Signs of Stability as Buyer Demand Rebounds In Southwest Florida
After months of headlines about rising inventory and falling prices, many homeowners and buyers in Southwest Florida are finally seeing a clearer picture take shape. Prices are steadying, buyer activity is picking up, and supply is leveling off. It’s still a buyer’s market, but one that feels more predictable and easier to plan around.
MLS data through October 2025 illustrates how pricing, inventory, and buyer activity continue to shift across Lee and Collier Counties. This update explores what those changes mean for buyers, sellers, and investors as Southwest Florida heads into season.
Key Takeaways (TL;DR)
- Buyer’s market holds steady: supply inched up from 7.4 to 7.5 months.
- Pending sales surged 57.1% year over year, the strongest growth since early 2022.
- Median price rose 3.9% month over month to $410,000, holding steady year over year.
- New listings jumped 34.7%, signaling renewed seller confidence ahead of season.
- Homes are going under contract in six showings, down from seven in September.
- Buyers still hold leverage, but competition is increasing in key markets.
Southwest Florida Real Estate Market: Pricing and Inventory
The regional median sale price across Southwest Florida reached $410,000 in October, a 3.9 percent increase from September and essentially even with last year. That steadying movement marks a shift from the volatility seen earlier in 2025, showing a market that’s finding its balance between seller expectations and buyer confidence.
In Fort Myers, prices rose to $365,000, up 6 percent month over month as activity strengthened in the mid-range bracket. Cape Coral followed close behind at $366,903, gaining 3.4 percent on continued investor confidence and strong entry-level demand. Estero, meanwhile, posted a median of $494,741, down 9.2 percent from September and 12 percent year over year — a move that demonstrates temporary shifts in mix toward smaller condos and lower-priced sales rather than a broad decline.
Bonita Springs continued its climb, reaching $565,000, up 1.8 percent month over month and 11.6 percent year over year. The city’s blend of coastal proximity and community lifestyle continues to attract steady interest. Naples led the upper tier once again, rising 4.8 percent to $595,000, where luxury and near-luxury segments remain active despite broader caution.
Across Lee and Collier Counties, active listings totaled 18,664, up just over 4 percent from September. While the increase aligns with seasonal patterns, it remains well below the spring high of nearly 11 months of supply. At 7.5 months, the market still leans in favor of buyers, but the movement is no longer expanding — a sign that the region is settling into a more balance as season begins.
Southwest Florida Market Summary: October 2025 Data (Preliminary)
| Market Area | Median Price | MoM Chg. | YoY Chg. | Closed Sales | Days on Market | Months Supply | Active Listings |
|---|---|---|---|---|---|---|---|
| Fort Myers | $365,000 | +6.0% | -4.6% | 366 | 69 | 7.3 | 3,134 |
| Cape Coral | $366,903 | +3.4% | -5.9% | 430 | 60 | 6.1 | 2,899 |
| Estero | $494,741 | -9.2% | -12.0% | 100 | 65 | 6.5 | 712 |
| Bonita Springs | $565,000 | +1.8% | +11.6% | 108 | 87 | 7.5 | 1,035 |
| Naples | $595,000 | +4.8% | +3.0% | 615 | 85 | 7.8 | 5,105 |
| SWFL | $410,000 | +3.9% | 0.0% | 2,182 | 71 | 7.5 | 18,664 |
Southwest Florida Buyer Activity and Pending Sales
Buyer confidence returned in full force this fall. Pending sales jumped to 2,475 in October, up 13.2 percent from September and an impressive 57.1 percent higher than a year ago — the strongest annual gain since early 2022. That surge points to a busier closing season ahead and reinforces that demand is alive and adapting, not fading.
In Fort Myers, contracts rose sharply, climbing more than 60 percent year over year as mid-range homes continued to draw steady local and relocation traffic. Cape Coral saw similar momentum, with pendings up 68 percent thanks to investor engagement and first-time buyers capitalizing on value-driven pricing.
Estero posted the biggest rebound, with pending sales up roughly 90 percent from last October — a jump that reflects improved buyer confidence after several quieter months and renewed interest in newer, move-in-ready homes. Bonita Springs followed closely, climbing more than 80 percent year over year as well-priced listings began attracting seasonal buyers earlier than usual. Naples also gained ground, up about 56 percent, with buyers in higher price brackets re-entering the market as luxury inventory normalized.
Fresh listings added fuel to the mix. October saw 5,203 new listings, nearly 35 percent more than in September, signaling that sellers are regaining confidence and positioning their homes before peak season begins. The additional inventory has given buyers more to choose from, while increased activity has helped reintroduce momentum that was missing in early summer.
Homes are also finding buyers faster. The median number of showings before contract dropped from seven in September to six in October, a small but telling sign that pricing alignment and presentation are improving across the region.
Days on Market and Southwest Florida Seller Expectations
Homes across Southwest Florida are taking just a little less time to sell than they did last month — but still longer than a year ago. The regional median stood at 71 days in October, down slightly from 72 in September and up from 58 last year. The difference tells a familiar story: homes are selling, but only when the strategy fits today’s conditions.
Cape Coral continued to move the quickest, averaging around 60 days to close. Its combination of attainable pricing and strong rental appeal keeps both owner-occupants and investors active. Estero followed close behind at 65 days, where steady new-home and resale traffic is offsetting the seasonal slowdown. Fort Myers tracked near 69 days, consistent with a balanced mid-range market where buyer interest remains strong but selective.
Higher-priced markets continue to require patience. Naples averaged 85 days, and Bonita Springs trailed slightly longer at 87 days, both reflecting the pace of decision-making typical in the luxury and near-luxury tiers.
For sellers, this data reinforces what many already sense: timing, preparation, and pricing precision are everything. Homes listed near realistic comparables — and presented with care — are still selling within that 70-day window. Those that push above the market or linger without fresh marketing attention can sit well past 90 days, often needing a later adjustment to reignite interest.
The takeaway is not that the market is slow — it’s selective. Buyers are motivated, but they’re also informed. Sellers who read the signals and adapt quickly are the ones seeing offers while others wait.
What This Means for Southwest Florida Buyers
Southwest Florida is still a buyer’s market, but it’s no longer a waiting game. With inventory leveling and pending sales surging, conditions are tightening just enough to make timing matter again. Buyers still hold leverage — typically negotiating four to five percent below asking — but those expecting deeper discounts may find fewer opportunities as season builds momentum.
In Fort Myers and Cape Coral, the value story remains strong. Homes in the $350,000 range continue to draw consistent attention, combining affordability with solid long-term demand. These markets have become the center of activity for everyday buyers and investors looking for stable footing.
Estero offers a mix of flexibility and selection, particularly for buyers open to newer communities or slightly older resale homes with good space-to-value ratios. Bonita Springs and Naples, while more competitive, still reward preparation — buyers who enter with financing in order and realistic expectations often find success even in luxury segments.
The overall message: choice still exists, but confidence is returning. Acting while the market is steadying gives buyers an edge before competition intensifies through the winter months.
What This Means for Southwest Florida Sellers
For sellers, the landscape feels calmer — and that’s a good thing. The wave of 2025 inventory expansion has given way to a more stable environment where results depend less on luck and more on strategy. The 57 percent surge in pending sales shows that buyers are engaged, but they’re also selective.
Homes that stand out are the ones priced close to recent comparables and marketed with purpose. In Fort Myers and Cape Coral, those listings are often the first to attract multiple offers. In Naples and Bonita Springs, the timeline may stretch, but qualified buyers are still active and ready to move when the value is clear. Estero remains nuanced, where pricing within a narrow band can make the difference between showings and silence.
Sellers who adapt early — by adjusting price, refreshing presentation, or leveraging flexible strategies like Worthington’s Seller’s Offer — are keeping momentum even when the market pauses. When price and presentation match buyer expectations, homes are selling right on schedule.
What This Means for Southwest Florida Investors
Investors continue to find opportunity across Southwest Florida, though the window is narrowing slightly as buyer demand strengthens. With 7.5 months of supply, negotiation power still exists — just not as wide as it was in early 2025. For context, national housing supply stood at 4.6 months in September 2025, according to Federal Reserve data, reinforcing that Southwest Florida remains one of the few regions where buyers still hold a relative advantage.
Liquidity remains strongest in the $350,000 to $450,000 range, especially in Fort Myers and Cape Coral, where stable rental activity supports reliable cash flow. Meanwhile, Naples and Bonita Springs are seeing renewed interest in premium listings as some sellers grow more flexible heading into season.
In this environment, discipline pays. The combination of moderate supply, firming demand, and rising insurance and HOA costs means returns hinge on smart underwriting and local insight. Those who focus on real value — rather than chasing the next discount — are positioning themselves well heading into 2026.
Lee & Collier Counties Market Outlook
Inventory is starting to build slightly again after months of tightening. Buyer demand is climbing, listings are fresh, and pricing is holding steady as both sides adjust to clearer conditions. The region is moving toward stability, with early signs of balance beginning to take shape.
Pending sales growth points to stronger closings through the rest of the year, and if new listings slow as season progresses, supply could tighten again in early 2026. Prices are expected to stay close to current levels, with local differences reflecting each city’s mix of property types and demand. Interest rates, insurance costs, and migration patterns will remain the biggest factors influencing the pace of the market into next year.
Questions About the Southwest Florida Real Estate Market
Yes. With 7.5 months of supply, buyers maintain the advantage, though competition is increasing in several markets as pending sales surge.
Regionally, prices are steady. The median rose 3.9 percent month over month to $410,000 and is even with last year. City trends vary, with Naples and Bonita Springs up, and Estero, Fort Myers, and Cape Coral showing mixed adjustments.
The regional median was 71 days in October. Cape Coral and Estero moved fastest at around 60–65 days, while Bonita Springs averaged the longest timelines near 87 days.
The 57 percent increase in pending sales signals stronger closings ahead and a renewed sense of urgency among buyers. This momentum suggests a more active end to 2025 than most expected.
Buyers still have leverage, but waiting could mean more competition and fewer choices as activity rises into winter. Acting now offers both selection and negotiating room.
Explore our latest local updates for Fort Myers real estate trends, Cape Coral housing market insights, Estero market data, Bonita Springs homes for sale, and Naples real estate trends to see how your area is moving.
Final Thoughts the Changing Southwest Florida Real Estate Market
The Southwest Florida real estate market in November 2025 continues to favor buyers, but the dynamics are shifting toward balance. Prices are steadying, demand is rising, and supply is leveling. This is a welcomed sign of growing predictability after months of adjustment.
Success comes from knowing the market, setting the right plan, and following through with confidence. Homes are moving when they’re priced right and positioned well, and the renewed confidence in pending sales suggests the market is finding its footing heading into 2026.
If you want to see what’s on the market right now, browse the latest Southwest Florida homes for sale.
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.
Methodology & Sources:
All market statistics were obtained from the Florida Gulf Coast MLS and analyzed by Worthington Realty. Month-by-month data reflect market activity through October 31, 2025, retrieved November 3, 2025. October figures are preliminary and subject to revision as additional closings are recorded. All data are deemed reliable but not guaranteed.
