Fort Myers price per square foot rebounded to $199 in July from June’s 30-month low of $193, though it remained 2.5% below a year ago.
Price / Sq Ft
$199
Median Sold Price
$331,000
Active Listings
2,533
Months of Supply
5.4
Fort Myers spent more than a year with prices drifting lower, and July brought the first monthly gain in a while. Price per square foot rose to $199 after touching $193 in June, its lowest point in 30 months. That is one month of improvement, not a confirmed bottom, and this report explains where it fits. For the regional picture and how Fort Myers compares with the other four cities, see the Southwest Florida market report. Property-level figures reflect the August 3 data pull, while published inventory and months of supply reflect the July month-end reporting period, and figures may update as late transactions are recorded.
Key Takeaways
- Price per square foot rose to $199 in July from June’s $193, the lowest point in 30 months, though it stayed 2.5% below a year ago and the median held near flat at $331,000, down 1.2%.
- Fort Myers carried the highest Re-list Rate among the five featured cities at 24.6%, down 1.2 points from June, and relisted homes sold a median $43,900 below their earlier asking price.
- Active inventory fell 22.9% year over year to 2,533, and months of supply eased to 5.4, still one of the looser overall readings among the five cities.
- Competitive Inventory sat at 2.1 months, well below the 5.4-month overall figure, so a home priced in line with recent sales faces fewer direct competitors than the raw count suggests.
- Pending sales rose 11.5% year over year to 435, and closings came in essentially flat at 418 on currently reported figures.
New Listings, Active Supply, and What Is Coming to Market
Closed sales count transactions completed during July. The published pending-sales figure measures July contract activity, while Worthington’s property export provides a separate snapshot of homes still pending as of the August 3 pull.
New listings rose to 571 in July, up 3.4% from a year ago. Active inventory fell to 2,533, down from 3,286 a year ago, a 22.9% drop. Months of supply came in at 5.4, using the standard 12-month sales pace. The active count has declined for more than a year as homes sold or left the market through other listing exits while new supply did not fully replace them, and Fort Myers still carries one of the heavier active-listing loads among the five featured cities relative to its sales pace.
Published pending sales rose 11.5% year over year to 435, showing more July contract activity than a year ago. Worthington’s August 3 address-matched export contained 567 pending homes against 2,512 active listings. That produced a Pending-to-Active Ratio of 22.6%, or about 23 pending homes for every 100 active listings. The pending snapshot also equaled 114.9% of the recent three-month closing pace. Showings per listing rose to 3.4 from 2.6 a year ago. Closings came in at 418, essentially flat against last July. That count remains preliminary and may update as late transactions are recorded.
Estimated Payment at the July 30 Mortgage Rate
The 30-year fixed-rate mortgage averaged 6.66% for the week of July 30, 2026, per Freddie Mac’s Primary Mortgage Market Survey. At Fort Myers’ $331,000 median price, a buyer putting 20% down and financing $264,800 would carry a principal-and-interest payment of about $1,702 a month. Estimated principal and interest only, based on 20% down at a 30-year fixed rate of 6.66%. Property taxes, homeowners and flood insurance, HOA dues, closing costs, and other expenses are not included. Actual rates and payments vary.
Fort Myers Price Per Square Foot Rose From June’s 30-Month Low, but Stayed Below Last Year
Median sale price and price per square foot measure different things. The median moves when the mix of homes closing changes, while price per square foot controls for home size, which makes it a steadier read on values than the median alone. It still moves with property type, location, and condition, so the two are best read together.
Fort Myers’ median sale price was $331,000 in July, down 1.2% year over year, while price per square foot was $199, down 2.5%. Both measures remained below last year, although July price per square foot increased from June. Price per square foot had fallen for most of the past year, reaching $193 in June, its lowest point in 30 months. July’s $199 is the first monthly gain since April. One month up does not establish that the market has bottomed, and it is worth noting because Fort Myers had gone a long stretch without a gain.
Dollar volume rose 4.4% year over year to $174.8 million, so transaction value grew even as price per square foot stayed below last year’s level. Homes sold for a median 95.7% of their most recent asking price, the sold-to-list ratio, close to last year’s reading.
Relisted Fort Myers Homes Took Longer and Sold Below Earlier Asking Prices
Worthington’s Re-list Rate shows how much of today’s active inventory has already been through an earlier listing attempt. One mechanical detail matters here: when a home relists, its days-on-market counter resets to zero, so a listing showing 15 days may have spent 200 or more days on the market during an earlier attempt. This section’s active-listing count comes from Worthington’s address-matched property export, which can differ slightly from the published monthly figures above.
Of Fort Myers’ 2,512 active listings, 619 (24.6%) had an expired, withdrawn, or terminated listing in the past 12 months, the highest share among the five featured cities, though down 1.2 points from June. Of those relists, 59.0% returned at least 3% below their earlier asking price, evidence that most relisting sellers are adjusting to the market.
Among homes that closed in the last 120 days after relisting, the median earlier asking price was $375,000 and the median final sale price was $333,000, a $43,900 difference calculated per home. Those relisted homes carried a median 234 combined days on the market across both attempts, compared with 59 days for first-attempt homes that sold at a median of $330,000. That distance in both time and price is why a home’s full listing history belongs in any read of its asking price and true market exposure.
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Fort Myers Competitive Inventory Measured 2.1 Months
Several supply numbers appear in this report, and they answer different questions rather than contradicting each other. Published months of supply is 5.4 on the standard 12-month pace. Competitive Inventory uses the more recent three-month pace and counts only active listings under 90 days on market that are either first-attempt listings or relists that returned at least 3% below their earlier asking price. Older listings and relists that returned without at least a 3% price reset are excluded.
Competitive Inventory Runs Far Below Fort Myers’ Overall Supply
On that three-month pace, the all-listings figure is 5.1 months. Removing long-stale listings leaves 4.0 months. Applying the full Competitive Inventory filter brings it to 2.1 months. The 2.1-month reading means relatively few current listings meet the Competitive Inventory criteria. It is lower than the all-listings figure because older listings and relists without the required price reset are excluded. Older and previously listed inventory should be evaluated separately, especially where asking prices remain above recent sales. Fresh, first-attempt listings that sold did so in a median of 59 days.
The Fort Myers Ask-Bid Gap Widens Above $1.5 Million
The Ask-Bid Gap compares current active asking price per square foot with recent sold price per square foot, as a percentage of recent sales. Fort Myers sits at 5.4% overall, the second-tightest among the five cities. That blended figure hides real tier variation. Listings below $400,000 ran a 5.4% Ask-Bid Gap, the $400,000 to $750,000 tier ran 3.6%, and the $750,000 to $1.5 million tier ran 2.3%, all closely aligned with recent sales. The luxury tier above $1.5 million ran 15.2%, the widest band in the city, so Fort Myers’ higher-end inventory is where asking prices sit furthest above where sales have landed.
Florida’s homeowners insurance market has been recovering, with average requested rate increases easing from roughly 22% two years earlier to under 1% in the latest 2026 filing data. Roof age and property condition can still affect insurability, so buyers should confirm coverage costs before writing an offer rather than at closing.
Regional Snapshot at a Glance
| 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 | $331,000 | -1.2% | $199 | -2.5% | 2,533 | -22.9% | 5.4 | -32.5% | 95.7% | 418 | -0.2% |
| Cape Coral | $393,000 | +12.3% | $222 | +3.7% | 2,486 | -27.9% | 4.9 | -37.2% | 97.9% | 520 | +7.7% |
| Estero | $507,500 | +11.1% | $245 | -0.4% | 471 | -29.1% | 3.8 | -40.6% | 96.7% | 95 | -9.5% |
| Bonita Springs | $470,000 | -6.0% | $274 | -11.9% | 743 | -33.2% | 4.8 | -45.5% | 96.0% | 115 | -1.7% |
| Naples | $615,000 | +4.2% | $337 | +5.0% | 4,138 | -22.9% | 5.5 | -36.8% | 95.0% | 664 | +9.0% |
| Southwest Florida | $395,000 | +1.3% | $231 | -0.4% | 15,456 | -22.9% | 5.6 | -34.1% | 96.5% | 2,580 | +5.4% |
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Source: FGCMLS. Single-month data unless otherwise noted. Sold-to-list uses most recent list price at time of contract.
Worthington Market Lens
The Worthington Market Lens compares the five featured cities using the same address-level measures. Lower Competitive Inventory means fewer current listings meet the competitive criteria. 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 | 2.1 | 24.6% | 5.4% | 22.6% | 59 | 234 |
| Cape Coral | 2.1 | 21.7% | 6.6% | 28.4% | 47 | 208 |
| Estero | 1.5 | 22.4% | 2.8% | 26.4% | 58 | 253 |
| Bonita Springs | 1.7 | 23.8% | 14.5% | 20.7% | 66 | 253 |
| Naples | 1.8 | 23.1% | 7.9% | 21.2% | 65 | 242 |
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Source: FGCMLS. Full definitions are in Worthington’s market methodology. Worthington’s address-level metrics come from a property-level MLS export, a separate dataset from the published monthly counts, so the active total can differ slightly. Ask-Bid Gap is expressed as a percentage of recent sold price per square foot.
Fort Myers Featured Communities: 120-Day Sales and Current Inventory
Community figures use a 120-day window for enough transaction volume, so they are not on the same basis as the city’s 12-month months of supply. Re-list Rate here carries a month-over-month point change, since June and July both match against expired, withdrawn, and terminated records.
Verandah
Active listings fell 15.4% while pending contracts rose to 9.
Active listings fell 15.4% over the month while pending contracts rose to 9, and the active asking median near $399,000 sits below the $475,000 closed median because the current pool leans toward smaller product. Verandah lines the Orange River in northeast Fort Myers, with two golf courses and more than 20 sub-neighborhoods spanning riverside estate homes to coach homes. That range makes the community median a starting point at best, and its Re-list Rate rose to 30.3% from 23.1% in June, so listing history is worth checking against recent comparable sales before pricing.
View 5 more indicators
- Active Listings
- 33down 15.4% MoM
- Closings (Last 120 Days)
- 31down 31.1% MoM
- Pending Contracts
- 9up 50.0% MoM
- Re-list Rate
- 30.3%up 7.2 pts MoM
- Sellers Received (Median)
- 96.0% of final list priceup 0.1 pts MoM
The Plantation
Active listings fell 27.8% and the pending-to-active ratio climbed to 46.2%.
Active listings fell 27.8% over the month and the pending-to-active ratio climbed to 46.2%, while The Plantation’s blended $590,000 median reflects a mix of two neighborhoods that trade apart. Bridgetown, the non-golf side, closed 25 homes at a $575,000 median over the past 120 days, while Somerset, built around the golf course, closed 17 at $680,000. Its Re-list Rate rose to 30.8% from 22.2% in June, which makes the full listing history particularly relevant when evaluating current prices.
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- Active Listings
- 26down 27.8% MoM
- Closings (Last 120 Days)
- 42down 10.6% MoM
- Pending Contracts
- 12up 50.0% MoM
- Re-list Rate
- 30.8%up 8.6 pts MoM
- Sellers Received (Median)
- 96.2% of final list pricedown 0.2 pts MoM
Pelican Preserve
Active listings rose 7.3% while pending contracts fell to 10.
Active listings rose 7.3% over the month while pending contracts fell to 10, and the median settled at $412,500 as the 120-day closings ran heavily toward condos and coach homes. Pelican Preserve is a 55-plus community with more than 20 sub-neighborhoods. Because the closing mix drives the community median more than any single home does, sellers should price to recent closings within their specific sub-neighborhood and home type.
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- Active Listings
- 44up 7.3% MoM
- Closings (Last 120 Days)
- 67down 9.5% MoM
- Pending Contracts
- 10down 37.5% MoM
- Re-list Rate
- 20.5%down 3.9 pts MoM
- Sellers Received (Median)
- 96.6% of final list priceflat MoM
Timber Creek
Active listings rose 16.7% while months of inventory rose to 3.9.
Active listings rose 16.7% over the month, and the active pool runs larger than what has been selling, yet the $520,000 asking median sits close to the $525,000 closed median. Timber Creek is an all-ages, resort-style community built by Lennar. Sellers of larger floor plans should base pricing on closings with comparable living area rather than the community median.
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- Active Listings
- 28up 16.7% MoM
- Closings (Last 120 Days)
- 29down 3.3% MoM
- Pending Contracts
- 10down 9.1% MoM
- Re-list Rate
- 28.6%down 0.6 pts MoM
- Sellers Received (Median)
- 97.6% of final list priceflat MoM
Lexington Country Club
Active listings fell 25.9% and the pending-to-active ratio climbed to 50.0%.
Inventory stayed tight, with active listings down 25.9% over the month to 20 against 50 closings over the past 120 days and 1.6 months of inventory, while the pending-to-active ratio climbed to 50.0%. Condo and villa neighborhoods carried most of the volume and set the $274,950 median, while single-family closings settled far higher. Lexington Country Club splits into Golf Village, where bundled golf is in the HOA, and Lake Village, where residents pay per round, so buyers should evaluate the two structures separately.
View 5 more indicators
- Active Listings
- 20down 25.9% MoM
- Closings (Last 120 Days)
- 50down 30.6% MoM
- Pending Contracts
- 10up 66.7% MoM
- Re-list Rate
- 20.0%down 2.2 pts MoM
- Sellers Received (Median)
- 96.2% of final list priceflat MoM
WildBlue
Closings fell 21.7% while months of inventory rose to 6.7.
Closings fell 21.7% over the month to 18 and months of inventory rose to 6.7, while the community-wide $1,247,500 median blends two price sections. WildBlue proper closed 10 homes at a $1,755,000 median over the past 120 days, while the Vista WildBlue section closed 8 at $1,005,000. WildBlue is a freshwater boating community on the Corkscrew Road corridor. With fewer than 20 closings across both sections, single transactions move these figures, so buyers should compare estate-section homes against WildBlue proper closings and Vista homes against Vista sales.
View 5 more indicators
- Active Listings
- 30up 3.4% MoM
- Closings (Last 120 Days)
- 18down 21.7% MoM
- Pending Contracts
- 3down 25.0% MoM
- Re-list Rate
- 10.0%down 3.8 pts MoM
- Sellers Received (Median)
- 95.9% of final list pricedown 0.6 pts MoM
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Frequently Asked Questions
Is Fort Myers a good place to buy right now?
Fort Myers offers different conditions depending on the listing. The city’s 24.6% Re-list Rate means nearly one in four active listings has a prior expired, withdrawn, or terminated record. Competitive Inventory is much tighter at 2.1 months, so buyers should compare fresh, well-priced homes separately from older and previously listed inventory. The listing history, Ask-Bid Gap, condition, and recent comparable sales provide a better basis for an offer than the citywide figures alone.
Why isn’t my Fort Myers home selling?
Start by comparing the asking price, condition, property type, insurance costs, and marketing with the most relevant recent sales. Relisted homes in Fort Myers sold a median $43,900 below their earlier asking price. Pricing to recent comparable sales the first time helps avoid a long, twice-listed run.
How much below asking should I offer in Fort Myers?
Fort Myers homes sold for a median 95.7% of their final list price, but that is a market summary rather than a rule for an individual offer. It may also reflect price reductions made before the home went under contract. The listing history, condition, comparable sales, and current Ask-Bid Gap within the price tier should guide the offer.
How long does it take to sell a home in Fort Myers?
First-attempt listings that sold did so in a median of 59 days. Homes that relisted before selling took a median of 234 combined days, about four times longer.
How does Fort Myers compare with the rest of Southwest Florida?
Fort Myers has the highest Re-list Rate among the five featured cities and the softest year-over-year price per square foot, though July’s $199 was its first monthly gain since April. Its overall months of supply, at 5.4, is one of the looser readings among the five featured cities, while its Competitive Inventory of 2.1 months is in line with the others.
The Bottom Line for Fort Myers
Fort Myers still has active buyers, shown by pending sales up 11.5% year over year and showings running well above last summer. Sellers face a stricter pricing test than in the higher-appreciating cities: median and price per square foot both stayed below last year, one in four active listings has a prior expired, withdrawn, or terminated record, and relisted homes accumulated more than 200 days of combined market exposure before selling for less. July’s small uptick in price per square foot is worth watching, not yet a confirmed turn. The practical response is pricing from the most recent comparable sales, accounting for property type and condition, and confirming insurance costs before listing.
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