Some Estero Listings Ask Less Per Square Foot Than Recent Sales

From $750,000 to $1.5 million, median asking price per square foot remained below recent sales for a second month, while closings rose 26.8%.

Estero produced the fastest closing growth among the five featured cities, even as price per square foot moved lower on paper. Median price fell 5.4% and price per square foot fell 6.1% year over year, while the three-month rolling trend shows a double dip, with a second low in March and improvement over the past two months. Inside that broader picture, the $750,000 to $1.5 million range posted a negative Ask-Bid Gap for a second month, meaning its median asking price per square foot remained below recent sales. The result gives buyers in that price range a reason to compare current listings closely with recent sales, inside some of the tightest inventory conditions among the five featured cities, with 4.1 months of overall supply and 1.4 months of Competitive Inventory.

Key Takeaways

• Closed sales rose 26.8% year over year to 123 in June, the sharpest growth of any city in this series, extending Estero’s growth streak to 10 consecutive months.
• Active inventory fell 27.8% year over year to 518 listings, and months of supply eased to 4.1, the tightest overall reading among the five featured cities.
• Estero’s Re-list Rate is the lowest among the five featured cities at 20.9%, but the typical relisted home still carried a $50,000 median original-ask-to-sale difference, steeper than in Fort Myers or Cape Coral.
• Estero carries the tightest overall Ask-Bid Gap among the five featured cities at 4.0% and the tightest Competitive Inventory at 1.4 months.
• In the $750,000 to $1.5 million tier specifically, the Ask-Bid Gap runs negative at -6.0%, meaning median active asking price per square foot in that range sits below median sold price per square foot, a pattern that held steady from -6.9% in May.

Regional Snapshot at a Glance

Here is how Estero compares with the other featured cities and the broader Southwest Florida market. All year-over-year (YoY) columns compare against June 2025. A negative price or PPSF change means prices fell; a negative inventory or supply change means fewer homes were available than a year ago.

City	Median Sold Price	Median YoY	Price/SF	Price/ SF YoY	Active Listings	Active YoY	Months Supply	Months Supply YoY	Sold-to-List	Closed Sales	Closed YoY
Fort Myers	$330,000	-7.0%	$194	-6.7%	2,767	-23.8%	6.0	-31.8%	95.9%	500	+3.5%
Cape Coral	$375,000	+3.0%	$217	+0.5%	2,631	-28.1%	5.2	-36.6%	97.8%	531	+3.7%
Estero	$525,000	-5.4%	$245	-6.1%	518	-27.8%	4.1	-41.4%	95.7%	123	+26.8%
Bonita Springs	$580,000	+3.4%	$312	+0.3%	860	-29.3%	5.5	-43.3%	96.1%	136	0.0%
Naples	$619,000	+4.9%	$344	+2.7%	4,582	-23.1%	6.1	-37.1%	95.1%	783	+9.5%
Southwest Florida	$410,000	+2.5%	$233	-1.7%	16,811	-22.6%	6.1	-33.7%	96.3%	2,848	+3.2%

Source: FGCMLS. Single-month data unless otherwise noted. Sold-to-list uses most recent list price at time of contract.

Southwest Florida figures cover the full FGCMLS footprint, including areas outside the five featured cities. This row is calculated from the full regional dataset, not an average of the five city rows above.

New Listings, Active Supply, and What’s Coming to Market

Estero’s closing growth outpaced its more modest increase in pending sales. Closed demand accelerated sharply, while the pending pool remained modestly above last year.

New listings fell to 104 in June from 112 a year ago, a 7.1% decline. Active inventory dropped sharply to 518, down from 717 a year ago, a 27.8% decrease. Months of supply came in at 4.1, using the standard 12-month sales pace.

Pending sales rose modestly to 143, up 3.1% year over year, putting the Pending-to-Active Ratio at 28.3%, about 28 pending contracts for every 100 active listings, the second-highest of the five cities. Against the trailing three-month closing pace of 155.3 sales, pending sales equal 92.1% of that pace, modest relative to the closed-sales surge. Showings per listing came in at 3.4, up from 2.8 a year ago.

Sharply falling inventory paired with the fastest closing growth among the five featured cities means well-priced listings are moving quickly. The pending pool is growing more slowly than the closing count, so June’s 26.8% closing increase should not be projected forward at the same rate.

Estero’s Single-Month Price Looks Soft, But the Trend Has Already Turned

Median sale price versus price per square foot tell different stories, and the distinction matters more in Estero. Because Estero’s monthly transaction volume runs lower than Fort Myers, Cape Coral, or Naples, single-month medians here carry more variance, which is why Worthington also tracks a three-month rolling figure for this market.

Estero’s single-month median sale price fell 5.4% year over year to $525,000, and price per square foot fell 6.1% to $245. Those year-over-year figures look soft, but they compare against a higher base from a year ago.

The Rolling Trend Shows a Double Dip, Not a Clean Bottom

The rolling trend is noisier than a single clean bottom. Rolling price per square foot first fell to $251 in September 2025, partially recovered into the winter, then slipped again to $253 in March 2026, essentially the same low. Rolling median price shows the same shape but a clearer second low: it first bottomed near $500,000 in August and September 2025, recovered into the winter, then fell further to $490,000 in March 2026, below the first low. Both measures have turned up only in the last two months, to $257 and $523,700 respectively.

Dollar volume still rose 14.4% year over year to $74.1 million, meaning Estero’s closing surge more than offset the year-over-year price-per-square-foot decline. Homes sold for a median 95.7% of their most recent asking price, after any earlier price reductions, the sold-to-list ratio, up from 95.0% a year ago.

For sellers, the recent uptick is real but only two months old, pricing to current comparable sales rather than assuming last year’s numbers still apply is the safer approach until the trend holds longer. For buyers, Estero’s combination of a second price low as recent as March and continued closing strength points to a market where good listings do not stay available long. At Estero’s $525,000 median price, a buyer putting 20% down and financing $420,000 at the current 6.43% rate on Freddie Mac’s Primary Mortgage Market Survey would carry a principal-and-interest payment of about $2,635 a month, before property taxes, insurance, or HOA dues.

The Cost of Missing the Price the First Time in Estero

In practical terms, these are homes that were listed before, left the MLS without a sale, and later came back on the market. Worthington’s Re-list Rate measures the share of today’s active listings that also had an expired, withdrawn, or terminated listing during the preceding 12 months. Estero has the lowest Re-list Rate among the five featured cities, meaning a smaller share of its active inventory had a prior unsuccessful listing attempt during the trailing 12 months. This section’s active-listing count comes from Worthington’s address-matched property export, which can differ slightly from the published monthly market statistics above.

Of Estero’s 506 active listings, 106 (20.9%) have previously expired, been withdrawn, or terminated in the past 12 months and returned to market, the lowest Re-list Rate of the five cities. Of those relisted listings, 55.7% came back at least 3% below their prior asking price. The remaining 44.3% are stubborn relists, excluded from Competitive Inventory regardless of current days on market.

Among homes that sold in the trailing 120 days after relisting, the median original asking price was $557,400 and the median final sale price was $518,750. The dollar difference between the two, calculated per home, is $50,000. Combined days on market across both listing attempts ran a median of 253 days, compared with 58.5 days for homes that sold on the first attempt at a median price of $522,000. Estero relists less often than any other city in this series, but when a relist does happen, the dollar cost runs higher than in the Fort Myers or Cape Coral housing markets. These citywide medians combine all property types and price tiers; segment-level results may differ.

Estero Has 1.4 Months of Competitive Inventory, While $750K–$1.5M Listings Sit Below Recent Sales

Several supply numbers appear in this report. They are not contradictory, they answer different questions. Published months of supply stands at 4.1 and uses the standard 12-month sales pace. Worthington’s Competitive Inventory analysis uses the more recent three-month pace and removes long-stale listings, homes that have sat at least 180 days without a meaningful price reduction, and stubborn relists that returned at nearly the same price.

How Much Inventory Is Truly Competitive in Estero?

Using that recent sales pace, removing long-stale listings leaves 2.7 months of supply in Estero, already the tightest overall reading among the five featured cities. Applying the full Competitive Inventory filter reduces the figure to 1.4 months, the tightest Competitive Inventory reading of any city in this series. Fresh, first-attempt listings that sold did so in a median of 58.5 days.

How Estero Asking Prices Compare With Recent Sales

The Ask-Bid Gap compares the median asking price per square foot of current listings with the median price per square foot from recent sales. A positive gap means current listings are asking more per square foot than recent sales closed at; a negative gap means they are asking less. Estero’s citywide Ask-Bid Gap sits at 4.0%, the tightest among the five featured cities, but that figure masks a genuine anomaly worth flagging directly. Broken out by tier, entry-level listings under $400,000 run a 5.8% Ask-Bid Gap and mid-range listings run 4.1%, both consistent with the tight overall picture. The luxury tier above $1.5 million runs 18.4%, the widest band in Estero.

But the $750,000 to $1.5 million tier, 99 active listings against 132 closings over the trailing 120 days, runs negative, at -6.0%: the median active asking price per square foot in that range sits 6.0% below the median sold price per square foot from recent closings. This is not a new development. The same tier showed a -6.9% Ask-Bid Gap in May, a persisting pattern across two cycles. Property-level comparison still matters here, since the active and closed pools in this range may differ by community, product type, or builder versus resale mix.

Shadow Inventory as of July 1

These homes are not currently listed for sale. Worthington tracks them because some may return and add future supply. In this report, shadow inventory consists of properties that left the market without a recorded sale through expiration, withdrawal, or termination and had not returned to active, pending, or closed status by July 1. Some may return to the market; others may not. Of the 815 properties in Estero’s trailing 12-month pool, 560 had not returned by July 1. The pool builds month by month as additional listings expire, withdraw, or terminate.

That trailing 12-month figure is different from the more recent, smaller group below. In just the last 30 days, 97 Estero properties expired, withdrew, or terminated, and only 7 of those, 7.2%, had returned to active status, gone pending, or sold by July 1, the second-lowest same-period return rate among the five featured cities, behind only Bonita Springs. The remaining 90 had not returned as of July 1.

Insurance Conditions to Verify Before Offering

Florida’s homeowners insurance market has been recovering, with statewide rate increases easing from roughly 22% two years ago to under 1% today. Coverage costs still scale with home value in Estero’s higher price tiers, so buyers should confirm insurance costs before writing an offer rather than at closing.

Worthington Market Lens

The Worthington Market Lens compares the five featured cities using the same address-level measures. Lower Competitive Inventory means less serious competition for a well-priced seller. A smaller Ask-Bid Gap means asking prices are closer to recent sales. A higher Re-list Rate means more current listings have already been through an earlier listing attempt. A higher Pending-to-Active Ratio means more homes are under contract relative to the number for sale.

City	Competitive Inventory (Months)	Re-list Rate	Ask-Bid Gap (Price/SF)	Pending-to-Active Ratio	Median Days to Contract, First Attempt	Median Total Days, Relisted
Fort Myers	2.0	25.8%	5.7%	22.0%	57	229.5
Cape Coral	2.1	22.4%	11.3%	29.7%	46.5	216
Estero	1.4	20.9%	4.0%	28.3%	58.5	253
Bonita Springs	1.5	24.3%	18.6%	20.3%	63	262
Naples	1.8	23.4%	11.2%	22.9%	60	241

Source: FGCMLS. Full definitions for each metric are in Worthington’s market methodology.

Estero Community Pricing Reflects New Construction and Product Mix

How to read the community data: June activity counts cover status changes during June. Active and pending figures are snapshots as of July 1. Pricing and marketing-time figures use closings from the preceding 120 days. Starting this cycle, Re-list Rate is calculated by matching each active listing’s address against expired, withdrawn, and terminated records from the preceding 12 months. Prior cycle figures used expired and withdrawn only, so this cycle’s Re-list Rate figures are not directly comparable to prior month on a point-change basis.

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Bella Terra

• Active Listings: 23 (flat MoM)
• Closings (Last 120 Days): 42 (up 7.7% MoM)
• Pending Contracts: 17 (down 5.6% MoM)
• Pending-to-Active Ratio: 73.9% (down 4.4 pts MoM)
• Re-list Rate: 13.0%
• Months of Inventory: 2.2 (down 0.2 mos MoM)
• Median Sold Price: $444,500 (up 17.0% MoM)
• Sellers Received (Median): 97.6% of final list price (flat MoM)

Bella Terra is a Tuscan-themed, no-golf community on Corkscrew Road in Estero, built entirely by Lennar with condominiums, townhomes, villas, and estate homes spread across 1,000 acres. Seventeen homes were under contract against 23 active listings as of July 1. During June, 13 homes closed and 2 listings expired or terminated. 13.0% of active listings matched a property that previously expired, withdrew, or terminated. The 120-day closed pool contains two groups: 36 Bella Terra proper homes and villas at a $465,000 median and 6 Barletta condos at a $259,000 median; the community-wide $444,500 changes with the closing mix. The 36 Bella Terra proper closings recorded a 97.7% median sale-to-final-list ratio and a 44-day median time to contract. Sellers should use Bella Terra proper comparables for homes and villas and Barletta comparables for condos.

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Cascades at Estero

• Active Listings: 9 (flat MoM)
• Closings (Last 120 Days): 17 (down 22.7% MoM)
• Pending Contracts: 4 (up 100.0% MoM)
• Pending-to-Active Ratio: 44.4% (up 22.2 pts MoM)
• Re-list Rate: 33.3%
• Months of Inventory: 2.1 (up 0.5 mos MoM)
• Median Sold Price: $417,500 (flat MoM)
• Sellers Received (Median): 95.2% of final list price (down 0.4 pts MoM)

Cascades at Estero is a gated 55-plus community on Corkscrew Road built by Levitt & Sons, with 614 detached single-family homes, no golf, and a 27,000-square-foot clubhouse that includes a ballroom, indoor and outdoor pools, and 6 Har-Tru tennis courts. June was quiet: 1 home closed and no listings expired or terminated. As of July 1, 9 listings were active and 4 were pending, up from 2 in May. With 33.3% of active listings having previously expired, withdrew, or terminated, buyers should request the full listing history before offering. Active listings ask a $445,000 median against a $417,500 closed median across 17 closings over the past 120 days. One closed record had no DOM value; the 29-day median time to contract is based on 16 records. Selection is limited; act promptly on listings priced to recent comparable sales.

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Grandezza

• Active Listings: 15 (down 21.1% MoM)
• Closings (Last 120 Days): 26 (up 4.0% MoM)
• Pending Contracts: 5 (down 44.4% MoM)
• Pending-to-Active Ratio: 33.3% (down 14.1 pts MoM)
• Re-list Rate: 26.7%
• Months of Inventory: 2.3 (down 0.7 mos MoM)
• Median Sold Price: $635,000 (flat MoM)
• Sellers Received (Median): 95.0% of final list price (flat MoM)

Grandezza is an all-ages equity golf community by Stock Development on the Ben Hill Griffin corridor in Estero, with golf membership capped at 400, no CDD, and 11 sub-neighborhoods spanning condos and coach homes to custom estate lots. Recent closings went under contract in a median of 30 days while active listings have accumulated 86 days. The active pool leans toward coach homes with a $445,000 median ask; the 26 closings over the past 120 days included more single-family homes and settled at $635,000. 26.7% of active listings matched a property that previously expired, withdrew, or terminated. During June, 6 homes closed, 4 expired, and 1 withdrew. As of July 1, 15 listings were active and 5 were pending. Sellers should base their asking price on comparable sales from the same sub-neighborhood and property type.

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Stoneybrook

• Active Listings: 12 (down 7.7% MoM)
• Closings (Last 120 Days): 21 (up 5.0% MoM)
• Pending Contracts: 2 (down 50.0% MoM)
• Pending-to-Active Ratio: 16.7% (down 14.1 pts MoM)
• Re-list Rate: 25.0%
• Months of Inventory: 2.3 (down 0.3 mos MoM)
• Median Sold Price: $430,000 (up 20.3% MoM)
• Sellers Received (Median): 97.0% of final list price (flat MoM)

Stoneybrook is an all-ages gated community on Corkscrew Road in Estero, with a public pay-per-play golf course and no mandatory fees, offering condos through single-family homes built by US Home between 1999 and 2005. Three of the 12 active listings matched a terminated record from the preceding 12 months; none matched an expired or withdrawn record. During June, 3 homes closed, 2 terminated, and 1 withdrew. As of July 1, 12 listings were active and 2 were pending. The $430,000 median rose from $357,500; all 3 June closings were single-family homes, contributing to the higher figure in a 120-day pool that ranges from condos at $225,000 to single-family homes at $775,000. The 35-day median time to contract is based on 19 of 21 records. Buyers should match their comparable search to the specific home type.

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Verdana Village

• Active Listings: 33 (flat MoM)
• Closings (Last 120 Days): 55 (up 5.8% MoM)
• Pending Contracts: 11 (down 31.3% MoM)
• Pending-to-Active Ratio: 33.3% (down 15.2 pts MoM)
• Re-list Rate: 18.2%
• Months of Inventory: 2.4 (flat MoM)
• Median Sold Price: $620,000 (up 6.4% MoM)
• Sellers Received (Median): 97.3% of final list price (down 0.8 pts MoM)

Verdana Village is an all-ages resort community in east Estero on Corkscrew Road, developed by Cameratta Companies with Lennar and Pulte, offering twin villas and estate homes with new construction still being delivered. Active listings ask a $779,000 median while 55 homes over the past 120 days closed at $620,000, a spread that appears to reflect newer and larger homes in the active pool, likely including builder inventory. 18.2% of active listings matched a property that previously expired, withdrew, or terminated. During June, 14 homes closed and 2 listings expired or terminated. As of July 1, 33 listings were active and 11 were pending. Thirteen closed records had no DOM value, consistent with builder transactions; the 42-day median time to contract is based on 42 records. Resale sellers should use recent closed comparables as their primary pricing reference.

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The Place at Corkscrew

• Active Listings: 16 (flat MoM)
• Closings (Last 120 Days): 49 (up 4.3% MoM)
• Pending Contracts: 12 (down 14.3% MoM)
• Pending-to-Active Ratio: 75.0% (down 12.5 pts MoM)
• Re-list Rate: 12.5%
• Months of Inventory: 1.3 (flat MoM)
• Median Sold Price: $765,000 (flat MoM)
• Sellers Received (Median): 97.3% of final list price (up 0.5 pts MoM)

The Place at Corkscrew is an all-ages resort community in east Estero, developed by Cameratta Companies with Pulte and Lennar, with single-family homes and villas, a 100-foot resort waterslide, and on-site dining on the pool deck. Twelve homes were under contract against 16 active listings as of July 1. During June, 10 homes closed, 2 terminated, and 1 withdrew. 2 of the 16 active listings matched a property that previously expired, withdrew, or terminated. The $765,000 median held flat while active listings ask a $775,000 median, a close alignment. Three closed records had no DOM value; the 73-day median time to contract is based on 46 of the 49 closings over the past 120 days. With 1.3 months of inventory, sellers should use recent comparable closings as the basis for pricing.

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Sellers Received reflects final sold price divided by the most recent list price at the time of contract, not the original asking price before reductions.

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The Bottom Line for Estero

Estero combined the fastest closing growth among the five featured cities with lower median price and price per square foot. In the $750,000 to $1.5 million range, median active asking price per square foot remained below median sold price per square foot for a second month. Buyers in that range should compare active asking prices closely with recent sold prices per square foot before deciding how aggressively to negotiate. Sellers elsewhere in Estero should use property- and tier-specific comparable sales, since the city’s 4.0% blended Ask-Bid Gap masks substantial variation by price range.

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All data referenced in Worthington’s market reports draws from the Florida Gulf Coast MLS (FGCMLS via Stellar MLS) unless otherwise noted.

Data reflects MLS records available as of July 1, 2026. Figures may update as late-reported transactions are entered.

How to read the data: Published active inventory and standard months of supply come from the monthly market statistics. Worthington’s Re-list Rate and Pending-to-Active Ratio use the address-matched property export, so their active denominators may differ slightly. Competitive Inventory uses the trailing three-month closing pace.

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Explore the June 2026 Southwest Florida Market Series

• Southwest Florida housing market report
• Fort Myers housing market report
• Cape Coral housing market report
• Bonita Springs housing market report
• Naples housing market report

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For a full explanation of the indicators used in this report, see how Worthington Realty analyzes the Southwest Florida housing market.