The Southwest Florida Market Update for September 2025 shows a market tilted toward buyers but with signs of stabilization. Using MLS data from August 2025, this report explains what is happening with prices, inventory, buyer activity, and selling conditions. You will see how the numbers affect real decisions and where the opportunities lie for buyers, sellers, and investors.
Key Takeaways (TL;DR)
- Pending sales rose more than 20 percent compared to last year, pointing to stronger closings this fall.
- With 7.3 months of supply, Southwest Florida remains a buyer’s market.
- Median prices held steady month over month and are about 5 percent lower than last year.
- Homes are taking longer to sell, with a median of 72 days and an average of 96.
Southwest Florida Market Update: Pricing and Inventory
Prices in Southwest Florida held steady in August at the middle of the market. The median sale price was $390,000, unchanged from July and down from $410,000 a year earlier. The average sale price was higher at $587,001 because a smaller number of luxury homes closed at significantly higher price points. These sales pull the average up but do not reflect where most buyers are active. For most homeowners, the median tells the truer story: typical buyers are shopping in the $300,000 to $400,000 range.
Across the region, city-level pricing shows some variation. Bonita Springs came in at $505,000 (-12% YoY), Estero at $487,450 (-11%), Fort Myers at $349,999 (-7%), Naples at $600,000 (-1%), and Cape Coral at $366,000 (-6%). Naples remains the highest-priced submarket, while Fort Myers and Cape Coral sit closer to the regional median.
Inventory remains elevated. There were 17,565 homes on the market in August, 6.5 percent more than last year and nearly 20 percent above pre-COVID levels. Months supply stood at 7.3, which keeps the region firmly in buyer’s market territory. While supply eased from July’s 8.1, buyers still benefit from choice and negotiating power.
Southwest Florida Buyer Activity and Pending Sales
Pending sales sent the clearest signal in August. At 2,503 contracts, activity rose more than 6 percent compared to July and 20 percent compared to last year. This pace even outperformed several pre-COVID years, showing that buyer demand is stronger than many expected despite higher inventory.
At the city level, Bonita Springs led with a 71 percent jump in pending sales year over year, while Naples was up 13 percent, Estero was flat, and Fort Myers held steady. Cape Coral pending sales improved about 12 percent.
Showings per listing averaged 2.9 across the region. A typical home went under contract after about seven showings, while the average stretched to 10.5. Properties aligned with buyer expectations moved quickly, while those priced too high or presented poorly required more time and showings.
Days on Market and Seller Expectations
Marketing times are longer than they were a year ago. The median home sold in 72 days, while the average stretched to 96. That difference points to a portion of the market sitting much longer than typical and pulling the average higher.
City figures show variation: Bonita Springs homes sold in a median of 74 days, Estero at 108, Fort Myers at 81, Naples at 91, and Cape Coral at 57. For sellers, the message is clear: price right from the start. Most contracts closed at about 95.9 percent of the last list price, which means modest discounts remain the norm.
What This Means for Southwest Florida Buyers
Conditions favor buyers in Southwest Florida. High supply gives you more choice and leverage, and most negotiations end with 4 to 5 percent off the last list price. Pending sales are climbing, so competition may increase later this year, but buyers still have time to be deliberate. If you are searching near the $390,000 median, you are in line with the largest pool of activity. If you are shopping in Naples, plan for a longer search and more showings.
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What This Means for Southwest Florida Sellers
Sellers need patience and precision. With homes taking a median of 72 days to sell and some stretching well beyond that, setting the right strategy upfront is essential. Price closer to the median, not the average, if you want to generate offers. Presentation matters more than ever. Homes that show well and are priced realistically move closer to the median timeframe, while others linger toward the 96-day average.
For practical tips on preparing your home for today’s market, explore our Home Staging Guide. It walks you through simple, high-impact steps to make your property stand out and attract offers faster.
What This Means for Southwest Florida Investors
Investors will find opportunity in the current buyer’s market. Longer days on market and motivated sellers create space for negotiation. Properties around the $390,000 median offer liquidity, while higher-priced listings often carry more room for discounts. Conservative underwriting is key. Factor in insurance and HOA costs and focus on value-add improvements that reduce vacancy and improve rents.
Lee & Collier Counties Market Outlook
The rise in pending sales suggests stronger closings ahead in September and October. Median prices are likely to remain stable, with only modest shifts across segments. Inventory may decline seasonally but will stay high enough to give buyers leverage through the end of the year. Interest rates, insurance, and HOA costs remain the main factors to watch.
Frequently Asked Questions
With 7.3 months of supply, the region is in a buyer’s market. Buyers benefit from choice and stronger negotiating power.
Median prices are steady compared to last month and about 5 percent lower than last year. This reflects a softening market, not a steep drop.
The median home sells in about 72 days. Homes priced correctly sell closer to that timeframe, while others stretch the average to 96 days.
Pending sales are up more than 20 percent compared to last year. This is a leading indicator of stronger closings in the fall.
Final Thoughts
Southwest Florida’s housing market in September 2025 shows a buyer’s advantage with demand beginning to stabilize. Pending sales are up, median prices are holding, and inventory remains elevated. Buyers and investors should view this as an opportunity, while sellers must focus on pricing and presentation to stay in line with the market.
For a closer look at what’s happening in each area, explore the full Southwest Florida Market Updates for September 2025: Fort Myers, Naples, Estero, Bonita Springs, and Cape Coral.
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