Bonita Springs Has the Region’s Biggest Drop in Available Homes, and the 13.8% Ask-Bid Gap Shows Exactly Which Sellers Are Benefiting
Data reflects MLS records as of April 1, 2026. MLS figures may update as late transactions are recorded.
Bonita Springs saw the biggest drop in available homes of any city in the region, with months of supply falling 35% from 12.0 to 7.8 year over year. Both pending sales and closed sales grew year over year. Yet sellers are still asking 13.8% more per square foot than where deals are closing, and homes that have been listed twice are already a median of 112 days into this second attempt without finding a buyer. Fewer homes for sale is real. Who benefits depends entirely on pricing accuracy.
The Southwest Florida regional hub report and city-level reports for all five markets are linked in the series index below. The Worthington Realty Bonita Springs Housing Market Report for April 2026 covers March 2026 transaction data for the Bonita Springs market within Southwest Florida’s five-city corridor. All data draws from the Florida Gulf Coast MLS (FGCMLS via Stellar MLS).
Key Takeaways
- Months of supply fell 35.0% year over year from 12.0 to 7.8, the largest drop in available homes in Southwest Florida. Active listings fell 23.1% year over year to 1,172, and new listings dropped 33.8% year over year.
- Both pending sales (+11.7% to 249) and closed sales (+11.4% to 195) grew year over year. Bonita Springs is one of two cities in the region with growth in both metrics simultaneously.
- The headline median sale price rose 1.8% year over year to $580,000, but median sold PPSF fell 5.2% year over year to $309. More larger homes closed in March than a year ago, pushing the median price up while per-square-foot values moved lower.
- The Ask-Bid Gap is 13.8%: active listings are asking $352.88 per square foot while March closings landed at $310.14. Relisted active listings have accumulated a median of 112 days in their current attempt, the highest in the region.
- Competitive MOI is 4.2 months against an overall MOI of 7.8. Relisted homes that eventually sold accepted a median of $16,000 less than their original asking price.
Bonita Springs Lost More Available Inventory Than Any Other City in the Region, Down 35% Year Over Year
Closed sales tell us what buyers decided weeks ago. Pending sales tell us what they are deciding right now.
Bonita Springs recorded 195 closed sales in March 2026, up 11.4% from 175 a year ago, with total dollar volume of $145.1 million, up 6.7% year over year. More closings at lower average prices drove the volume gain, with a few high-end transactions helping push the total higher. New listings came in at 223, down 33.8% from 337 a year ago, the steepest new-listing decline of any city in the region. Fewer homes are coming on the market. That is helping drive the supply drop, along with more buyers clearing the backlog.
Pending sales rose 11.7% year over year to 249. The jump from 206 in February to 249 in March is a typical seasonal move for Bonita Springs, where buyer activity tends to concentrate in the first half of the year. A showing rate of 3.5 per listing, up 16.7% year over year, and a pending-to-active ratio of 28.1% confirm that buyers are engaged.
What Is Not Yet Visible in the Active Count
Shadow inventory in Bonita Springs (listings that expired, were withdrawn, or were cancelled in the past 12 months without selling and without coming back to market) totals approximately 1,233 addresses, slightly larger than the current active count. These are sellers who tested prices, found no buyers, and withdrew. Whether they come back depends on whether closed sale prices move close enough to what they were hoping to get when they stepped back.
Mortgage Rates as of April 2, 2026
For buyers financing a purchase, the rate environment adds another layer to the affordability picture.
The 30-year fixed-rate mortgage averaged 6.46% as of April 2, 2026, per Freddie Mac’s Primary Mortgage Market Survey, down from 6.64% a year ago but up sharply from around 5.90% in late February. Bonita Springs has more cash buyers than Fort Myers or Cape Coral, particularly at the luxury end, so the recent rate rise affects a smaller share of demand here. Financed buyers are active in the $400,000-$700,000 range, and for those buyers, the year-over-year comparison is still favorable even as the recent trajectory points higher.
The Bonita Springs Median Sale Price Rose 1.8% but Per-Square-Foot Values Tell a Different Story
Price per square foot normalizes for home size. Median price moves when the mix of homes closing changes, even when underlying values have not.
Bonita Springs is the only city in Southwest Florida where the headline median sale price rose year over year. That figure is misleading. A higher share of larger, more expensive homes closed in March than in the prior year, pushing the single-month median up to $580,000. The 3-month rolling median of $575,000 smooths that distortion and is the more reliable read. It shows values essentially flat, not rising. Median sold PPSF tells the same story more precisely: down 5.2% from $326 to $309 year over year.
Dollar Volume and Sold-to-List Ratio
Dollar volume of $145.1 million was 6.7% above March 2025’s $136.1 million. More closings drove that gain. Average prices fell, but the count rose enough to push total volume higher.
Buyers are getting 4.9% below the most recent asking price at contract, more than in any other Southwest Florida city. Sellers are not holding firm at their list price when a buyer shows up.
The Ask-Bid Gap at 13.8% Shows Which Sellers Are Getting Results
Active listings are asking $352.88 per square foot. March closings landed at $310.14. That 13.8% gap exists even with 23% fewer homes for sale than a year ago, because the inventory that left was mostly the correctly priced homes that sold. What stayed are sellers holding to 2023 prices.
Relisted Active Listings in Bonita Springs Have Already Spent 112 Days on Market This Attempt
The Re-list Rate measures what share of current listings have already failed to sell once.
Bonita Springs’ Re-list Rate of 28.3% means 328 of 1,172 active listings are making a second or later attempt. Those relisted homes have already accumulated a median of 112 days in their current attempt, and that clock started fresh when they relisted. Time from the first listing period is not included.
What Relisting Costs Bonita Springs Sellers
The typical Bonita Springs seller who relisted accepted $16,000 less than their original asking price, before carrying costs.
For homes that eventually sold after relisting, the median original asking price was $615,000 and the median final sale price was $599,000. First-attempt homes that sold closed at a median of $555,000 in 61 days. The higher price point for relist closings reflects where they concentrate — canal-front and waterfront inventory, where homes are more expensive. The dollar penalty has nothing to do with price level. It comes down to how far the original asking price was from what buyers would pay. Meanwhile, relisted active listings are already 112 days into their current attempt with no closing. First-attempt homes that sold were done in 61. That gap is still growing.
Approximately 22% of Bonita Springs’ relisted active listings came back at less than a 3% reduction from their prior asking price. These sellers are trying again at essentially the same price buyers already passed on.
At 4.2 Months of Competitive Supply, Bonita Springs Sellers Have More Room to Move Than the Overall MOI Suggests
Competitive Inventory removes listings that have been sitting unsold for 90-plus days, leaving only the homes a well-priced seller actually competes against.
Bonita Springs three-tier months-of-supply breakdown, March 2026:
| Tier | Active Count | MOI |
|---|---|---|
| Overall MOI (all active listings) | 1,172 | 7.8 |
| Stale-stripped MOI (removing listings over 180 days) | 938 | 6.5 |
| Competitive MOI (removing listings over 90 days) | 617 | 4.2 |
Based on an average of 145.3 closed sales per month over the past 12 months.
What This Means for Correctly Priced Sellers
A correctly priced Bonita Springs seller competes against 617 listings, not 1,172. At 4.2 months of Competitive MOI, the market favors sellers who price accurately.
The 3.6-month spread between overall MOI and Competitive MOI is one of the largest in the region. That gap reflects how much of the active pool is stale or overpriced: listings that buyers have already seen and passed on.
The pending-to-active ratio of 28.1% is rising year over year. Buyer activity in Bonita Springs tends to pick up in the first half of the year, and March’s numbers are consistent with that pattern.
Florida Insurance and the Bonita Springs Transaction Environment
Bonita Springs’ waterfront inventory, particularly Bonita Bay, Barefoot Beach, and properties along the Imperial River, carries significant insurance exposure. Flood zone designations, the cost of required wind-resistant upgrades, and limits on who qualifies for state-backed insurance all affect what buyers will actually pay to insure these properties. Sellers with older policies carrying grandfathered rates should understand that buyers financing a purchase cannot assume those policies and will receive current-market quotes that can be significantly higher. Obtaining and disclosing current insurance estimates before listing reduces the probability of contract cancellation during due diligence.
Core Market Metrics (March 2026 Data)
| City | Median Sold Price | Price/SF | Active Listings | Months of Supply | Sold-to-List | Closed Sales YoY |
|---|---|---|---|---|---|---|
| Fort Myers | $335,000 | $204 | 3,402 | 7.5 | 96.1% | -9.5% |
| Cape Coral | $355,000 | $207 | 2,977 | 6.0 | 97.4% | -14.5% |
| Estero | $467,500 | $246 | 731 | 6.0 | 96.1% | +26.7% |
| Bonita Springs | $580,000 | $309 | 1,172 | 7.8 | 95.1% | +11.4% |
| Naples | $587,500 | $326 | 6,124 | 8.7 | 95.4% | +11.7% |
| SWFL Region | $410,000 | $243 | 20,656 | 7.7 | 96.1% | +2.4% |
Bonita Springs median sold price: single-month figure is $580,000. Three-month rolling figure is $575,000, which is more reliable given lower monthly transaction volume.
Worthington Market Lens (March 2026 Data)
| City | Competitive MOI | Re-list Rate | Ask-Bid Gap | Pending-to-Active | First-Attempt DOM | Relist DOM (current attempt) |
|---|---|---|---|---|---|---|
| Fort Myers | 4.2 | 29.7% | 5.3% | 25.2% | 54 days | 89 days |
| Cape Coral | 3.5 | 26.3% | 15.3% | 29.6% | 54 days | 77 days |
| Estero | 3.6 | 24.9% | 6.1% | 34.9% | 66 days | 76 days |
| Bonita Springs | 4.2 | 28.3% | 13.8% | 28.1% | 61 days | 112 days |
| Naples | 4.7 | 27.7% | 16.0% | 23.2% | 61 days | 90 days |
Source: FGCMLS via Stellar MLS. March 2026 data. Competitive MOI uses active listings under 90 days; average closed sales per month over the past 12 months. Relist DOM reflects current-attempt days only.
Worthington’s Featured Bonita Springs Communities
Worthington Realty features six Bonita Springs communities with dedicated IDX search pages and monthly tracking. Village Walk’s 81.8% pending-to-active ratio and 30-day median DOM represent the clearest demand signal in Bonita Springs this cycle, while Seasons at Bonita shows what initial overpricing costs: one listing sat 445 days and settled 29% below its original ask.
Spanish Wells Golf & Country Club
- Active Listings: 39
- Sold (Last 120 Days): 26
- Homes Pending: 14
- Pending-to-Active Ratio: 35.9%
- Previously Listed Share of Active: 20.5%
- Months of Inventory: 6.0
- Median Sold Price: $692,250
- Sellers Received: 97.0% of asking price
At 6.0 months of inventory and a 35.9% pending-to-active ratio, Spanish Wells is running in balanced-to-soft territory where buyers have selection across all product types. Three meaningfully different markets operate under one community name. The 20 active listings in Marbella and Las Brisas (attached villas and coach homes priced from $259,000 to $538,500) sit alongside a closed median of $429,000 in Marbella’s 7 recent sales. Spanish Wells proper (SFH) produced 14 closings at a $750,000 median, with 13 active SFH listings from $697,000 to $1,795,000. Cordova produced 3 closings at a $913,000 median and carries 3 active listings from $980,000 to $1,100,000. Buyers targeting SFH or Cordova product should anchor price expectations to their specific sub-community’s closed range, not the community-wide figure.
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Bonita National Golf & Country Club
- Active Listings: 49
- Sold (Last 120 Days): 35
- Homes Pending: 17
- Pending-to-Active Ratio: 34.7%
- Previously Listed Share of Active: 18.4%
- Months of Inventory: 5.6
- Median Sold Price: $750,000
- Sellers Received: 96.6% of asking price
At 5.6 months of inventory and a 34.7% pending-to-active ratio, Bonita National is a moderate-paced market with a wide product range under one sub-community name. The 23 active listings priced below $600,000 represent the condo and coach home tier (1,120 to 1,549 square feet) where 15 closings occurred over the past 120 days. Eleven closings above $1,000,000, in homes running 2,247 to 3,301 square feet, pulled the community median sold to $750,000 and above the active median list of $639,000. Buyers evaluating any property here should verify golf membership type before committing to a price: full bundled golf and social-only memberships coexist in this community, the difference between them is significant, and that distinction does not appear in the MLS price field.
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Pelican Landing
- Active Listings: 102
- Sold (Last 120 Days): 77
- Homes Pending: 36
- Pending-to-Active Ratio: 35.3%
- Previously Listed Share of Active: 28.4%
- Months of Inventory: 5.3
- Median Sold Price: $765,000
- Sellers Received: 96.3% of asking price
The community-wide figures at Pelican Landing describe two very different markets operating in parallel. The Colony sub-communities (Infinity, Altaira, La Scala, and related addresses) generated 27 of 77 closings over the past 120 days at a $2.3 million median, with Infinity at the Colony’s 11 closings settling at a $3.55 million median. The remaining 50 non-Colony closings cleared at a $592,000 median over a 50-day median DOM. On the active side, 43 Colony listings at a $1.475 million median are pulling the community-wide active ask to $1.067 million; 59 non-Colony listings at $639,900 represent the market most buyers will actually enter. Identify your tier before applying any community-wide metric to a pricing or offer decision.
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Seasons at Bonita
- Active Listings: 21
- Sold (Last 120 Days): 8
- Homes Pending: 10
- Pending-to-Active Ratio: 47.6%
- Previously Listed Share of Active: 38.1%
- Months of Inventory: 10.5
- Median Sold Price: $582,000
- Sellers Received: 96.2% of asking price
With only 8 closings over the past four months, Seasons at Bonita warrants a low-volume read: the $582,000 median is a thin-sample figure, and the 10.5 months of inventory is affected by the closing pace lagging behind the pending pipeline; 10 of 21 active listings are already under contract. A relist rate of 38.1% reflects a community where initial overpricing carries measurable consequences: one closing after 445 days settled 29% below its original list price, while another after 345 days still required extended discounting to clear. Sellers who price at the $460,000 to $630,000 tier’s cleared range are converting within two months; those pricing above $700,000 are accepting the longest timelines and deepest concessions the current data shows.
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Valencia Bonita
- Active Listings: 23
- Sold (Last 120 Days): 18
- Homes Pending: 15
- Pending-to-Active Ratio: 65.2%
- Previously Listed Share of Active: 34.8%
- Months of Inventory: 5.1
- Median Sold Price: $874,950
- Sellers Received: 95.2% of asking price
A 65.2% pending-to-active ratio is the lead signal at Valencia Bonita. This 55-plus community has more homes under contract relative to active supply than any other in the Bonita Springs group. The $874,950 median sold reflects 5 closings above $1 million over the past 120 days, including 3 above $1.4 million, alongside 13 closings in the $524,000 to $900,000 range. The active median list of $769,500 sits below the closed median because the current pool concentrates in 2-bedroom and 2+den villas at $529,000 to $750,000, with fewer large-format estate homes than the closed period carried. The 34.8% relist rate points to initial pricing errors being common, particularly above the $1 million tier. Sellers in the standard villa range who price accurately are operating in genuinely strong demand conditions.
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Village Walk of Bonita Springs
- Active Listings: 22
- Sold (Last 120 Days): 22
- Homes Pending: 18
- Pending-to-Active Ratio: 81.8%
- Previously Listed Share of Active: 13.6%
- Months of Inventory: 4.0
- Median Sold Price: $477,500
- Sellers Received: 96.1% of asking price
Village Walk of Bonita Springs is producing the clearest demand signal in the Bonita Springs group this cycle: an 81.8% pending-to-active ratio with 18 contracts against 22 active listings, a 30-day median closed DOM, and a 13.6% relist share (the lowest in Bonita Springs), showing that sellers are pricing accurately on the first attempt and buyers are responding. The median sold price of $477,500 and active median list of $499,450 are tightly aligned, indicating buyers are not pushing back on asking prices. Sellers bringing correctly priced product to market here are converting in 30 days. No community in the Bonita Springs group is producing better results for first-attempt sellers right now.
Search Village Walk of Bonita Springs homes for sale
Frequently Asked Questions About the Bonita Springs Housing Market
Median sold PPSF fell 5.2% year over year from $326 to $309, the more reliable read. The median sale price rose 1.8%, but that is because more larger homes closed in March than a year ago, pushing the median up while per-square-foot values fell.
The inventory that left was mostly correctly priced homes that sold. What remains skews toward listings priced above where recent transactions cleared. Fewer listings does not make an overpriced home competitive.
First-attempt listings priced accurately are closing at 61 days median. Relisted active listings have already accumulated 112 days in their current attempt. Pricing accuracy is the single biggest variable in selling timeline here.
Sellers are accepting 95.1% of asking and the Ask-Bid Gap creates real room for buyers. The ones closing deals are finding listings where the seller has priced to where recent sales have landed. VillageWalk, Spanish Wells, and Bonita National are moving efficiently right now.
Both carry significant Ask-Bid Gaps (13.8% vs. 16.0%) and similar Competitive MOI (4.2 vs. 4.7). Naples has more overall selection. Bonita Springs has seen a steeper drop in available homes. In both markets, sellers who price to where recent sales have landed are the ones closing.
Final Thoughts on the Bonita Springs Housing Market
The Bonita Springs housing market in March 2026 presents the starkest internal contrast of any Southwest Florida city: the biggest drop in available homes in the region alongside the highest days-on-market figure for relisted active listings. The sellers benefiting from fewer competing listings are the ones who priced to where recent transactions are landing. The 112-day accumulated days on market for relisted active listings tells the other side of the story. Fewer homes for sale is real. Who benefits from it depends entirely on how accurately a given listing is priced against what homes are actually selling for right now.
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April 2026 Southwest Florida Housing Market Report Series
- Southwest Florida Housing Market Report
- Fort Myers Housing Market Report
- Cape Coral Housing Market Report
- Estero Housing Market Report
- Bonita Springs Housing Market Report ← You are here
- Naples Housing Market Report
IDX Searches Fort Myers homes for sale | Cape Coral homes for sale | Estero homes for sale | Bonita Springs homes for sale | Naples homes for sale
All data referenced in Worthington’s market reports draws from the Florida Gulf Coast MLS (FGCMLS via Stellar MLS) unless otherwise noted. Read more about how we calculate these metrics.
