $380,000 for Lee County against $760,000 for Collier County. For neighboring markets, see our Naples home valuation and Bonita Springs home valuation, and our Lee County guide.
No. Our valuations are free and confidential, with no obligation to list. Request one online or call Jesse direct at (239) 898-6072.
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. These clients sold and bought across Southwest Florida; Fort Myers owners who value with us get the same clear number and the evidence behind it.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
If you’re searching for the best Fort Myers listing agent, or asking "what can I sell my house for in Fort Myers," we price from the recorded sales of your own ZIP code and community. Lee County recorded 6,658 qualified Fort Myers sales in the year to June 2026, and every valuation we send starts there.
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.
If you are thinking, "I need someone to sell my house in Fort Myers, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in The Forest, Heritage Palms, Pelican Preserve, Paseo, Verandah, Gulf Harbour, The Landings, Fiddlesticks, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Enter your address in the Home Valuation form at the top of this page for your free Fort Myers home valuation, read how we sell Fort Myers homes, or talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. Buying in Fort Myers instead? Call Marc at (239) 287-5873 or read our guide to buying a home in Fort Myers.
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 Fort Myers and Southwest Florida since 2008.
For more on the market, return to our Fort Myers community guide.
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.
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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.
Every Fort Myers sale figure on this page comes from Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files), and every other fact traces to a primary source below: government agencies, Florida law, association reports and news reporting.
We do not cite real estate brokerage, listing or automated-valuation sites. All sources were retrieved on 27 September 2026 unless a publication date is shown.
These are the reference files a Fort Myers owner is most likely to need when valuing a home, each linked to the official source that publishes it: the State of Florida, Lee County, the Lee County Property Appraiser, the City of Fort Myers or the federal government.
Values 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. Brokered by Domain Realty.