One in Four Fort Myers Listings Has Already Failed Once

Fort Myers’s Re-list Rate reached 25.8% in June, the highest among the five featured cities, while median price and price per square foot both fell about 7%.

Fort Myers has the clearest seller-pricing warning in June. One in four active listings has already failed once, the highest Re-list Rate among the five featured cities. Buyers remain active, with closings up for a tenth straight month and pending sales up 8.0%. The cost is concentrated among homes that miss current pricing: relisted sales showed a $43,900 median original-ask-to-sale difference and 229.5 combined days on market.

Key Takeaways

• Closed sales rose 3.5% year over year to 500 in June, extending Fort Myers’s growth streak to 10 consecutive months.
• Active inventory fell 23.8% year over year to 2,767 listings, and months of supply eased to 6.0, still one of the loosest readings among the five featured cities.
• Median price fell 7.0% and price per square foot fell 6.7% year over year, and price per square foot has fallen almost every month since supply peaked in March 2025, fifteen months ago, with no recovery yet, unlike every other city in this series.
• Fort Myers carries the highest Re-list Rate among the five featured cities at 25.8%, with a $43,900 median per-property difference between the original asking price from the prior attempt and the final sale price.
• Competitive Inventory sits at 2.0 months, less than half the overall 6.0-month figure, showing how much of the active supply is stale or already-rejected.

Regional Snapshot at a Glance

Here is how Fort Myers 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

Fort Myers continues to add pending contracts even as showings per listing have eased.

New listings fell to 550 in June, down from 620 a year ago, an 11.3% decline. Active inventory stands at 2,767, down sharply from 3,632 a year ago. Months of supply came in at 6.0, using the standard 12-month sales pace.

Pending sales climbed to 592, up 8.0% year over year, putting the Pending-to-Active Ratio at 22.0%, about 22 pending contracts for every 100 active listings, the second-lowest of the five cities in this series behind Bonita Springs’s 20.3% and consistent with Fort Myers carrying a heavier active-listing load relative to demand than most of the five featured cities. Against the trailing three-month closing pace of 558 sales, pending sales equal 106.1% of that pace, a healthy signal. Showings per listing came in at 2.9, down from 3.4 a year ago.

An 11.3% drop in fresh listings combined with continued pending growth means less new competition is arriving even as buyer interest holds, and well-priced homes that do come to market are moving.

Fort Myers Median Price and Price Per Square Foot Both Fall About 7%

Median sale price versus price per square foot tell different stories. More entry-level closings pull median price down even if nothing has changed in underlying values. Price per square foot normalizes for home size, making it the more reliable read on what is actually happening to values.

Fort Myers’s median sale price fell 7.0% year over year to $330,000, and price per square foot fell 6.7% to $194. Both figures moved in the same direction by a similar amount, a sign of genuine value softening rather than a change in the type of homes selling. That softening is not new. Fort Myers’s supply peaked in March 2025, and price per square foot has fallen in nearly every month since, reaching its lowest point of the past 30 months this June. Every other city in this series has already turned the corner on price after its own supply peak. Fort Myers has not.

Dollar volume still rose 4.5% year over year to $206.3 million, meaning transaction count and total volume grew even as prices per square foot came down. Homes sold for a median 95.9% of their most recent asking price, after any earlier price reductions, the sold-to-list ratio, close to last year’s 95.3%, indicating negotiating room at the point of contract has held steady.

Pricing to recent comparable sales is the strongest defense against becoming part of Fort Myers’s relist pool. At Fort Myers’s $330,000 median price, a buyer putting 20% down and financing $264,000 at the current 6.43% rate on Freddie Mac’s Primary Mortgage Market Survey would carry a principal-and-interest payment of about $1,657 a month, before property taxes, insurance, or HOA dues.

The Cost of Missing the Price the First Time in Fort Myers

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. It tells us how Fort Myers sellers as a group are responding to current conditions. 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 Fort Myers’s 2,691 active listings, 694 (25.8%) have previously expired, been withdrawn, or terminated in the past 12 months and returned to market, the highest share of any city in this series. Not every relist reflects a pricing mistake. Some come back after an agent change or a seasonal pause. Price correction accompanies most Fort Myers relists: 61.8% returned at least 3% below their prior asking price. The remaining 38.2% are stubborn relists, sellers who came back at essentially the same price, and those listings are excluded from Competitive Inventory entirely regardless of how long they have been active.

Among homes that sold in the trailing 120 days after relisting, the median original asking price was $374,950 and the median final sale price was $335,750. Relisted Fort Myers sales accumulated a median 229.5 days across both attempts, 172.5 days more than first-attempt sales, and showed a $43,900 median original-ask-to-sale difference, calculated per home rather than as a difference of medians. These citywide medians combine all property types and price tiers; segment-level results may differ.

Competitive Inventory Shows What Fort Myers Sellers Are Actually Facing

Several supply numbers appear in this report. They are not contradictory, they answer different questions. Published months of supply stands at 6.0 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 Fort Myers?

Using that recent sales pace, removing long-stale listings leaves 3.9 months of supply in Fort Myers. Applying the full Competitive Inventory filter reduces the figure to 2.0 months. Fresh, first-attempt listings that sold did so in a median of 57 days.

How Fort Myers 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. The Ask-Bid Gap in Fort Myers, comparing median active asking price per square foot against median sold price per square foot over the trailing 120 days, sits at 5.7%, the second-tightest among the five featured cities behind Estero.

That relatively tight blended figure hides real tier variation. Entry-level listings under $400,000 carry a 4.6% Ask-Bid Gap and mid-range and upper-mid listings both sit near 1.7% to 1.8%, tight bands where pricing is closely aligned with recent sales. The luxury tier above $1.5 million carries a 14.8% Ask-Bid Gap, wider than every other tier in the city, indicating Fort Myers’s higher-end inventory is where pricing misalignment concentrates this month.

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 4,140 properties in Fort Myers’s trailing 12-month pool, 2,908 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, 464 Fort Myers properties expired, withdrew, or terminated, and only 60 of those, 12.9%, had returned to active status, gone pending, or sold by July 1. The remaining 404 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. Fort Myers carries a large share of older inland inventory, where roof age still drives insurability regardless of the statewide trend, so buyers should confirm coverage 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.

Fort Myers Community Results Split by Product Type and Price Tier

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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Verandah

• Active Listings: 39 (down 2.5% MoM)
• Closings (Last 120 Days): 45 (down 6.3% MoM)
• Pending Contracts: 6 (down 45.5% MoM)
• Pending-to-Active Ratio: 15.4% (down 12.1 pts MoM)
• Re-list Rate: 23.1%
• Months of Inventory: 3.5 (up 0.2 mos MoM)
• Median Sold Price: $435,000 (down 3.9% MoM)
• Sellers Received (Median): 95.9% of final list price (down 0.4 pts MoM)

Verandah lines the Orange River in northeast Fort Myers, with two championship courses, optional golf membership levels from social to full golf, and more than 20 sub-neighborhoods spanning riverside estate homes to coach homes. That product range makes the community median a starting point at best. During June, 6 homes closed and 9 listings expired, terminated, or withdrew. As of July 1, 39 listings were active and 6 were pending. 9 of the 39 active listings matched a property that previously expired, withdrew, or terminated. Recent closings went under contract in a median of 97 days. The active asking median of $399,000 sits below the $435,000 closed median, likely reflecting a current pool weighted toward smaller product. Sellers should use sub-neighborhood comparable sales as their pricing guide.

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The Plantation

• Active Listings: 36 (down 14.3% MoM)
• Closings (Last 120 Days): 47 (down 2.1% MoM)
• Pending Contracts: 8 (down 33.3% MoM)
• Pending-to-Active Ratio: 22.2% (down 6.4 pts MoM)
• Re-list Rate: 22.2%
• Months of Inventory: 3.1 (down 0.4 mos MoM)
• Median Sold Price: $595,000 (flat MoM)
• Sellers Received (Median): 96.4% of final list price (flat MoM)

The Plantation is made up of two communities, Bridgetown and Somerset. Bridgetown is a non-golf community anchored by resort-style amenities including a pool, tennis, pickleball, and Bridgetown Hall; it produced 26 closings at a $530,000 median over the past 120 days. Somerset is built around an 18-hole championship golf course and The Great House restaurant and closed 21 homes at a $690,000 median. The community-wide $595,000 figure combines both. During June, 10 homes closed, 6 expired, and 1 terminated. As of July 1, 36 listings were active and 8 were pending. Current active listings show a median of 97 days on market; recent closings went under contract in a median of 52 days. Buyers should evaluate each neighborhood against its own recent comparable sales.

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Pelican Preserve

• Active Listings: 41 (down 10.9% MoM)
• Closings (Last 120 Days): 74 (up 2.8% MoM)
• Pending Contracts: 16 (flat MoM)
• Pending-to-Active Ratio: 39.0% (up 4.2 pts MoM)
• Re-list Rate: 24.4%
• Months of Inventory: 2.2 (down 0.4 mos MoM)
• Median Sold Price: $432,000 (flat MoM)
• Sellers Received (Median): 96.6% of final list price (flat MoM)

Pelican Preserve is a 55-plus active-adult community in Fort Myers with a 70,000-square-foot Town Center, 27 holes of optional golf, and more than 20 sub-neighborhoods spanning condos to single-family estates. That product range means the community median tracks the closing mix more than any individual home. Pending contracts held at 16 while active inventory fell from 46 to 41. During June, 14 homes closed and 6 listings expired, terminated, or withdrew. 10 of the 41 active listings matched a property that previously expired, withdrew, or terminated. The $432,000 community median held flat, with closings weighted toward condos and coach homes over the past 120 days. Recent closings went under contract in a median of 42 days. Sellers should use comparable sales from their specific sub-neighborhood and home type.

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Timber Creek

• Active Listings: 24 (down 11.1% MoM)
• Closings (Last 120 Days): 30 (up 7.1% MoM)
• Pending Contracts: 11 (down 15.4% MoM)
• Pending-to-Active Ratio: 45.8% (down 2.3 pts MoM)
• Re-list Rate: 29.2%
• Months of Inventory: 3.2 (down 0.7 mos MoM)
• Median Sold Price: $550,000 (down 3.9% MoM)
• Sellers Received (Median): 97.6% of final list price (down 0.4 pts MoM)

Timber Creek is an all-ages, resort-style community in Fort Myers built by Lennar, with a climate-controlled indoor sports pavilion, a resort pool complex, no golf, and a home lineup from townhomes to estate single-family homes. Active listings currently skew smaller than what has been selling: a 2,197-square-foot active median against 2,398 square feet for the 30 closings over the past 120 days, likely accounting for much of the $40,000 spread between the $510,000 asking median and the $550,000 closed median. During June, 9 homes closed and 4 expired or terminated. As of July 1, 24 listings were active and 11 were pending. 29.2% of active listings matched a property that previously expired, withdrew, or terminated. One closed record had no DOM value; the 50-day median time to contract is based on 29 records. Sellers of larger homes should use recent closings with comparable living area and floor plans.

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Lexington Country Club

• Active Listings: 27 (down 15.6% MoM)
• Closings (Last 120 Days): 72 (down 10.0% MoM)
• Pending Contracts: 6 (down 45.5% MoM)
• Pending-to-Active Ratio: 22.2% (down 12.2 pts MoM)
• Re-list Rate: 22.2%
• Months of Inventory: 1.5 (flat MoM)
• Median Sold Price: $270,000 (flat MoM)
• Sellers Received (Median): 96.2% of final list price (flat MoM)

Lexington Country Club in south Fort Myers, built by Worthington Communities, is split into Golf Village, where bundled golf is included in the HOA, and Lake Village, where residents pay per round. At the recent closing rate, the 27 active listings represent about 6 weeks of supply. During June, 10 homes closed and 5 expired or terminated. As of July 1, 27 listings were active and 6 were pending. 22.2% of active listings matched a property that previously expired, withdrew, or terminated. The 61 condo and villa closings over the past 120 days went under contract in a median of 46 days at a 96.2% median sale-to-final-list ratio. Single-family homes in the Lexington Country Club section recorded 11 closings in that window at a $600,000 median, well above the $270,000 community-wide figure. Buyers should evaluate Golf Village and Lake Village separately, since membership structure and housing type both affect value.

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WildBlue

• Active Listings: 29 (down 12.1% MoM)
• Closings (Last 120 Days): 23 (down 20.7% MoM)
• Pending Contracts: 4 (up 33.3% MoM)
• Pending-to-Active Ratio: 13.8% (up 4.7 pts MoM)
• Re-list Rate: 13.8%
• Months of Inventory: 5.0 (up 0.4 mos MoM)
• Median Sold Price: $1,249,900 (flat MoM)
• Sellers Received (Median): 96.5% of final list price (flat MoM)

WildBlue is a freshwater boating community on the Corkscrew Road corridor in Lee County, built around 800 acres of deep lakes that permit powerboats and private docks, with two price sections: Vista WildBlue, built by Lennar and Pulte, and the upper-tier estate lots built by WCI and Stock Development. June produced 1 closing while 7 listings expired, withdrew, or terminated. As of July 1, 29 listings were active and 4 were pending. 13.8% of active listings matched a property that previously expired, withdrew, or terminated. WildBlue proper closed 12 homes at a $1,595,000 median over the past 120 days; 17 active listings ask $1,670,000. Vista WildBlue closed 11 at $1,210,000 with 12 active listings asking $1,249,000, a closer alignment between asking and recent sales. Buyers in WildBlue proper should use estate-section comparable sales around the recent $1,595,000 median.

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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 Fort Myers

Fort Myers still has buyers, shown by ten consecutive months of closing growth and pending sales up 8.0% year over year. Sellers face a stricter pricing test: median price and price per square foot both fell about 7%, one in four active listings has a prior expired, withdrawn, or terminated listing on record, and relisted homes accumulated close to 230 days of combined market exposure. The practical response is pricing from the most recent comparable sales, accounting for property type and condition, and addressing insurance or maintenance concerns before listing. Most homeowners feel overwhelmed when it’s time to move. At Worthington Realty, we provide personalized guidance and clear communication so that you feel heard, valued, and confident in your decisions.

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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
• Cape Coral housing market report
• Estero housing market report
• Bonita Springs housing market report
• Naples housing market report

Explore Homes for Sale and Learn About Living In: Fort Myers | Cape Coral | Estero | Bonita Springs | Naples

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