Bonita Springs Ask-Bid Gap in September 2026
At a glance
The Bonita Springs Ask-Bid Gap above $1.5 million narrowed to 28.6% in September 2026, down from 34.0% in August, 39.8% in July and 40.2% in June. Asking prices in the top range have moved closer to what recent buyers paid in each of the last three months.
Across all of Bonita Springs, the Ask-Bid Gap widened to 18.5% from 16.0% in August. Bonita Springs contracts have also slowed, with the three-month rolling count of pending sales below last year for two months. The rolling median sale price has declined for three. For the regional picture, see the September 2026 Southwest Florida pending sales report.
September's InfoSparks figures from the Florida Gulf Coast MLS (FGCMLS via Stellar MLS) are preliminary. We will update this report following the October 10 data pull and revise any affected comparisons or conclusions. Matrix listing counts and property histories reflect the October 1 snapshot. MLS records can change as more information is reported, so comparisons use the latest records and earlier months can differ from figures published before.
Key Takeaways
- Above $1.5 million, the Ask-Bid Gap has narrowed for three months in a row, so luxury asking prices are moving closer to recent sales.
- The citywide Ask-Bid Gap widened to 18.5%, with active listings asking $361.05 per square foot against $294.27 on recent closings.
- The three-month rolling median was $512,500, down 2.4% year over year and lower for the third month in a row.
- Rolling pending sales came in at 340, down 5.8% from a year earlier and below last year for a second month.
- Active listings rose to 715 from 677 in August, the first monthly increase since February, and remain 24.8% below a year earlier.
What the Bonita Springs Ask-Bid Gap Measures
The Ask-Bid Gap compares two medians, both measured per square foot. One is the asking price of homes currently for sale. The other is the price buyers paid on homes that closed over the past 120 days. The percentage is the difference between the two, measured against the asking price. A reading of 28.6% means recent sales came in 28.6% below what active listings are asking per square foot.
Price per square foot puts a small condo and a large estate on the same scale. Even so, the active homes and the sold homes are different properties that differ in condition, location, age and finish. The reading measures how closely the two groups line up, and it is not an offer discount for any particular home.
Worthington breaks the reading into four price ranges, since the citywide figure changes with the mix of homes for sale. A month with more high-end listings can raise the citywide asking price per square foot even when no individual price has moved.
The Top Price Range Narrowed While the Citywide Reading Widened
Above $1.5 million, Bonita Springs active listings asked a median $950.52 per square foot in September 2026. Closings in that range over the past 120 days came in at a median $678.73. The reading of 28.6% rests on 130 active listings and 43 closings.
| Month | Above $1.5 Million | Citywide |
|---|---|---|
| June 2026 | 40.2% | 18.6% |
| July 2026 | 39.8% | 14.5% |
| August 2026 | 34.0% | 16.0% |
| September 2026 | 28.6% | 18.5% |
The narrowing came from both sides. Asking prices in the top range fell from $993.51 per square foot in August to $950.52, and recent closings rose from $655.64 to $678.73. For a luxury seller, asking prices now sit closer to recent results than in any of the prior three months. For a luxury buyer, the distance between the ask and recent sales is smaller than it was over the summer.
The citywide reading widened to 18.5% from 16.0% in August. Active listings asked a median $361.05 per square foot against $294.27 on closings over the past 120 days.
How Each Price Range Moved
Under $400,000, the reading widened to 14.6% from 11.3% in August, on 198 active listings and 162 closings. From $750,000 to $1.5 million it widened to 14.8% from 8.4%. From $400,000 to $750,000 it narrowed slightly to 8.0% from 8.7%.
Two ranges widened and two narrowed, so the city did not move in one direction. A seller in the $400,000 to $750,000 range sits closest to recent sales. A seller under $400,000 or between $750,000 and $1.5 million faces a wider distance between today's asking prices and what buyers recently paid.
The closed sales most like a specific home remain the comparison that matters.
Bonita Springs Contracts Have Slowed on a Rolling Basis
Bonita Springs closes about 100 to 150 homes in a typical month, so single-month counts swing on a few dozen sales. The three-month rolling figures combine July, August and September and give the steadier read. Back-to-back rolling figures share two of their three months, so a rolling streak should be read as one ongoing trend.
Rolling pending sales came in at 340, down 5.8% from 361 a year earlier. The rolling count ran above the year before for ten months in a row through July 2026. It fell below it in August and September.
The single-month count was 109 new contracts in September, up 2.8% from 106. Showings per listing averaged 3.0, up 20.0% from 2.5, and has been above last year for 12 months in a row through September.
Rolling closed sales were 339, down 8.4%. The single-month count was 98, down 21.6% from 125.
Pending sales come before closings, and sale prices are recorded at closing. Two months below last year is a short record. The October count will show whether contracts pick up as the season starts.
Bonita Springs Home Prices Have Eased for Three Months
The three-month rolling median sale price was $512,500 in September 2026, down 2.4% from $525,000 a year earlier. It has declined for three months in a row, from $570,000 in June to $542,000 in July, $525,000 in August and $512,500 in September.
Rolling price per square foot held at $293, the same as August and 3.6% below September 2025. It has been below last year for 22 months in a row through September.
The single-month median was $575,000, up 3.6%, and single-month price per square foot was $297, down 3.9%. Those figures cover 98 closings, which is why the rolling measures carry the price comparison here.
Sellers received a median 95.4% of their most recent asking price, up from 95.3% a year earlier. The sale-to-list ratio uses the list price in place at contract and is not a target for any individual offer.
Homes sold in a median 48 days on market in September, down from 82 a year earlier. On a rolling basis the median was 83 days, unchanged from last year.
Higher Mortgage Rates Raised the Payment on a Median-Priced Bonita Springs Home
The 30-year fixed rate averaged 7.03% in the week of September 24, 2026, according to the Freddie Mac Primary Mortgage Market Survey. It was 6.66% in late August and 6.30% a year earlier, and the October 1 survey reported 7.28%.
The calculation uses the three-month rolling median of $512,500. With 20% down, a buyer would borrow $410,000, and principal and interest at 7.03% come to about $2,736 a month.
Est. monthly principal and interest
- September 2026$2,736/mo$512,500 rolling median at 7.03%
- At last year’s rate$2,538/mo$512,500 rolling median at 6.30%
- September 2025$2,600/mo$525,000 rolling median at 6.30%
- At the October 1 rate$2,805/mo$512,500 rolling median at 7.28%
The rolling median fell 2.4% over the year, and the payment on a median-priced home still rose about $136 a month. The lower price absorbed part of the rate increase.
These figures exclude property taxes, insurance, association fees and any community development district assessments. The survey average is not a rate quote available to any particular buyer, and cash purchases are not tied to a mortgage payment.
Bonita Springs Listings Rose for the First Time Since February
Bonita Springs had 715 active listings in September 2026, up from 677 in August and down 24.8% from 951 a year earlier. The monthly increase was the first since February. The three-month rolling count of 717 has still fallen for six months in a row.
New listings came in at 201, up from 156 in August and down 9.0% from 221 in September 2025. Active listings rose from August to September in three of the five prior years, as sellers listed ahead of winter.
Published months of supply was 4.6, up from 4.4 in August and down from 7.1 a year earlier. The measure divides active listings by a 12-month sales pace. Four to six months is generally read as balanced, and the three-month rolling reading has declined for seven months in a row to 4.6.
First-Attempt and Relisted Homes Performed Differently
Across closings in the 120 days through October 1, 2026, Bonita Springs homes that sold on their first listing attempt had a median 86 days on market. Homes that sold after relisting accumulated a median 231 days across their attempts. Those figures cover 417 and 74 closings respectively. The window had 497 closings in all. The other six sold on their first listing with no days on market recorded, so they are left out of the day counts. The 14.9% relisted share below is measured against all 497.
First-attempt homes sold at a median $520,000. Relisted homes opened at a median $639,450 and closed at a median $575,000, a median per-home difference of $61,500. Relisted homes made up 14.9% of closings in the window.
The two groups differ in price, property type, condition and seller circumstances. The figures show how each group performed, and they do not establish that relisting caused the difference.
Bonita Springs carried a Re-list Rate of 27.4%, up from 22.3% in August. That covers 199 of the 727 active listings in Worthington's address-matched export with an expired, withdrawn or terminated record at the same address in the past 12 months. Of those, 51.8% came back at least 3% below the prior asking price. The other 48.2% returned at the same price or with a smaller cut.
When a home returns to the MLS under a new listing, its days-on-market counter starts over at zero. A buyer should check a listing's full history before treating it as new.
Bonita Springs Competitive Inventory
Competitive Inventory is Worthington's screening view of active listings. It counts homes listed fewer than 180 days, except relisted homes that came back less than 3% below their prior price. Buyers can still consider the homes it sets aside. It uses a three-month closing pace, while published months of supply uses all listings and a 12-month pace.
On Bonita Springs' three-month pace of 113.0 closings a month, all 727 export listings read 6.4 months. Setting aside the 171 listings past the 180-day mark brings that to 4.9 months. Also setting aside relisted homes that came back less than 3% lower leaves 463 listings at 4.1 months.
Core Market Metrics, September 2026
Read this city's figures against its own recent history. Figures are preliminary.
Small figures show the change from September 2025.
| City | Median Sold Price | Median Price per Sq. Ft. | Active Listings | Months of Supply | Sold-to-List | Closed Sales YoY |
|---|---|---|---|---|---|---|
| Fort Myers | $340,000−1.3% | $197−3.4% | 2,460−18.6% | 5.3−27.4% | 96.0% | +1.7% |
| Cape Coral | $367,000+3.4% | $212−1.4% | 2,439−19.0% | 4.8−27.3% | 97.4% | −10.2% |
| Estero | $475,000−12.8% | $253−1.2% | 456−30.2% | 3.6−42.9% | 96.8% | −3.2% |
| Bonita Springs | $575,000+3.6% | $297−3.9% | 715−24.8% | 4.6−35.2% | 95.4% | −21.6% |
| Naples | $599,000+5.1% | $329+2.5% | 3,916−20.3% | 5.3−32.1% | 95.7% | −4.1% |
Source: FGCMLS, pulled October 1, 2026 (preliminary). Single-month data unless otherwise noted. Sold-to-list uses most recent list price at time of contract.
Worthington Market Lens, September 2026
| City | Competitive Inventory (Months) | Re-list Rate | Ask-Bid Gap (PPSF%) | Pending-to-Active Ratio | First-Attempt Median DOM | Median Total DOM After Relisting |
|---|---|---|---|---|---|---|
| Fort Myers | 4.1 | 23.9% | 7.0% | 22.7% | 66 days | 245 days |
| Cape Coral | 3.6 | 20.9% | 5.4% | 26.1% | 49 days | 224 days |
| Estero | 3.2 | 25.0% | 6.3% | 31.6% | 64 days | 240 days |
| Bonita Springs | 4.1 | 27.4% | 18.5% | 22.8% | 86 days | 231 days |
| Naples | 4.0 | 25.5% | 10.3% | 20.8% | 78 days | 246 days |
Source: FGCMLS (preliminary). Proprietary metrics use Worthington's address-matched property export, so active-listing denominators differ slightly from the published MLS counts in Table 1. Competitive Inventory MOI divides the filtered active-listing count by the city's total trailing-three-month closing pace. It is a supplemental indicator and is not calculated the same way as published MLS months of supply. Competitive Inventory uses a 180-day cutoff beginning with this report. Earlier reports used 90 days, so those figures should not be compared directly. This month, Pending-to-Active counts every home under contract on October 1, including contracts signed more than 120 days ago. We usually count only the past 120 days.
September 2026 Results for Bonita Springs Featured Communities
Each profile covers the 120 days from June 3 through October 1, 2026. The table compares each community with the August 2026 profiles and with the same 120 days in 2025. "Flat" means no change at all. Sale-to-list changes show in percentage points. Back-to-back 120-day windows share most of their sales, so a run of monthly readings should be read as one ongoing trend.
Each month we count pending homes whose contracts were signed in the past 120 days. This month we also pulled every pending home, to see how many contracts had been open longer than that. The current under-contract counts below include all pending homes, regardless of when the contracts were signed. Comparisons with August use the usual 120-day count, so they line up. "Spring" means the 120 days ending May 1, 2026, the same length as the current window. Months of supply can rise when the recent sales pace slows, so some narratives also show the figure at the spring pace. That figure is an illustration only, not a forecast or a seasonal adjustment. Each profile also shows Competitive Inventory and the Re-list Rate, figured the same way as the city numbers. Competitive Inventory months use the community's 120-day sales pace.
Spanish Wells
Spanish Wells homes sold at a median $512,500 over the 120 days ending October 1, 2026. The 24 sales ranged from $180,000 to $1,500,000.
| September 2026 | vs. August | vs. last year | |
|---|---|---|---|
| Median sold price | $512,500 | ↓ 4.6% | ↓ 18.7% |
| Homes sold (120 days) | 24 | → flat | ↑ 71.4% |
| Sellers received (of final asking price) | 94.6% | ↓ 0.7 pts | ↑ 1.5 pts |
On October 1, 26 homes were for sale and 5 were under contract, for about 4.3 months of supply. Competitive Inventory was 21 of those listings, about 3.5 months. The Re-list Rate was 30.8%, down 2.5 points from August, with 8 of the 26 listed before in the past year. September's seven sales typically closed at 86.9% of their first asking price, about $59,000 below it. The number of sales has been above last year for eight months in a row, February through September, and the median has been below last year for 3 months in a row.
In September, Spanish Wells had seven closings, and the results split by home type. Two Marbella condos sold at 97% and 100% of their first asking price. The older single-family homes gave up more. Two Spanish Wells homes built in 1993 and 1997 closed at 84% and 83% of their first asking price. A 1996 Lake Club home needed three price cuts to close at 83%.
More homes are closing here than a year ago, at a lower median. Homes under contract fell to five from nine in August.
Bonita National Golf and Country Club
Bonita National Golf and Country Club homes sold at a median $750,000 over the 120 days ending October 1, 2026. The 23 sales ranged from $350,000 to $1,321,125.
| September 2026 | vs. August | vs. last year | |
|---|---|---|---|
| Median sold price | $750,000 | ↑ 1.4% | ↑ 0.7% |
| Homes sold (120 days) | 23 | ↓ 17.9% | ↓ 4.2% |
| Sellers received (of final asking price) | 97.3% | → flat | ↑ 1.2 pts |
On October 1, 27 homes were for sale and 6 were under contract, for about 4.7 months of supply. Competitive Inventory was 19 of those listings, about 3.3 months. The Re-list Rate was 14.8%, up 6.1 points from August, with 4 of the 27 listed before in the past year. September's five sales typically closed at 92.0% of their first asking price, about $43,900 below it. The sale-to-list ratio has been above last year for 4 months in a row through September.
In September, Bonita National had five closings, all with a bundled golf membership, and four were cash sales. A furnished 1,122-square-foot condo sold in five days at 97% of its first asking price. A turnkey four-bedroom home with a golf view sold in one day at its full $1,100,000 asking price. The slowest was a furnished lakefront pool home of 2,445 square feet, a relist that took 219 days and four price cuts to close at 85%.
The median of the homes that sold rose 1.4% from August and is 0.7% above the $745,000 of a year earlier, nearly flat on both counts. Sales slowed from 42 closings in spring to 23 now, a bigger summer drop than last year, and listings rose 17.4% from August. At the spring pace, today's listings would be under three months of supply. Membership terms differ from home to home, so they matter in any price comparison here.
Pelican Landing
Pelican Landing homes sold at a median $425,000 over the 120 days ending October 1, 2026. The 19 sales ranged from $276,500 to $2,200,000.
| September 2026 | vs. August | vs. last year | |
|---|---|---|---|
| Median sold price | $425,000 | ↓ 22.7% | ↓ 50.0% |
| Homes sold (120 days) | 19 | ↓ 29.6% | ↓ 32.1% |
| Sellers received (of final asking price) | 93.8% | ↓ 0.4 pts | ↓ 0.9 pts |
On October 1, 24 homes were for sale and 7 were under contract, for about 5.1 months of supply. Competitive Inventory was 18 of those listings, about 3.8 months. The Re-list Rate was 29.2%, up 9.2 points from August, with 7 of the 24 listed before in the past year. September's two sales typically closed at 76.3% of their first asking price, about $148,500 below it. The median has been below last year for 8 months in a row through September.
In September, Pelican Landing had two closings, and they were different kinds of homes. A 1994 Reserve at Pelican Landing condo of 2,244 square feet was listed at $585,000 in March 2025. It sold for $350,000 after 532 days and four price cuts. A 1997 Capri pool home on the lake sold in 100 days at 93% of its first asking price.
Condos and single-family homes sit far apart in price here, so the median also moves with the mix of what sells. Sales dropped more sharply for summer than last year, from 70 closings in spring to 19 now. At the spring pace, today's listings would be under two months of supply. The Colony at Pelican Landing is reported separately.
Seasons at Bonita
Seasons at Bonita homes sold at a median $568,000 over the 120 days ending October 1, 2026. The 16 sales ranged from $422,500 to $800,000.
| September 2026 | vs. August | vs. last year | |
|---|---|---|---|
| Median sold price | $568,000 | ↑ 8.7% | ↓ 6.9% |
| Homes sold (120 days) | 16 | ↓ 11.1% | ↑ 33.3% |
| Sellers received (of final asking price) | 96.7% | ↑ 0.2 pts | ↓ 0.1 pts |
On October 1, 14 homes were for sale and 2 were under contract, for about 3.5 months of supply. Competitive Inventory was 10 of those listings, about 2.5 months. The Re-list Rate was 35.7%, up 10.7 points from August, with 5 of the 14 listed before in the past year. September's three sales typically closed at 96.9% of their first asking price, about $20,000 below it. The median has been below last year for 8 months in a row, and the number of sales has been above last year for 6 months in a row through September.
In September, Seasons at Bonita had three closings, and none needed a price cut. A furnished 2,222-square-foot lake-view home sold in 15 days at its full $750,000 asking price. A 1,764-square-foot lakefront pool home took 93 days to close at $615,000. A 1,544-square-foot home without a pool or water view sold in 45 days at 94% of its first asking price.
The median of the homes that sold rose 8.7% from August and sits 6.9% below the same stretch last year. Sales held up through summer, with 14 closings in spring and 16 now, but listings have risen two months in a row. Sellers listing now face more competition than they did in July.
Valencia Bonita
Valencia Bonita homes sold at a median $795,000 over the 120 days ending October 1, 2026. The 11 sales ranged from $520,000 to $1,325,000.
| September 2026 | vs. August | vs. last year | |
|---|---|---|---|
| Median sold price | $795,000 | ↑ 1.9% | ↓ 16.3% |
| Homes sold (120 days) | 11 | ↓ 8.3% | ↓ 50.0% |
| Sellers received (of final asking price) | 96.4% | ↑ 0.5 pts | ↑ 0.8 pts |
On October 1, 17 homes were for sale and 3 were under contract, for about 6.2 months of supply. Competitive Inventory was 13 of those listings, about 4.7 months. The Re-list Rate was 11.8%, unchanged from August, with 2 of the 17 listed before in the past year. September's two sales typically closed at 90.9% of their first asking price, about $84,500 below it. The median has been below last year for 4 months in a row through September.
In September, Valencia Bonita had two closings, both about 2,465 square feet. A four-bedroom home without a pool, a relist with 349 days on the market across listings, sold for $765,000 at 93% of its first asking price. A lakefront pool home took 110 days and two price cuts to close at $880,000, 88% of its first asking price.
Sales dropped more sharply for summer than last year, from 27 closings in spring to 11 now. At the spring pace, today's listings would be about two and a half months of supply.
VillageWalk of Bonita Springs
VillageWalk of Bonita Springs homes sold at a median $444,500 over the 120 days ending October 1, 2026. The 20 sales ranged from $389,000 to $755,000.
| September 2026 | vs. August | vs. last year | |
|---|---|---|---|
| Median sold price | $444,500 | ↓ 4.4% | ↓ 9.9% |
| Homes sold (120 days) | 20 | ↓ 31.0% | ↑ 25.0% |
| Sellers received (of final asking price) | 97.3% | ↑ 0.2 pts | ↑ 0.4 pts |
On October 1, 11 homes were for sale and 9 were under contract, for about 2.2 months of supply. Competitive Inventory was 8 of those listings, about 1.6 months. The Re-list Rate was 9.1%, down 3.4 points from August, with one of the 11 listed before in the past year. September's two sales typically closed at 95.8% of their first asking price, about $35,000 below it. The median has been below last year for eight months in a row, February through September, and the number of sales has been above last year for 6 months in a row.
In September, VillageWalk of Bonita Springs had two closings, both pool homes built in 2005. A 1,846-square-foot townhouse sold in four days at its full $440,000 asking price. A turnkey four-bedroom lakefront home of 2,505 square feet took 168 days and a price cut to close at $755,000.
Homes under contract rose to nine from four in August, against 11 listings. Sales slowed from 30 closings in spring to 20 now, a smaller summer drop than last year. Size varies little within each DiVosta model, so model, lake position and condition separate one sale from the next.
Frequently Asked Questions
What is the Ask-Bid Gap in Bonita Springs?
It compares the median asking price per square foot of active listings with the median price per square foot of closings over the past 120 days. The citywide reading was 18.5% in September 2026, and 28.6% above $1.5 million.
Is the luxury Ask-Bid Gap getting smaller?
Yes. Above $1.5 million it narrowed from 40.2% in June to 28.6% in September. From August to September, asking prices in that range fell and recent sale prices rose.
Are Bonita Springs home prices falling?
The three-month rolling median was $512,500, down 2.4% from a year earlier and lower for three months in a row. Rolling price per square foot was 3.6% below last year.
How much below asking should a buyer offer in Bonita Springs?
The Ask-Bid Gap is not an offer discount. Offers are better built from closed comparable sales in the same community and price range.
What to Watch in Bonita Springs in October
The Ask-Bid Gap above $1.5 million is the first number to watch. A fourth decline in a row, below 28.6%, would extend the narrowing that started in June. A reading back above 34.0% would put it above August's level.
Rolling pending sales are the second. The rolling count for August through October 2025 was 373. A rolling count above that would end the two-month dip, and one below it would make three months below last year.
A Bonita Springs pricing decision still depends on the community, price range, condition and closest comparable sales.
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Get notified when next month's report publishesAll data referenced in Worthington's market reports draws from the Florida Gulf Coast MLS (FGCMLS via Stellar MLS) unless otherwise noted.
Explore All Six September 2026 Reports
- Southwest Florida Pending Sales in September 2026
- Fort Myers Median Sale Price in September 2026
- Cape Coral Showings in September 2026
- Estero Sale-to-List Ratio in September 2026
- Bonita Springs Ask-Bid Gap in September 2026
- Naples Price Per Square Foot in September 2026
Explore Homes for Sale and Learn About Living In
For a full explanation of the indicators used in these monthly reports, see Worthington Realty's Southwest Florida market methodology.
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