Sell Your Home in Fort Myers, FL

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

McGreevy and Comisar are the listing team with a Fort Myers office on College Parkway, and this is our seller’s guide to the market we work in every week. If you are thinking about selling a house, condo, villa or golf-community home anywhere with a Fort Myers address, this page gives you the recorded sale prices, the costs, the disclosures and the timing that decide what you net.

Fort Myers is not one market, and most of it is not even the City of Fort Myers. From July 1, 2025 through June 30, 2026, Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files) hold 6,658 residential sales with a Fort Myers postal address (in the last 12 months we tracked every one of them), worth about $2.87 billion, and only 1,527 of them were inside the incorporated City. The numbers that matter for a resale seller are narrower, and we tracked them separately: 3,526 resold single-family homes at a $420,000 median and 2,173 resold condominiums at a $235,500 median.

This guide shows where those numbers come from, why websites publish different Fort Myers medians, how we price from your own ZIP code, what buyers ask after Ian, Helene and Milton, what changes inside the City limits, and what it costs to sell in Lee County.

How Do I Sell My Home in Fort Myers, FL in 2026?

To sell a home in Fort Myers in 2026, price it from recorded resales in your own ZIP code and community, confirm whether it sits in the City of Fort Myers or unincorporated Lee County, gather the flood, roof, permit and association documents buyers ask for, list ahead of the winter season, and hire a team that negotiates personally.

That sequence matters more in 2026 than it did three years ago, because Fort Myers resale prices have eased while sales volume has recovered. Recorded resale prices for single-family homes in the Fort Myers postal area fell 4.4 percent year over year, from a $439,500 median to $420,000, and condominium resales fell 7.6 percent, from $255,000 to $235,500. Sales volume rose at the same time: 3,526 single-family resales against 3,292 a year earlier, and 2,173 condominium resales against 1,796 (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). More sales at lower prices means correctly priced homes sell and over-priced homes sit.

The five facts that price a Fort Myers home

• Your ZIP code and community, not the Fort Myers median. Resold single-family homes ran from a $250,000 median in 33916 to $565,000 in 33912 over the same twelve months, and resold condos from $127,500 in 33901 to $290,000 in 33913.
• Your jurisdiction. The incorporated City of Fort Myers has about 101,581 residents, roughly 12 percent of Lee County, and most Fort Myers addresses sit in unincorporated Lee County. Millage, the flood-insurance discount, utilities, permits and the way the 50 percent rule is applied all differ between the two.
• Water, elevation and flood history. Hurricane Ian pushed the Fort Myers river gauge to 7.26 feet above mean higher high water in 2022, and Helene and Milton each topped 5 feet there in 2024. The flood maps in force took effect on November 17, 2022, and revised Lee County maps take effect on March 2, 2027.
• For condos, the building’s paperwork. The structural integrity reserve study deadline runs out on December 31, 2026, and a resale buyer can cancel within 7 business days of receiving the association’s documents.
• The season. March and April 2026 alone recorded 1,484 of the year’s 6,658 Fort Myers sales, 22.3 percent, while January 2026 recorded the fewest.

Key Takeaways

These are the ten facts about selling a home in Fort Myers that matter most in September 2026, each drawn from Lee County’s recorded, qualified sales, a state or federal agency, the City of Fort Myers, Lee County government or the published association reports, and each dated.

• 6,658 qualified residential sales in twelve months. The Fort Myers postal area (ZIPs 33901, 33905, 33907, 33908, 33912, 33913, 33916, 33919, 33966 and 33967) recorded about $2.87 billion in qualified residential sales from July 2025 through June 2026, up from 6,308 sales a year earlier (Lee County’s recorded, qualified sales, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files).
• Resale medians eased, volume rose. Resold single-family homes: $420,000, down 4.4 percent. Resold condos: $235,500, down 7.6 percent. Single-family resales rose 7.1 percent and condo resales 21.0 percent.
• Single-family supply is tight again. The Royal Palm Coast Realtor Association reported 4.5 months of supply for single-family homes in its Fort Myers Region in August 2026, down from 5.6 a year earlier, with a 47-day median time on market.
• Buyers still negotiate hard on condos. Fort Myers Region condos sold for 87.5 percent of original list price in August 2026, with 7.8 months of supply.
• 33912 and 33916 are different worlds. Resold houses carried a $565,000 median in 33912 and $250,000 in 33916.
• Spring still decides the year. February through May 2026 recorded 40.7 percent of all Fort Myers sales.
• The City line changes the tax bill. The 2026 proposed total millage is 17.4449 inside the City of Fort Myers against 13.3738 in the unincorporated Iona McGregor fire district, about $1,419 a year on a $400,000 homestead.
• New flood maps arrive March 2, 2027. The City earns a 20 percent flood-insurance discount in high-risk zones and unincorporated Lee County 25 percent.
• Deed stamps cost $0.70 per $100. On a $420,000 sale that is $2,940.
• Amendment 3 is on the November 3, 2026 ballot, and would raise the non-school homestead exemption to $250,000 by 2028 if 60 percent of voters approve it.

Table of Contents

This Fort Myers seller guide runs in the order most owners need it: the market and the county record, the City line, timing and pricing, flood and condo rules, disclosures, marketing, costs and taxes, your options, reviews and answers to more than forty Fort Myers seller questions. Jump to any section below.

Selling in Fort Myers: How Do I Sell My Home in Fort Myers, FL in 2026? · Why List Your Fort Myers Home With McGreevy and Comisar?

The Market and the Record: What Is the Fort Myers Market Doing for Sellers Right Now? · Why Does Every Source Give a Different Fort Myers Median? · What Do Lee County Records Show That the MLS Alone Misses? · Is My Home in the City of Fort Myers or Unincorporated Lee County?

Timing and Pricing: Is Now a Good Time to Sell a House in Fort Myers? · How Do We Price a Fort Myers Home?

Flood, Condos and Disclosures: What Will a Buyer Ask About Flood Zones, Storms and Insurance in Fort Myers? · What Should Fort Myers Condo Sellers Know in 2026? · What Disclosures Does a Fort Myers Seller Owe?

Marketing, Negotiation, Costs and Taxes: How Do We Market a Fort Myers Home? · How Do We Negotiate on Your Behalf? · What Does It Cost to Sell a Home in Fort Myers? · Do I Pay Capital Gains Tax When I Sell My Fort Myers Home?

Your Options and Next Steps: Should I List, Sell for Cash or Sell by Owner in Fort Myers? · How Do I Get a Free Fort Myers Home Valuation? · What Fort Myers Sellers Say About Working With Us

Answers and Local Expertise: Frequently Asked Questions, Fort Myers Seller Edition · Why Does a Fort Myers Specialist Matter When You Sell? · Thinking of Selling Your Fort Myers Home? List With the #1 Team in Southwest Florida Since 2012 · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents

Why List Your Fort Myers Home With McGreevy and Comisar?

McGreevy and Comisar are a two-partner listing team with a Fort Myers office, ranked Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012. Fort Myers sellers hire us because we price from recorded sales in their own ZIP code, answer the flood, insurance and condo questions before a buyer asks, and negotiate every offer ourselves.

If you’re searching for a realtor in Fort Myers, or thinking, “I need a listing agent who knows my side of the City line,” this is how we work. We lead Domain Realty Group, and with our Domain Realty Group team we have sold over $2.5 billion in real estate, with McGreevy and Comisar alone accounting for over $900 million in personal sales. Our Fort Myers office is at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, close to McGregor Boulevard, Iona, the Daniels Parkway golf communities and the River District. Before you interview agents, read our comparison of the best real estate agents in Fort Myers, which sets out what to ask any listing agent in this market.

Honors and recognition:

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

A Fort Myers team that prices from the deed record

Every recorded-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), cut to the ten Fort Myers postal ZIP codes and read sale by sale. When an owner in 33919 asks what their house is worth, the answer begins with that ZIP code’s 353 single-family resales at a $389,000 median, then narrows to their own neighborhood, not with a Fort Myers-wide figure that describes a different house.

Why a two-partner team sells differently

Jesse McGreevy leads pricing, marketing and negotiation on our listings; Marc Comisar works the buyer side, so our sellers hear what Fort Myers buyers are paying for this month. You call Jesse direct at (239) 898-6072. Offers, counters, inspections and appraisal disputes are handled by one of the two partners.

What we will not do

We have held the Top 1% Real Estate Agents Nationally Since 2008 ranking by refusing the shortcuts that win a listing and lose the sale. We will not quote you a list price to win the listing and cut it three weeks later, and we will not market a Fort Myers home as dry in Ian, flood-free, reserve-funded or recently re-roofed unless the document says so.

What we tell every Fort Myers seller before we price

Before we put a number on any Fort Myers home, we walk every seller through the same five points, in writing, at the first meeting.

1. The Fort Myers median is not your comparable. ZIP medians ran from $250,000 to $565,000 over July 2025 to June 2026, and 33908 fell 13.2 percent while 33901 held flat. We start with your ZIP code, then your community, then the handful of closings that actually look like your home.
2. The record decides, not the asking prices. We price from recorded, qualified closings and set aside builder-direct sales, because an estimated 659 new homes closed in the same twelve months, 534 of them in 33905 and 33913, and they describe a different product.
3. Jurisdiction is part of the price. A buyer’s tax bill, water bill, permits and flood-insurance discount depend on whether your parcel is in the City or unincorporated Lee County, so we confirm it on your record first.
4. Insurability is part of the price. Roof age, wind mitigation, flood zone, elevation and any storm claims decide a buyer’s insurance cost, and buyers write it into their offers.
5. The first two weeks are the market’s verdict. We price to compete with the best three active listings like yours on the day you go live, because Fort Myers Region single-family sellers received a median 91.5 percent of their original list price in August 2026, and that gap usually starts with the launch price.

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 will not publish a sale story until we can publish its numbers.

What Is the Fort Myers Market Doing for Sellers Right Now?

The Fort Myers resale market in 2026 is soft on price and rising on volume. From July 2025 through June 2026, resold single-family homes in the Fort Myers postal area closed at a $420,000 median, down 4.4 percent, and resold condos at $235,500, down 7.6 percent, while single-family resales rose 7.1 percent and condo resales 21.0 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, residential sales with a Fort Myers postal address in ZIPs 33901, 33905, 33907, 33908, 33912, 33913, 33916, 33919, 33966 and 33967, July 1, 2025 through June 30, 2026 against the prior twelve months; pulled 27 Sep 2026).

The table compares the last twelve months with the twelve before; builder-direct sales are reported separately below and are an estimate, because the county does not flag them.

The blended resale median fell further than either segment because condo resales grew three times as fast as house resales, which is why a blended “Fort Myers median” never measures your own home.

ZIP code versus Fort Myers: the seller’s benchmark

A Fort Myers seller’s first comparison should be their own ZIP code and property type, because the ten Fort Myers postal ZIP codes behave like different towns.

ZIP 33912, which takes in much of the Daniels Parkway golf corridor, carried the highest single-family median at $565,000 and the highest price per square foot, $258; see our guides to The Forest and Fiddlesticks Country Club. ZIP 33913, the Treeline, Gateway and Miromar Lakes side of town, recorded the most single-family resales, 853 at $525,000. ZIP 33908, the Iona and McGregor corridor toward the Gulf that includes Gulf Harbour Yacht and Country Club, recorded the most condo resales, 643, and the steepest single-family decline, 13.2 percent. At the other end, 33916 and 33907 carried the lowest single-family medians, $250,000 and $270,000, and 33901, downtown and the River District, the lowest condo median at $127,500.

How Fort Myers compares with Lee County and Florida

Florida Realtors’ monthly metro report, built from MLS closings, measures all of Lee County as the Cape Coral-Fort Myers metro.

Lee County’s year-to-date single-family median through August was $385,125, flat against 2025 and the first year-to-date reading since 2022 that did not decline (Florida Realtors, released September 16, 2026). The county figure also takes in Cape Coral and Lehigh Acres.

Are Fort Myers home prices dropping?

Modestly, and the pace is slowing. The Federal Housing Finance Agency’s all-transactions house price index for the Cape Coral-Fort Myers metro stood at 403.20 in the second quarter of 2026, down 0.9 percent from a year earlier and 10.3 percent below its second-quarter 2023 peak of 449.61. Over five years the index is still up 27.8 percent.

Florida Realtors’ full-year Lee County single-family median shows the same arc: a $430,000 peak in 2022, $385,000 in 2025 and a flat $385,125 for 2026 through August. The condo median peaked at $340,000 in 2023 and fell to $290,000 in 2025, a 14.7 percent slide. We read it as a correction that is flattening for houses and still working through for condos.

What the Royal Palm Coast Realtor Association reports for August 2026

The Royal Palm Coast Realtor Association’s August 2026 report, built from Southwest Florida MLS data updated September 4, 2026, covers Lee and Hendry counties except Bonita Springs and Estero and breaks out a Fort Myers Region. The report does not define which ZIP codes its region contains.

Data updated: September 2026 (Royal Palm Coast Realtor Association, Market Insights Report, August 2026, press release dated 9 Sep 2026, Fort Myers Region; retrieved 27 Sep 2026).

Two markets sit inside that table. Single-family homes sold 15 days faster, inventory fell 25 percent and pendings rose 18.8 percent: a tightening market for a well-priced house. Condo pendings jumped 42 percent, but the condo median was still 7.9 percent lower. The association summed up its whole territory as “a market that continues to shift in favor of buyers, who now have more choices and more negotiating room heading into the fall.”

Mortgage rates heading into the season

Freddie Mac’s weekly 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 before, and about a full point above its 2026 low of 5.98 percent in late February. A buyer who qualified in the spring has less purchasing power this fall.

Our Own Fort Myers Record in the MLS

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. Ask Jesse at (239) 898-6072 to review our recent Fort Myers closings in person.

Why Does Every Source Give a Different Fort Myers Median?

Published Fort Myers medians disagree because they measure different places, property types and months. The City of Fort Myers, the ten-ZIP postal area, an MLS region and all of Lee County are four different geographies, and one month of closings, a twelve-month deed record and an owner survey answer different questions. None is wrong.

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; Royal Palm Coast Realtor Association August 2026 report; U.S. Census Bureau QuickFacts; retrieved 27 Sep 2026).

Here is what the primary sources actually measure, side by side.

Thinking of selling your Fort Myers home? Talk to us before you list

Fort Myers resale prices eased this year while single-family supply fell to 4.5 months, which means the gap between a well-priced listing and an overpriced one decides your season. Request a free Fort Myers home valuation built from your own ZIP code’s recorded sales, or call Jesse direct at (239) 898-6072. If you are buying here too, call Marc at (239) 287-5873 and read how we represent buyers in Fort Myers, or see how we represent buyers across Southwest Florida.

The four things that move a median

• Geography. The City of Fort Myers covers about 40 square miles of land; the ten-ZIP Fort Myers postal area is much larger, and most of it is unincorporated Lee County.
• Property type. In the Fort Myers postal area a resold condo sells for 56 percent of the price of a resold house, so any figure that blends the two moves whenever the mix moves.
• New construction. An estimated 659 builder-direct closings, most of them in 33905 and 33913, sit in the county record but mostly never reach the MLS.
• Window. One month of closings swings with a few luxury sales; twelve months of deeds is steadier but older. A list-price median measures asking, not paying.

Which figure should a seller use?

None of them, on its own. Your price comes from the recorded resales in your own community and ZIP code, adjusted for the house; the association’s monthly figures show how fast the season is moving.

What Do Lee County Records Show That the MLS Alone Misses?

Lee County’s recorded, qualified sales show every qualified Fort Myers closing, including builder-direct sales that never appear in the multiple listing service. An estimated 659 builder-direct new homes closed in the Fort Myers postal area from July 2025 through June 2026, at a $405,000 median, and 534 of them were in just two ZIP codes, 33905 and 33913.

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; builder-direct is estimated as a parcel’s first qualified improved sale when the roll’s year built is the sale year or the year before, or blank; July 2025 through June 2026; pulled 27 Sep 2026).

Where the new-construction closings were

Together 33905 and 33913 produced 81 percent of the builder-direct closings. The busiest projects in the county file were Portico, Bentley Crossing, Brighton Pointe and Hemingway Pointe in 33905, Esplanade Lake Club, Timber Creek and Mirror Lakes in 33913, Pratt’s Preserve and Bonavie Cove in 33966, and Coves of Estero Bay II, Sandy Key and Tide Marsh in 33908. Part of the 33905 total sits in parcels on the Buckingham and Lehigh Acres edges of that ZIP, which we treat as their own markets rather than Fort Myers neighborhoods. In 33901, 33907, 33912, 33919 and 33967, by contrast, the county recorded eight builder-direct sales between them in a year, and a resale seller’s competition is other resales.

Builder-direct volume is falling

Builder-direct closings fell 30.0 percent, from 942 to 659, and their median fell 13.8 percent, from $470,000 to $405,000, against 1,620 in the twelve months to June 2022. Fewer new homes competing helps resale sellers, but builders still selling are using price cuts and incentives.

Five years of Fort Myers resale prices

The county record lets us line up five July-to-June years on the same definitions, which no single monthly report can do.

A house bought at the median in the twelve months to June 2022 would still show a gain of about 7 percent at today’s median; a condo bought at the median a year later would show a loss of about 21 percent.

How we use the county record on your listing

We pull every qualified sale in your community for twelve months, widen to 24 or 36 months when there are fewer than ten, set aside builder-direct closings, and list the sales individually when the count is too small for a median. Note that July and August 2026 are still under-recorded in a roll exported September 1, 2026, so we read the most recent weeks from the MLS and the deeds together.

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

A Fort Myers address does not settle which government your home is in. The incorporated City of Fort Myers has about 101,581 residents, roughly 12 percent of Lee County, and recorded 1,527 of the 6,658 Fort Myers-address sales in our window; most Fort Myers addresses, from Iona and McGregor to Gateway and Miromar Lakes, are unincorporated Lee County.

Data updated: September 2026 (Lee County Property Appraiser parcel roll export of Sept 1, 2026 and 2026 TRIM notices, City of Fort Myers, Lee County government, FEMA Community Status Book and U.S. Census Bureau QuickFacts; retrieved 27 Sep 2026).

The quickest way to check is the taxing district on your Lee County Property Appraiser record or TRIM notice: district 090 and its redevelopment-area variants are the City.

Which communities are inside the City

On the county roll, Pelican Preserve, The Plantation (including Somerset and Bridgetown), Botanica Lakes, Arborwood Preserve, Marina Bay, Carena, San Simeon and parcels around Winkler Road are coded to the City, the result of annexations along the Treeline, Colonial and Daniels corridors. Heritage Palms Golf and Country Club sits in City taxing district 090, and Paseo was annexed into the City. Our guides to Pelican Preserve, Botanica Lakes and Arborwood Preserve cover three of them. Every sale in 33916 and 270 of the 277 sales in 33901 were City sales.

Which communities are not

Gateway is a separate unincorporated community with its own community development district, and Miromar Lakes is unincorporated Lee County despite its Fort Myers or Miromar Lakes mailing address. Every recorded sale in 33908 and 33967 was unincorporated, including Iona, Gulf Harbour and San Carlos Park, and The Landings, The Forest, Fiddlesticks and Verandah are unincorporated too. North Fort Myers, across the river, Fort Myers Beach, a separate town, Cape Coral, Lehigh Acres and Estero are separate markets and are not part of the figures on this page.

How the two sides of the line performed

Inside the City, single-family resales rose 2.9 percent to a $422,000 median across 929 sales, and condo resales fell 4.8 percent to $275,000 across 507 sales. In unincorporated Fort Myers, single-family resales fell 6.7 percent to $420,000 across 2,597 sales, and condo resales fell 8.2 percent to $225,000 across 1,666 sales (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).

What changes when the parcel is inside the City of Fort Myers

Inside the City, permits and floodplain rules run through the City’s Building, Permitting and Inspections division at 1825 Hendry Street, (239) 321-7925, and the tax bill carries the City levy instead of the county’s unincorporated MSTU and a fire district; the 2025 City total was 16.5034 mills. The City’s 2026 TRIM notices proposed a 7.3112-mill operating rate, up from 6.5000, plus a new 0.1690-mill voted debt levy for parks, for a proposed total of 17.4449 mills. Gulfshore Business reported on September 22, 2026 that the Council approved a 6.9000 operating rate and a 0.1170 debt rate at its final hearing; that adopted rate had not yet appeared in a City ordinance or the Property Appraiser’s final millage book when we checked, so the figures on this page are the proposed ones, dated.

What changes in unincorporated Lee County

Outside the City, the same questions go to Lee County’s Department of Community Development, and the tax bill adds the unincorporated MSTU at 0.8398 mills, the All Hazards levy at 0.0693 and a fire district. At the proposed rates, a $400,000 homestead in its first year pays about $6,220 inside the City and $4,801 in the Iona McGregor district, a gap of about $1,419; as a second home, about $6,978 against $5,350.

The River District, McGregor and the older City neighborhoods

Downtown and the River District along the Caloosahatchee are the City’s core, in a redevelopment area the City has run since 1984 and expanded under Ordinance 4035. Farther south, the McGregor Boulevard corridor past the Edison and Ford Winter Estates mixes City and unincorporated parcels, so we check the county’s City Limits map parcel by parcel. These older City neighborhoods hold the market’s oldest housing stock, where elevation, roof age and permit history matter most.

Gateway, Iona and the county side

Iona, Gulf Harbour, The Landings, Whiskey Creek, Cypress Lake and San Carlos Park are unincorporated. Gateway pays for roads and stormwater through the Gateway Services Community Development District and Verandah through two districts, while Gulf Harbour, The Landings and Fiddlesticks have none and carry those costs in association or club dues.

Is Now a Good Time to Sell a House in Fort Myers?

For most Fort Myers owners, the best time to list is November through February, ahead of the seasonal buyers, because March and April 2026 recorded 22.3 percent of the year’s Fort Myers sales. With single-family supply down to 4.5 months and prices easing, a correctly priced 2026 listing sells; an overpriced one waits through the summer slowdown.

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, all residential sales with a Fort Myers postal address, July 2025 through June 2026; Florida Realtors monthly Cape Coral-Fort Myers MSA summaries through August 2026; retrieved 27 Sep 2026).

Deeds record at closing, and closings commonly trail contracts by 30 to 60 days, so the March and April peak reflects contracts written from about January through March, when seasonal residents are in town. April recorded 1.85 times as many sales as January, and Florida Realtors’ Lee County closings peak in April too. A home listed by early January meets that buyer pool at full strength.

The supply cycle works in a well-priced seller’s favor this fall

Over the twelve months to August 2026, Florida Realtors counted 15,025 single-family closings in Lee County, 11.8 percent more than a year earlier, while the Royal Palm Coast Realtor Association counted 25 percent fewer active single-family listings in its Fort Myers Region. More closings against fewer listings pushed supply down to 4.5 months, so a fall seller faces thin competition and reaches the winter buyers first.

Condo sellers face a different calendar

Condo supply in the Fort Myers Region was 7.8 months in August 2026, down from 10.0 a year earlier. The condo buyer is more often seasonal, so a condo listed in October or November, with the association’s documents ready, is in front of that buyer when they arrive.

Insurance is easing, and that helps sellers

The Florida Office of Insurance Regulation reported an average homeowners premium of $3,576 a year in Lee County, including wind, and $1,494 for condo unit owners, in data as of March 31, 2026. Citizens Property Insurance cut its 2026 multiperil homeowners rates by an average of 8.8 percent statewide; in Lee County its 5,586 multiperil homeowners policies moved from a $3,322 average premium to $3,039, down 8.5 percent.

The November 3, 2026 ballot and a buyer’s future tax bill

Amendment 3, the “Save Our Homes From Excessive Property Taxes” joint resolution (CS/HJR 1-F), is on the November 3 ballot and needs 60 percent approval. It would exempt the first $150,000 of homestead value from non-school levies in 2027 and $250,000 from 2028, cut the non-homestead cap from 10 to 5 percent, and impose a five-year wait on new residents. We present it neutrally in listing materials until the vote is counted.

How Do We Price a Fort Myers Home?

We price a Fort Myers home from the recorded resales in its own ZIP code and community over twelve months, widening to 24 or 36 months when there are fewer than ten, adjust for water, elevation, flood zone and history, roof age, renovation, jurisdiction and association reserves, then test the number against this week’s listings.

Data updated: September 2026 (Lee County’s recorded, qualified sales, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files, resales with a Fort Myers postal address, July 2025 through June 2026; pulled 27 Sep 2026).

Step one: the right comparables

We build every value from the closings in your own community first, and only then from the ZIP code around it. Our community guides go deeper on several of the places where we sell most often, including The Forest, Heritage Palms and The Landings, and we publish dedicated seller guides for selling a home in The Forest and selling a home in Heritage Palms.

Step two: where your price falls in the Fort Myers market

The price bands show where Fort Myers demand actually sits. Almost two thirds of all single-family resales closed under $500,000, and nearly a quarter under $300,000, while 261 closed at $1 million or more in a single year.

The single-family market has two deep bands, under $400,000 and $500,000 to $750,000, with 1,602 and 831 resales. The condo market is overwhelmingly under $300,000, with 71.7 percent of resales. Above $750,000 the pool thins: 489 single-family and 61 condo resales in twelve months.

Step three: the attributes an automated estimate cannot see

Water, elevation and flood history move Fort Myers prices more than square footage. Hurricane Ian’s surge reached 5 to 8 feet above ground up the Caloosahatchee River in Fort Myers, and in Lee County 5,369 structures were destroyed and 14,245 badly damaged, according to the National Hurricane Center. Two homes on the same street can have completely different histories, and the elevation certificate, repair permits and claims history that prove yours are worth more in a Fort Myers listing file than any photograph.

Step four: age, code and insurability

Year built matters because Florida’s statewide building code took effect in 2002, insurers rate roofs by age, and Citizens requires a four-point inspection on homes more than 20 years old. A 1990s house with a documented recent roof, impact glass and a clean four-point report competes with newer homes; the same house with an original roof cannot.

Why online estimates miss Fort Myers

Automated estimates cannot see a remodeled kitchen, a new tile roof, a floor raised above base flood elevation or a fresh special assessment, and many never say which Fort Myers they measure: the Census Bureau’s survey puts the median owner-reported home value at $384,500 inside the City and $362,200 across Lee County, while the recorded single-family resale median for the postal area is $420,000. In a market where the ZIP-code median runs from $250,000 to $565,000, an automated number is a starting point for a conversation, not a list price.

Homes over $1 million need a human value

Of the 3,526 single-family resales in the Fort Myers postal area over the last twelve months, 261 closed at $1 million or more and 71 at $2 million or more. With few true comparables, we build the value from paired sales, land value, water access, elevation and renovation quality, and often recommend a pre-listing appraisal, because jumbo lenders scrutinize appraisals closely.

Step five: price to the first two weeks

The first two weeks bring the most buyer attention a listing will ever get, so we price to compete with the best three active listings in the community on launch day. A home that launches high trains buyers to wait for the first reduction, and in August 2026 Fort Myers Region single-family sellers received a median 91.5 percent of their original list price, and condo sellers 87.5 percent.

What Will a Buyer Ask About Flood Zones, Storms and Insurance in Fort Myers?

A Fort Myers buyer will ask which FEMA flood zone the home sits in, whether it has an elevation certificate, whether it took water in Ian, Helene or Milton, the roof age and wind-mitigation features, whether a private insurer will write it, and what the March 2, 2027 flood maps show. Answers in the listing file protect your price.

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

The flood maps in force took effect November 17, 2022

The Flood Insurance Rate Maps in force for Lee County and its incorporated areas, including the City of Fort Myers, took effect on November 17, 2022, replacing the 2008 countywide maps, under Lee County Ordinance 22-30. Zones beginning with A or V are the high-risk Special Flood Hazard Area, where a federally backed lender requires flood insurance.

New Lee County maps take effect March 2, 2027

Lee County reports that FEMA issued its Letter of Final Determination in September 2026, and the revised Lee County Flood Insurance Study and Flood Insurance Rate Maps take effect on March 2, 2027. In unincorporated Lee County only six map panels change, and the regulatory floodway along Mullock Creek, at the southern edge of the Fort Myers market near San Carlos Park, is mostly reduced to the banks of the creek. The county’s announcement speaks for unincorporated Lee, so a City seller should check the City’s flood map resources for any City panel change.

How much of Fort Myers is in the high-risk zone

Lee County’s flood outreach plan counted 5,655 City of Fort Myers structures inside the Special Flood Hazard Area and 16,760 outside in its 2015 baseline. FEMA’s own figures, as of August 3, 2026, show 84,120 residential flood policies in force across Lee County and a 47.47 percent take-up rate inside the high-risk zone, so more than half of Lee homes in that zone carry no federal flood policy. Your current flood policy’s declarations page belongs in your listing file.

How to find your zone and your elevation certificate

In unincorporated Lee County, the county’s Resident Information Tool shows a parcel’s flood zone and its elevation-certificate search shows whether one is on file; inside the City, the City’s Community Rating System page links its flood map and lookup. If none is on file and your home is in an A or V zone, we usually recommend ordering one from a licensed surveyor before listing.

The City and the county earn different flood-insurance discounts

FEMA’s Community Status Book lists unincorporated Lee County in Community Rating System Class 5, worth 25 percent off NFIP premiums in high-risk zones and 10 percent elsewhere, a class the county has held since 2007. The City of Fort Myers moved to Class 6 on October 1, 2025, worth 20 percent in high-risk zones and 10 percent elsewhere. We state the right one in every Fort Myers listing.

Hurricane Ian was the surge event

The National Hurricane Center’s report on Hurricane Ian records that storm surge “reversed the direction of the river flow and flooded the streets of the city,” with maximum inundation of 5 to 8 feet above ground up the Caloosahatchee River in Fort Myers. The tide gauge near downtown Fort Myers measured 7.26 feet above mean higher high water, and a high-water mark on the south bank downtown measured 4.4 feet above ground. Storm surge caused 41 deaths in the United States, 36 of them in Lee County.

Helene and Milton came two years later

Hurricane Helene in September 2024 pushed the Fort Myers river gauge to 5.12 feet above mean higher high water, and two weeks later Hurricane Milton brought 4 to 6 feet of inundation, including the Caloosahatchee River, and a 5.27-foot reading at the same gauge. We answer that history with your home’s own record: elevation, claims and mitigation since.

The 50 percent rule, City versus county

If improvements or repairs to a building in the high-risk zone cost 50 percent or more of the building’s value, the whole building must meet current flood rules, including elevation. Florida’s 2025 SB 180 bars local governments in the flood insurance program from adding up improvements across a multi-year look-back. Unincorporated Lee County measures each project against the Property Appraiser’s structure value, excluding land, or a licensed appraiser’s depreciated value, and requires elevation to base flood elevation plus one foot of freeboard when the rule applies. The City of Fort Myers’ published definition still describes a 12-month cumulative period; draft Ordinance 4061, heard by the City’s Planning Board on January 7, 2026, would remove it to match state and federal law, but its final adoption had not been confirmed when we checked. A buyer planning to renovate should confirm the calculation with the right government before contract.

Roof age, four-point and wind mitigation

Florida law bars an insurer from refusing a policy solely because a roof is less than 15 years old. Citizens Property Insurance limits shingle roofs to 25 years and tile, slate, concrete and metal roofs to 50, unless the roof has at least five years of remaining life, and requires a four-point inspection for homes more than 20 years old. The state’s wind-mitigation form, updated April 1, 2026, is valid for up to five years. We order a four-point and a wind-mitigation inspection before listing any Fort Myers home built before 2006, so the buyer’s insurance agent can quote from day one.

Citizens’ flood requirement reaches every policy in 2027

Citizens already requires flood coverage on homes in the high-risk zones and, since January 1, 2026, on homes with a dwelling replacement cost of $400,000 or more. From January 1, 2027, every Citizens personal residential policy with wind coverage will need flood coverage, although condo unit-owner policies are exempt.

What Should Fort Myers Condo Sellers Know in 2026?

Fort Myers condo sellers in 2026 need the association’s milestone inspection status, structural integrity reserve study, budget and any pending special assessment before listing, because a resale buyer can cancel within 7 business days of receiving them. Resold Fort Myers condos fell 7.6 percent to a $235,500 median, and buyers underwrite the building as closely as the unit.

Data updated: September 2026 (Florida Statutes sections 553.899, 718.112, 718.116 and 718.503; Florida Department of Business and Professional Regulation; Fannie Mae Lender Letter LL-2026-03; Lee County’s recorded, qualified sales, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files; retrieved 27 Sep 2026).

The milestone inspection: 30 years, or 25 near salt water

Florida’s condominium safety law, passed in 2022 after the Surfside collapse, requires a milestone inspection for condo and co-op buildings of three or more habitable stories by December 31 of the year the building turns 30, and every ten years after, and lets the local building official require it at 25 years where proximity to salt water justifies it. We could not find a published 25-year program from the City of Fort Myers or Lee County as of September 2026, so ask the association for the building’s inspection date and the inspector’s summary before listing.

The structural integrity reserve study deadline ends this year

Section 718.112 requires associations to complete a structural integrity reserve study, or SIRS, at least every ten years for every building three habitable stories or taller. Associations had to complete it by December 31, 2025, with an option to complete it alongside a milestone inspection due by the end of 2026, and “in no event” after December 31, 2026. Reserves it identifies can no longer be waived or underfunded for budgets adopted on or after December 31, 2024. A buyer can check the state’s SIRS reporting database to see whether your association has filed.

What a Fort Myers condo seller must hand the buyer

Under section 718.503, a buyer under contract for a condo resale is entitled, at the seller’s expense, to a current copy of the declaration, the articles of incorporation, the bylaws and rules, the annual financial statement and budget, the inspector’s summary of the milestone inspection if one applies, the most recent SIRS or a statement that none has been completed, any turnover inspection report from on or after July 1, 2023, and the association’s Frequently Asked Questions and Answers sheet, plus the state’s governance form.

The buyer’s 7-business-day window

For a resale, the contract must say the buyer may cancel by written notice within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving those documents, and any waiver of that right has no effect; the right ends at closing. Ordering the complete package before listing starts the clock on your terms instead of the buyer’s.

What the buyer’s lender will look at in 2026

Fannie Mae’s Lender Letter LL-2026-03 of March 18, 2026 retired its Limited Review path for loan applications dated on or after August 3, 2026, capped the master-policy deductible at $50,000 per unit for applications on or after July 1, 2026, and will raise minimum replacement reserves from 10 to 15 percent of budgeted assessment income for Full Review applications dated on or after January 4, 2027. A building with a completed SIRS and funded reserves is easier to finance.

Pricing a Fort Myers condo into this market

Fort Myers condo resales ran a $235,500 median over the last twelve months, but the ZIP spread is wide: $127,500 in 33901, $151,000 in 33907, $200,000 in 33919, and $280,000 to $290,000 in 33912 and 33913. The largest condo markets are 33908, with 643 resales, and 33919, with 445, home to Gulf Harbour’s 1,253 condo units and The Landings’ 1,052. We lead with the association’s numbers when they are strong, price realistically when a special assessment is coming, and negotiate who pays any assessment levied during the contract at the offer stage.

What Disclosures Does a Fort Myers Seller Owe?

A Fort Myers seller owes a buyer Florida’s three-question flood disclosure at or before contract, disclosure of known material defects a buyer cannot readily see, the property tax disclosure summary, the radon notice and, depending on what is owned, the homeowners’ association disclosure summary or the condominium document package. Open permits should be cleared or disclosed before listing.

Data updated: September 2026 (Florida Statutes sections 689.302, 689.261, 404.056, 720.401 and 718.503; Johnson v. Davis; City of Fort Myers and Lee County permitting; retrieved 27 Sep 2026).

The flood disclosure asks three questions

Section 689.302 of the Florida Statutes requires a residential seller to “complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed.” It asks whether the seller knows of flooding that damaged the property during the seller’s ownership, whether the seller filed a flood insurance claim, including with the National Flood Insurance Program, and whether the seller received assistance for flood damage, including from FEMA. Chapter 2025-166 added the knowledge question from October 1, 2025. After Ian, Helene and Milton, many Fort Myers sellers will answer yes to at least one question; answer accurately and attach the elevation certificate, repair permits and mitigation records. We complete it at the listing appointment.

Known defects: the Johnson v. Davis duty

In Johnson v. Davis in 1985, a case about known roof leaks, the Florida Supreme Court held that “where the seller of a home knows of facts materially affecting the value of the property which are not readily observable and are not known to the buyer, the seller is under a duty to disclose them to the buyer.” An “as is” contract does not remove that duty. A written seller’s disclosure protects the seller as much as the buyer.

Property taxes: the buyer should not rely on yours

Section 689.261 requires a property tax disclosure summary telling the buyer not to rely on the seller’s current taxes, because a change of ownership resets the assessment. Under section 193.155, a homestead’s assessed value resets to just value on January 1 of the year after a sale. From February 1, 2027, the same section, as amended in 2026, requires online listing platforms to show an estimated tax based on the listing price, never the current owner’s taxes.

The radon notice

Section 404.056 requires a prescribed radon gas notice on at least one document given at or before the contract for sale.

The HOA disclosure summary: a fork, not a blanket rule

In a community governed by a chapter 720 homeowners’ association, section 720.401 requires that the buyer be given a disclosure summary before signing the contract, supplied by the seller on a resale. If it is not provided, the buyer may void the contract within three days of receiving it or before closing, whichever comes first, and that right cannot be waived. The section does not apply to associations regulated under chapter 718 condominium law. Fort Myers golf communities such as Heritage Palms, Paseo and The Forest mix single-family homes and condominiums, so we confirm which regime governs what you own with the closing agent. This is information, not legal advice.

Open permits: search before you list

Inside the City, search the City’s EnerGov portal or call Building, Permitting and Inspections at (239) 321-7925; in unincorporated Lee County, search the county’s Accela portal. An unclosed permit for a roof, lanai or storm repair surfaces in the buyer’s lien search and can hold up a closing for weeks. We run the search before listing and close out what we can.

Community development district and special assessments

Community development district assessments are non-ad valorem charges on the Lee County tax bill, common in newer Fort Myers communities and absent in older ones: Paseo’s debt service is $1,048.67 a year on a single-family or villa lot and $524.34 on a condo unit; Heritage Palms’ district carries no bond debt; Verandah West’s operations assessment rose to $431.37 a unit; and a 2025 Arborwood Preserve bill carried a $1,129.15 district levy. Gulf Harbour, The Landings, Fiddlesticks and The Forest have none. State the district, the annual amount and any bond balance up front.

How Do We Market a Fort Myers Home?

We market a Fort Myers home with professional photography, video and aerial footage, a listing file that answers flood, roof, insurance and association questions up front, direct outreach to our Southwest Florida buyer database and to the seasonal buyers who drive the winter market, and showings run by the team, timed so the listing is live before the season peaks.

Photography, video and aerial footage

As Top 1% Real Estate Agents Nationally Since 2008, we budget every listing’s marketing like our own sale. Fort Myers sells settings: a sunset over the Caloosahatchee from a River District condo, a sailboat dock off Iona, a fairway view at a Daniels Parkway golf club, a walk to the Edison and Ford Winter Estates from a McGregor Boulevard bungalow, or a lake and preserve behind a Treeline-corridor home near the airport. Every listing gets professional photography, video and, where it helps, licensed aerial footage.

The listing file buyers actually want

Every Fort Myers listing we run carries a document file: the elevation certificate and the flood zone on both the current maps and the maps effective March 2, 2027; the four-point and wind-mitigation inspections; the roof permit and year; the storm history and any repair permits since Ian; any NFIP declarations page a buyer could assume; the jurisdiction, water provider and tax district; the association budget, fee schedule and any community development district assessment; and for condos the SIRS and milestone status. Buyers’ agents send it to insurers and lenders before the first showing.

Reaching buyers beyond the MLS

The MLS reaches agents, not the seasonal visitor who spends February in Fort Myers for spring training. We market to our own Southwest Florida buyer database, to buyers who have toured with Marc in the same price band, and through social channels and targeted digital advertising timed to the season. With more than 11.1 million passengers passing through Southwest Florida International Airport in 2025, many buyers first see a Fort Myers home from another state.

How Do We Negotiate on Your Behalf?

We negotiate every Fort Myers offer ourselves, partner to partner with the buyer’s agent: price, deposit, inspection period, financing and appraisal terms, flood-zone and condo-document timelines, insurance, closing date and who pays which costs. Most of a seller’s net is protected or lost after the contract is signed, so that is where we concentrate.

Inspection and repair negotiations

The Florida Realtors and Florida Bar “AS IS” contract gives the buyer an inspection period, 15 days by default, and the right to cancel in the buyer’s sole discretion, not the right to demand repairs. We come to the table with the four-point and wind-mitigation reports already in hand, so an inspection rarely reopens the price.

The flood-zone clock in the contract

The same contract gives the buyer 20 days by default to terminate over the home’s flood zone or elevation; after that the buyer accepts them. A seller who hands over the elevation certificate on day one lets that deadline pass quietly.

Appraisal gaps on distinctive homes

Waterfront homes in 33908 and 33919 and the larger golf-community homes in 33912 and 33913 often have few true comparables. When an appraisal comes in below the contract price, we submit the comparables the appraiser did not use, request a reconsideration of value through the lender, and negotiate a split or an appraisal-gap commitment where the buyer can support it.

What Does It Cost to Sell a Home in Fort Myers?

Selling a Fort Myers home typically costs about 4.2 to 4.4 percent of the price before any buyer-agent compensation, and about 6.7 to 6.9 percent with it, in our worked examples, counting commissions, the $0.70-per-$100 deed stamp tax, settlement charges, estoppel and the tax proration. Who pays the owner’s title policy is negotiable and set by the contract.

Data updated: September 2026 (Florida Department of Revenue, Florida Administrative Code rule 69O-186.003, Florida DBPR estoppel fee schedule, NAR settlement guidance, Lee County Property Appraiser 2026 TRIM notices and Florida Statutes sections 197.162 and 197.333; retrieved 27 Sep 2026).

Want to see what you would walk away with before you list? Our free seller net sheet calculator takes your Fort Myers sale price and payoff, then subtracts Florida doc stamps, the owner's title policy at state rates, your property tax proration and any HOA estoppel fees, line by line.

Three Fort Myers net sheets

These examples use the Fort Myers condo and single-family resale medians and the 33913 single-family median. Commissions are negotiated examples, not set rates; the proration assumes a June 30 closing.

The prorations assume annual bills of about $3,150 and $5,617 for the condo and the house, non-homestead figures at the 2026 proposed unincorporated Iona McGregor millage of 13.3738 applied to the price, and about $9,159 for the $525,000 home at the 2026 proposed City of Fort Myers millage of 17.4449. A long-held homestead’s proration will be much lower. A mortgage payoff and any concession are separate.

Documentary stamp tax in Lee County

Florida’s documentary stamp tax on a deed is 70 cents for every $100 of the price, or portion of $100, in every county except Miami-Dade, under section 201.02. The standard Florida Realtors and Florida Bar contract assigns deed stamps to the seller by default. On a $235,500 condo that is $1,649; on a $420,000 house, $2,940; on the $565,000 33912 median, $3,955.

Title insurance: the premium is fixed, and the contract decides who pays

Florida sets title insurance premiums by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1 million, and $2.50 per $1,000 from $1 million to $5 million, with lower rates above that. Who pays the owner’s policy is not set by any Florida statute. The Florida Realtors and Florida Bar “AS IS” contract uses a checkbox in paragraph 9(c) to name which party pays for it and chooses the closing agent, so it is negotiated in every Fort Myers contract. On a $420,000 home the promulgated owner’s premium is about $2,175; on a $525,000 home, about $2,700.

Prorated taxes are paid in arrears

Florida property taxes are due on November 1 for the calendar year and become delinquent on April 1 of the next year, under section 197.333; payment in November earns a 4 percent discount that falls by 1 percent a month to zero in March, under section 197.162. At a closing before the bill is paid, the seller credits the buyer for the days the seller owned the home, usually estimated from the prior year’s bill at the maximum discount.

Commissions after the NAR settlement

Since August 17, 2024, the National Association of Realtors settlement rules bar offers of buyer-broker compensation from the MLS and require buyers to sign a written agreement with their own agent before touring, stating that commissions are fully negotiable. A seller may still offer buyer-agent compensation off the MLS, or a closing-cost concession on it, and in a condo market with 7.8 months of supply that can widen the buyer pool. For the full statewide breakdown, see our guide to seller closing costs in Florida.

Do I Pay Capital Gains Tax When I Sell My Fort Myers Home?

Florida has no state income tax, so a Fort Myers home sale is taxed only federally. A primary residence owned and lived in for two of the last five years usually qualifies to exclude up to $250,000 of gain, or $500,000 for a married couple filing jointly. Seasonal homes, rentals and foreign sellers differ; ask a tax professional.

Data updated: September 2026 (Internal Revenue Service Topic 701, Publication 523 and FIRPTA guidance; Florida Statutes section 193.155; Lee County Property Appraiser exemption guidance; retrieved 27 Sep 2026).

The primary-residence exclusion

The Internal Revenue Service’s Topic 701 and Publication 523 explain the section 121 exclusion: a seller who owned and used the home as a main home for at least two of the five years before the sale can generally exclude up to $250,000 of gain, or $500,000 on a joint return. A winter home that was never the seller’s main home does not qualify; talk to a CPA before listing.

Canadian and other foreign sellers: FIRPTA withholding

Lee County’s foreign-born share is 18.9 percent and the City of Fort Myers’ 21.8 percent. Under the Foreign Investment in Real Property Tax Act, the buyer is generally the withholding agent and must withhold 15 percent of the amount realized when buying from a foreign person. There is no withholding when an individual buyer acquires the home as a residence for $300,000 or less and meets the IRS occupancy test, and a reduced rate applies to residences between $300,000 and $1 million. A withholding certificate on IRS Form 8288-B can reduce it; plan for it at listing.

Taking your homestead savings with you

Florida’s portability rule lets a homesteaded seller carry up to $500,000 of their Save Our Homes assessment difference to a new Florida homestead if the old homestead was held in any of the three preceding years. File for the new homestead and portability in your new county by March 1 of the year you qualify. In Lee County, the homestead exemption removes the first $25,000 of assessed value from all levies and up to $26,411 more from non-school levies.

Should I List, Sell for Cash or Sell by Owner in Fort Myers?

For most Fort Myers homes in marketable condition, listing with an experienced agent nets the most. A cash offer can suit a home needing major repairs, a storm-damaged home that would trigger the 50 percent rule, or a seller who must close in days. Selling by owner saves the listing fee but shifts pricing, disclosure and negotiation to the seller.

The decision table

Who should choose which

Choose a full listing if your home is marketable and you can wait 60 to 90 days to close, which is most Fort Myers owners. Choose a cash offer if the home needs repairs an insurer will not accept, would cross the 50 percent threshold, or must close in days; get more than one offer and compare the net. Choose a sale by owner only if you already have a buyer and know Florida’s disclosure duties.

The math on a $420,000 Fort Myers house

On our worked net sheet, a $420,000 house sold at the Fort Myers single-family resale median, with a 2.5 percent listing fee and no buyer-side compensation, costs its seller about $17,724, or 4.2 percent, before any mortgage payoff. Deed stamps, the tax proration and settlement charges are owed in a cash sale too, so the real difference is the $10,500 listing fee against however far below market value the cash offer comes in, after any service fee. Ask any cash buyer for a written net and compare it line by line.

How Do I Get a Free Fort Myers Home Valuation?

Request a free Fort Myers home valuation online, call Jesse direct at (239) 898-6072, or book a walk-through. We send a value built from the recorded resales in your own ZIP code and community, adjusted for your home’s water access, elevation, floor plan, condition, roof, flood zone, storm history and jurisdiction, with the active Fort Myers competition shown alongside it.

Use the Home Valuation form at the top of this page

The fastest way to start is the Home Valuation form at the top of this page: enter your address, answer three short questions, and Jesse or Marc will follow up personally, not a call center. Or use our Fort Myers home valuation page.

What we need from you

McGreevy and Comisar, the #1 Team in Southwest Florida since 2012, prepare every valuation personally. We ask for your address, roof year and material, renovations with permits, your association, any elevation certificate or insurance inspections, any storm claims or repairs since 2022, and whether your parcel is in the City of Fort Myers. We can give you a range the same day and a full pricing file after a walk-through.

Get your number before you list

Get your free Fort Myers home valuation and we will send a value built from recorded Fort Myers sales, not a postal-area average, or call Jesse direct at (239) 898-6072. Confidential conversations are welcome, and there is no obligation to list. Selling elsewhere in Southwest Florida too? See our guides to selling a home in Bonita Springs and selling a home in Naples.

What Fort Myers Sellers 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 in full. The quotes below come from sellers and repeat clients, chosen because they speak to pricing, preparation and follow-through.

Sandra Decker, seller who had sat on the market

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review

Candy Gody, seller with 13 transactions behind her

★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review

Sloane Gelfman, client of both partners

★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review

Raoul Grossi, repeat client over many years

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review

Frequently Asked Questions, Fort Myers Seller Edition

These are the questions Fort Myers homeowners ask us most often before they list, answered from Lee County’s recorded sales, Florida law, City and county government and our own experience. For anything specific to your home, call Jesse direct at (239) 898-6072, and we will answer it with your own ZIP code’s numbers.

How do I sell my house in Fort Myers, FL?

Price it from recorded resales in your own ZIP code and community, confirm whether it sits in the City of Fort Myers or unincorporated Lee County, gather the flood, roof, storm-repair and association documents buyers ask for, list between November and February, and hire an agent who negotiates inspections personally.

What are the steps to selling a house in Fort Myers?

Get a valuation from recorded sales, confirm your tax district, order four-point and wind-mitigation inspections, find your elevation certificate, gather association documents, fix what an insurer will flag, set a launch price, market, negotiate the offer and inspection, and close with a title company 30 to 60 days after contract.

How long does it take to sell a home in Fort Myers?

The Royal Palm Coast Realtor Association reported a 47-day median time on market for single-family homes in its Fort Myers Region in August 2026, down from 62, and 83 days for condos, down from 116. Closing adds 30 to 60 days after contract.

What percentage of list price are Fort Myers homes selling for?

In August 2026, Fort Myers Region single-family homes sold for a median 91.5 percent of original list price and condos for 87.5 percent, according to the Royal Palm Coast Realtor Association. Because it uses the original price, the figure also captures price reductions.

How much does it cost to sell a house in Fort Myers?

About 4.2 to 4.4 percent of the price without buyer-side compensation and 6.7 to 6.9 percent with it, in our worked examples at $235,500, $420,000 and $525,000: commission, deed stamps at $0.70 per $100, settlement charges and the tax proration, plus the owner’s title policy if the contract assigns it to the seller.

Who pays the documentary stamp tax in Florida, buyer or seller?

The deed stamp tax is $0.70 per $100 of the price under section 201.02, and the standard Florida Realtors and Florida Bar contract assigns it to the seller by default. On a $420,000 Fort Myers house it is $2,940; on a $235,500 condo, $1,649.

Does the seller pay for owner’s title insurance in Lee County?

It depends on the contract. No Florida statute assigns it, and the standard “AS IS” contract uses a checkbox in paragraph 9(c) to name which party pays and chooses the closing agent. The premium is set by state rule: about $2,175 on a $420,000 home.

Who pays realtor commission in Florida after the NAR settlement?

The seller pays its own listing brokerage; any compensation to the buyer’s agent is optional and negotiable. Since August 17, 2024, it cannot be offered on the MLS, and buyers sign their own agreements before touring. A Fort Myers seller can still offer it off the MLS or as a concession.

How do I choose a real estate agent in Fort Myers to sell my home?

Ask for recorded local production, a pricing method built on your ZIP code’s closings, a written marketing plan, and who personally negotiates. McGreevy and Comisar, with a Fort Myers office at 8290 College Parkway, Unit 201, are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.

How do I know what to sell my house for?

Start with the recorded resales in your own community over the last twelve months, adjusted for size, water, elevation, condition, roof age and flood zone, then compare the listings a buyer can tour this week. ZIP medians alone ran from $250,000 to $565,000 for single-family resales.

How should I price my Fort Myers home in a buyer’s market?

Price to the best three competing active listings on launch day, not to last year’s high sale. Fort Myers Region condos had 7.8 months of supply in August 2026, a buyer’s market; single-family homes had 4.5 months, closer to balanced.

When should I lower my asking price?

When a listing draws showings but no offers for two to three weeks in season, or few showings at all, the price is above the competition. One meaningful reduction early does less damage than several small ones, because each cut resets how buyers read the listing.

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

For a correctly priced single-family home, yes: Fort Myers Region single-family supply fell to 4.5 months in August 2026, pending sales rose 18.8 percent and median time on market fell to 47 days. Condo sellers face more competition, at 7.8 months of supply.

Are home prices dropping in Fort Myers, Florida?

Modestly. Resold single-family homes in the Fort Myers postal area fell 4.4 percent to a $420,000 median over July 2025 to June 2026, and resold condos fell 7.6 percent to $235,500 (Lee County’s recorded, qualified sales, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files).

Is the Fort Myers housing market going to crash?

Nothing in the record looks like a crash. Resale volume rose 11.8 percent in the last twelve months, Fort Myers Region single-family inventory fell 25 percent in a year, and Lee County’s year-to-date single-family median through August 2026 was flat. Condo prices are still adjusting.

What is the median home price in Fort Myers?

Across 6,658 recorded qualified residential sales with a Fort Myers postal address from July 2025 through June 2026, the median was $340,000; single-family resales ran $420,000, condo resales $235,500 and estimated builder-direct sales $405,000 (Lee County’s recorded, qualified sales, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files).

Why do online home values for Fort Myers disagree so much?

They measure different things: list or sale prices, the City or the postal area or all of Lee County, resales or new construction, one month or twelve. The single-family median was $422,000 for the City alone, $431,000 for the association’s Fort Myers Region in August and $380,000 for Lee County.

Which Fort Myers ZIP code has the highest home prices?

ZIP 33912, along the Daniels Parkway golf corridor, led with a $565,000 median single-family resale across 255 sales from July 2025 through June 2026. Next were 33913 at $525,000 and 33908 at $477,500.

Is my house in the City of Fort Myers?

Check the taxing district on your Lee County Property Appraiser record or the county’s Resident Information Tool. Pelican Preserve, Heritage Palms, Paseo, Botanica Lakes and Arborwood Preserve are inside the City; Gateway, Miromar Lakes, Iona, Gulf Harbour and The Landings are unincorporated.

What are Fort Myers property tax rates?

The 2026 proposed total is 17.4449 mills inside the City of Fort Myers against 13.3738 in the unincorporated Iona McGregor and South Trail fire districts, 13.1725 in San Carlos and 14.6238 in Tice, per the Lee County Property Appraiser’s preliminary 2026 millage book. Final rates appear on the November bill.

How are Lee County property taxes prorated at closing?

Florida taxes are paid in arrears, due November 1 and delinquent April 1. At closing the seller credits the buyer for the seller’s days of ownership that year. On a $420,000 non-homestead home at 13.3738 mills, a June 30 closing credits about $2,785.

Can I sell my house by owner in Florida?

Yes. You still owe the buyer the flood disclosure, the property tax disclosure, the radon notice and disclosure of known defects, plus the HOA summary or condo documents where they apply, and you price, market, negotiate and manage the closing yourself.

Can you sell a house as is in Florida?

Yes. The standard “AS IS” contract lets the buyer inspect and cancel rather than demand repairs. It does not remove your duty to disclose known material defects under Johnson v. Davis, or the statutory flood, radon and property tax disclosures.

Should I sell to a “we buy houses” company or list with a Fort Myers realtor?

For a home in marketable condition, listing usually nets more, because a cash offer is priced to leave the buyer a margin. A cash sale can suit a storm-damaged home, a home that would trigger the 50 percent rule, or a seller who must close in days. Compare written nets.

How do I sell my house fast in Fort Myers without giving it away?

Price at or just below the best comparable active listing in your community, have the four-point, wind-mitigation, elevation certificate and flood documents ready on day one, and make it easy to show. If you must close in days, a cash sale is faster at a lower price.

My Fort Myers home flooded in Hurricane Ian or Milton; what do I have to disclose?

Florida’s flood disclosure under section 689.302 asks whether you know of flooding that damaged the property during your ownership, whether you filed a flood insurance claim and whether you received flood assistance, including from FEMA. Answer accurately and attach repair permits and mitigation records.

Do I need an elevation certificate to sell my Fort Myers home?

No law requires one, but in an A or V zone it is the document that most affects a buyer’s flood quote. Lee County’s elevation-certificate search shows what is on file for unincorporated parcels; ordering one before listing usually pays for itself.

Does the FEMA 50 percent rule affect selling a damaged or rebuilt Fort Myers home?

It can. If work on a home below base flood elevation in a high-risk zone reaches 50 percent of the building’s value, the whole building must meet current flood rules. Unincorporated Lee County uses the Property Appraiser’s building value; the City’s Ordinance 4061, removing its 12-month look-back, is pending.

Will the new Lee County flood maps affect my home?

Possibly. Lee County’s revised flood maps take effect March 2, 2027, and in unincorporated Lee only six panels change, around Mullock Creek. Check your parcel’s current and revised zone, and ask a surveyor about a Letter of Map Change if a change hurts you.

What is the flood insurance discount in Fort Myers?

Under FEMA’s Community Rating System, unincorporated Lee County is Class 5, worth 25 percent off NFIP premiums in high-risk zones, and the City of Fort Myers is Class 6 since October 1, 2025, worth 20 percent. Both earn 10 percent outside those zones.

What is the best time of year to sell a home in Fort Myers?

April 2026 recorded the most Fort Myers sales of the last twelve months, 780, with March at 704; together 22.3 percent of the year. Those closings reflect contracts written in winter, so listing between November and February gives a seller the full season.

How do I sell a Fort Myers condo with a special assessment or SIRS reserve issue?

Get the budget, the SIRS, the milestone summary and the minutes before listing, price against resales in your own building, and decide in advance whether you will credit the buyer for an assessment already levied. Buyers can cancel within 7 business days of receiving the documents.

What is an estoppel certificate and who pays for it in Florida?

It is the association’s statement of what the seller owes, issued within 10 business days. The adjusted caps published by the Department of Business and Professional Regulation are $299, plus $119 for delivery within three business days and $179 if delinquent. The seller customarily pays.

Do I pay capital gains tax when I sell my Fort Myers home?

Florida has no state income tax. Federally, a primary residence you owned and lived in for two of the last five years usually qualifies to exclude up to $250,000 of gain, or $500,000 for married couples filing jointly. A seasonal home or rental does not.

Can I take my Save Our Homes cap with me when I sell?

Yes, through portability. If you held a Florida homestead in any of the three preceding years, you can carry up to $500,000 of the Save Our Homes difference to a new Florida homestead. File in your new county by March 1.

What is FIRPTA and how does it affect a Canadian or foreign seller in Fort Myers?

A buyer from a foreign seller generally must withhold 15 percent of the amount realized. No withholding applies when an individual buys a residence for $300,000 or less to live in, and a reduced rate applies up to $1 million. IRS Form 8288-B can reduce it.

How do I sell an inherited house in Fort Myers?

The estate usually needs probate, or another court-approved transfer, before the personal representative can convey title. We work alongside the estate’s attorney to prepare and market the home while the paperwork moves, and gather the flood, roof and storm-history documents heirs often cannot find.

Is a Florida closing handled by an attorney or a title company?

Most Fort Myers closings are handled by a title company as closing agent, and the standard contract names which party chooses it. Either party can also hire a Florida attorney, which we recommend for estates, trusts and unusual title questions.

What home improvements pay off before selling in Fort Myers?

Anything an insurer or lender will flag: an aging roof, an old water heater, outdated electrical, leaks, missing hurricane protection and open permits. A documented roof, impact openings and a current wind-mitigation report lower a buyer’s insurance quote; cosmetic work pays less.

Can I sell my house and buy another one in Fort Myers at the same time?

Yes. We time the listing, the purchase and the closings together and coordinate homestead portability. Call Marc at (239) 287-5873 about the purchase side and read how we represent buyers in Fort Myers.

Can I sell my Fort Myers home during hurricane season?

Yes. The Atlantic season runs June 1 to November 30, and Fort Myers still recorded 478 sales in August 2025 and 446 in September 2025. A named storm can pause new insurance policies and delay closings, so we build flexibility into closing dates.

Where is new construction competing with resales in Fort Myers?

Mostly in 33905 and 33913. Of an estimated 659 builder-direct sales recorded from July 2025 through June 2026, 372 were in 33905 and 162 in 33913, together 81 percent. There we price against both recent resales and the builder’s current base price.

Why Does a Fort Myers Specialist Matter When You Sell?

A Fort Myers specialist knows which ZIP code, jurisdiction, flood zone, association and buyer pool a home belongs to, and sells the life around it: the Caloosahatchee and the River District, the Daniels Parkway golf communities, spring training, the hospitals and the airport. Buyers pay for that setting.

The life buyers are buying

The Edison and Ford Winter Estates on McGregor Boulevard, dating from 1885, anchor the historic corridor south of downtown; the River District has been redeveloped under the City’s community redevelopment agency since 1984. Every February the Boston Red Sox train at JetBlue Park at Fenway South, 11500 Fenway South Drive in 33913, and the Minnesota Twins at the Lee Health Sports Complex, 14100 Six Mile Cypress Parkway in 33912. Fort Myers has no Gulf beach of its own: the nearest are Fort Myers Beach, a separate town, Sanibel across the causeway and Lovers Key State Park.

Getting around, and the Daniels Parkway work

Southwest Florida International Airport, in 33913, served more than 11.1 million passengers in 2025, according to the Lee County Port Authority. The Florida Department of Transportation is rebuilding the I-75 interchange at Daniels Parkway into a diverging diamond, with completion expected in summer 2028; buyers touring the Daniels and Treeline communities will meet the work zone until then.

Schools, colleges and healthcare

The School District of Lee County assigns schools through proximity and choice zones, so we check each listing’s address with the district rather than promising a school. Florida Gulf Coast University reported a fall 2025 headcount of 16,803, and Florida SouthWestern State College’s Lee Campus sits at 8099 College Parkway, a short walk from our office. Lee Health runs Gulf Coast Medical Center on Doctors Way in 33912, its largest hospital and the region’s Level II trauma center, Lee Memorial Hospital downtown and HealthPark Medical Center with Golisano Children’s Hospital in 33908, and is building a new Lee Health Fort Myers campus at Colonial Boulevard and Jones-Walker Boulevard, first phase planned for 2028.

Fort Myers by the numbers

The Census Bureau estimates the City of Fort Myers at 101,581 residents on July 1, 2025, up 17.5 percent since 2020. In the City, 23.2 percent of residents are 65 or older, 49.1 percent of homes are owner-occupied and the median household income is $63,732; across Lee County, 74.3 percent of homes are owner-occupied. The Bureau of Labor Statistics put Cape Coral-Fort Myers metro unemployment at 5.2 percent in July 2026.

If you are buying in Fort Myers too

Many of our sellers are also buyers, moving across town, downsizing into a condo or moving up to the water. Read our guide to buying a home in Fort Myers, our full Fort Myers community guide, our Lee County guide and our list of things to do in Fort Myers, and call Marc at (239) 287-5873 to time the sale and the purchase together. For any other Southwest Florida property, start with our home valuation page.

Thinking of Selling Your Fort Myers Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Fort Myers listing agent, or thinking, “I need someone to sell my house in Fort Myers, Florida,” McGreevy and Comisar are the team to call. We help homeowners price, market, negotiate and sell with a local strategy built for Fort Myers, Estero, Bonita Springs, Naples and Lee and Collier Counties.

Whether you are selling in The Forest, Heritage Palms, Pelican Preserve, Paseo, Verandah, Gulf Harbour, The Landings, Fiddlesticks, Botanica Lakes or Miromar Lakes, we provide local market guidance, professional listing exposure and a clear plan to help you sell confidently.

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

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

Fort Myers sold record, last 12 months: 5,999 recorded resales with a Fort Myers postal address, at a $420,000 single-family median and a $235,500 condo median, plus an estimated 659 builder-direct closings, from July 2025 through June 2026 (Lee County’s recorded, qualified sales, Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files).

What Is Your Fort Myers Home Worth? Get a Free Valuation in 60 Seconds.

Request your free Fort Myers home valuation and we will send a value built from your ZIP code’s and community’s recorded sales. Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

Your Local Real Estate Experts

Jesse McGreevy is a top-reviewed Fort Myers realtor and Marc Comisar a top-reviewed Southwest Florida buyer’s agent; read every review on our Google Business Profile. McGreevy and Comisar are based in Bonita Springs, with a Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919, and have served Southwest Florida since 2008.

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

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

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

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

Sources and Authoritative References

Every fact on this Fort Myers page traces to a primary source below: Lee County’s recorded, qualified sales, Lee County and City of Fort Myers government, state and federal agencies, Florida law, published market reports and news. We do not cite brokerage or listing sites. All were retrieved 27 September 2026.

1. Lee County’s recorded, qualified sales, Lee County Property Appraiser parcel roll export of Sept 1, 2026 and the Florida Department of Revenue sale data files, residential sales with a Fort Myers postal address (ZIPs 33901, 33905, 33907, 33908, 33912, 33913, 33916, 33919, 33966 and 33967), July 1, 2025 through June 30, 2026, DOR qualification codes 01 and 02 only, computed 27 Sep 2026 (held data set, no public link).
2. Lee County Property Appraiser, 2026 Taxing District Millage Book, preliminary (printed 11 Aug 2026), retrieved 27 Sep 2026.
3. Lee County Property Appraiser, General Exemption Information (homestead exemption and March 1 deadline), retrieved 27 Sep 2026.
4. Lee County Department of Community Development, Floodplain Management, retrieved 27 Sep 2026.
5. Lee County, 2026/2027 Flood Map Revisions (effective March 2, 2027), retrieved 27 Sep 2026.
6. Lee County Ordinance 22-30 (adoption of the November 17, 2022 FIRM), retrieved 27 Sep 2026.
7. Lee County, Community Rating System flood insurance discounts, retrieved 27 Sep 2026.
8. Lee County, Understanding the 50% Rule, retrieved 27 Sep 2026.
9. Lee County, Resident Information Tool, retrieved 27 Sep 2026.
10. Lee County, Accela Citizen Access permit portal, retrieved 27 Sep 2026.
11. Lee County Utilities, Rate Schedule (rates effective July 1, 2026), retrieved 27 Sep 2026.
12. City of Fort Myers, FEMA Community Rating System (CRS), retrieved 27 Sep 2026.
13. City of Fort Myers, FEMA Substantial Improvement and Damage Application Packet, retrieved 27 Sep 2026.
14. City of Fort Myers, Planning Board agenda of January 7, 2026 (draft Ordinance 4061), retrieved 27 Sep 2026.
15. Lee County Multi-jurisdictional Program for Public Information (August 2020), City of Fort Myers copy, retrieved 27 Sep 2026.
16. City of Fort Myers, Building, Permitting and Inspections, retrieved 27 Sep 2026.
17. City of Fort Myers, FY2026 Utility Rates, retrieved 27 Sep 2026.
18. Gulfshore Business, City of Fort Myers sets $890.5 million budget for 2026-27 (22 Sep 2026), retrieved 27 Sep 2026.
19. Florida Realtors, August 2026 Closed Sales and Median Sale Prices by Metropolitan Statistical Area (released 16 Sep 2026), retrieved 27 Sep 2026.
20. Florida Realtors, December 2022 MSA summary, retrieved 27 Sep 2026.
21. Florida Realtors, December 2023 MSA summary, retrieved 27 Sep 2026.
22. Florida Realtors, December 2025 MSA summary, retrieved 27 Sep 2026.
23. Royal Palm Coast Realtor Association, Market Insights Report, August 2026, retrieved 27 Sep 2026.
24. Federal Housing Finance Agency, House Price Index, metro all-transactions dataset (Cape Coral-Fort Myers, CBSA 15980), retrieved 27 Sep 2026.
25. Freddie Mac, Primary Mortgage Market Survey (24 Sep 2026), retrieved 27 Sep 2026.
26. U.S. Census Bureau, QuickFacts: Fort Myers city and Lee County, Florida, retrieved 27 Sep 2026.
27. U.S. Bureau of Labor Statistics, Economy at a Glance, Cape Coral-Fort Myers metro, retrieved 27 Sep 2026.
28. FEMA, OpenFEMA NFIP Community Status Book (City of Fort Myers 125106 and Lee County 125124), retrieved 27 Sep 2026.
29. FEMA, OpenFEMA NFIP Residential Penetration Rates, Lee County, retrieved 27 Sep 2026.
30. FEMA, Flood Map Service Center, retrieved 27 Sep 2026.
31. National Hurricane Center, Tropical Cyclone Report: Hurricane Ian, retrieved 27 Sep 2026.
32. National Hurricane Center, Tropical Cyclone Report: Hurricane Helene, retrieved 27 Sep 2026.
33. National Hurricane Center, Tropical Cyclone Report: Hurricane Milton, retrieved 27 Sep 2026.
34. Citizens Property Insurance, Inspections, retrieved 27 Sep 2026.
35. Citizens Property Insurance, 2026 multiperil rates to drop statewide (4 Mar 2026), retrieved 27 Sep 2026.
36. Citizens Property Insurance, 2026 Approved Rate Changes by County, retrieved 27 Sep 2026.
37. Florida Office of Insurance Regulation, Insurance Stability Unit report, July 2026, retrieved 27 Sep 2026.
38. Florida Office of Insurance Regulation, Wind Mitigation Resources, retrieved 27 Sep 2026.
39. Florida Statutes, section 627.351, Citizens Property Insurance Corporation, retrieved 27 Sep 2026.
40. Florida Statutes, section 627.7011, Homeowners’ policies and roof age, retrieved 27 Sep 2026.
41. Florida Statutes, section 627.0629, Windstorm mitigation discounts, retrieved 27 Sep 2026.
42. Florida Statutes, section 689.302, Disclosure of flood risks, retrieved 27 Sep 2026.
43. Laws of Florida, chapter 2025-166 (flood disclosure amendment), retrieved 27 Sep 2026.
44. Florida Senate, SB 180 (2025), retrieved 27 Sep 2026.
45. Florida Statutes, section 553.899, Mandatory structural inspections for condominium and cooperative buildings, retrieved 27 Sep 2026.
46. Florida Statutes, section 718.112, Bylaws (structural integrity reserve study), retrieved 27 Sep 2026.
47. Florida Statutes, section 718.503, Condominium disclosure prior to sale, retrieved 27 Sep 2026.
48. Florida Statutes, section 720.401, Prospective purchasers subject to association membership, retrieved 27 Sep 2026.
49. Florida Department of Business and Professional Regulation, Estoppel Certificate Fees, retrieved 27 Sep 2026.
50. Florida Department of Business and Professional Regulation, Condominiums and Cooperatives SIRS Reporting, retrieved 27 Sep 2026.
51. Florida Statutes, section 689.261, Sale of residential property; property tax disclosure and listing estimates, retrieved 27 Sep 2026.
52. Florida Statutes, section 404.056, Radon gas notification, retrieved 27 Sep 2026.
53. Florida Statutes, section 193.155, Homestead assessments (Save Our Homes and portability), retrieved 27 Sep 2026.
54. Florida Statutes, section 197.333, When taxes due; delinquency, retrieved 27 Sep 2026.
55. Florida Statutes, section 197.162, Discounts for early payment, retrieved 27 Sep 2026.
56. Florida Statutes, section 201.02, Tax on deeds, retrieved 27 Sep 2026.
57. Florida Statutes, section 28.24, Service charges by clerk (recording fees), retrieved 27 Sep 2026.
58. Florida Department of Revenue, Documentary Stamp Tax, retrieved 27 Sep 2026.
59. Florida Senate, CS/HJR 1-F (2026 Special Session F), Save Our Homes From Excessive Property Taxes, retrieved 27 Sep 2026.
60. Florida Administrative Code, rule 69O-186.003, Title insurance rates, retrieved 27 Sep 2026.
61. Florida Realtors and The Florida Bar, AS IS Residential Contract for Sale and Purchase, retrieved 27 Sep 2026.
62. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), retrieved 27 Sep 2026.
63. National Association of Realtors, What the NAR settlement means for home buyers and sellers, retrieved 27 Sep 2026.
64. Internal Revenue Service, Topic 701, Sale of your home, retrieved 27 Sep 2026.
65. Internal Revenue Service, Publication 523, Selling Your Home, retrieved 27 Sep 2026.
66. Internal Revenue Service, FIRPTA withholding, retrieved 27 Sep 2026.
67. Fannie Mae, Lender Letter LL-2026-03, Updates to Project Standards and Property Insurance Requirements (18 Mar 2026), retrieved 27 Sep 2026.
68. Paseo Community Development District, retrieved 27 Sep 2026.
69. Heritage Palms Community Development District, Adopted Budget FY2027, retrieved 27 Sep 2026.
70. Verandah West Community Development District, FY2026 budget, retrieved 27 Sep 2026.
71. Gateway Services Community Development District, retrieved 27 Sep 2026.
72. Lee Health, Gulf Coast Medical Center, retrieved 27 Sep 2026.
73. Lee Health, Lee Health Fort Myers, retrieved 27 Sep 2026.
74. Lee County Port Authority, Reports and Statistics, Southwest Florida International Airport, retrieved 27 Sep 2026.
75. Florida Department of Transportation District One, I-75 road watch (Daniels Parkway interchange), retrieved 27 Sep 2026.
76. Boston Red Sox, Spring Training ballpark, JetBlue Park, retrieved 27 Sep 2026.
77. Minnesota Twins, Spring Training ballpark, Lee Health Sports Complex, retrieved 27 Sep 2026.
78. Edison and Ford Winter Estates, retrieved 27 Sep 2026.
79. Florida Gulf Coast University, Strategic Enrollment Management (fall 2025 headcount), retrieved 27 Sep 2026.
80. Florida SouthWestern State College, Lee Campus, retrieved 27 Sep 2026.
81. School District of Lee County, School Zones, retrieved 27 Sep 2026.
82. Internal Revenue Service, Exceptions from FIRPTA withholding, retrieved 27 Sep 2026.
83. Fort Myers Community Redevelopment Agency, Ordinances and Resolutions, retrieved 27 Sep 2026.
84. Lee County GIS, City Limits feature layer, retrieved 27 Sep 2026.

Downloadable Documents

These are the forms, statutes and reference files a Fort Myers seller is most likely to need, each linked to the official source that publishes it: the State of Florida, Lee County, the City of Fort Myers, Florida’s standard contract publishers or the federal government. Save the ones that apply to your home before you list.

• Florida Flood Disclosure (section 689.302): The three-question form every residential seller must give the buyer at or before contract.
• Property Tax Disclosure Summary (section 689.261): Why a buyer should not rely on the seller’s tax bill, and the listing tax-estimate rule from February 1, 2027.
• HOA Disclosure Summary (section 720.401): Required before contract in a chapter 720 community.
• Condominium Resale Disclosure (section 718.503): The documents a condo seller must provide and the buyer’s 7-business-day window.
• DBPR Estoppel Certificate Fee Schedule: The inflation-adjusted estoppel fee caps currently in force.
• Lee County Property Appraiser 2026 Taxing District Millage Book (preliminary): Proposed 2026 millage for the City of Fort Myers and every unincorporated fire district.
• Lee County 2026/2027 Flood Map Revisions: The panels that change on March 2, 2027 and how to request a Letter of Map Change.
• Lee County, Understanding the 50% Rule: How unincorporated Lee County measures substantial improvement and damage.
• Florida DBPR SIRS Reporting Database: Check whether a condominium association has filed its structural integrity reserve study.
• Citizens Property Insurance Inspections: Four-point and roof inspection requirements.
• Florida Realtors and Florida Bar AS IS Contract: The standard contract, including the paragraph 9 cost allocation and the inspection and flood-zone deadlines.
• IRS Publication 523, Selling Your Home: Federal rules for the home-sale gain exclusion.

Market data from Lee County’s recorded, qualified sales (Lee County Property Appraiser parcel roll export of Sept 1, 2026, and the Florida DOR sale files), pulled 27 September 2026, the Royal Palm Coast Realtor Association August 2026 report (press release dated 9 September 2026) and Florida Realtors’ August 2026 metro report (released 16 September 2026). Brokered by Domain Realty.