From Builder Closeout to a Balanced Resale Market in Gateway Fort Myers
This Timber Creek Community Market Update shows how the neighborhood has now lived through the full post-COVID housing cycle. Timber Creek came to market while construction was still underway, surged during the pandemic, hit a $670,000 price peak in early 2023, worked through a sharp 2024 correction, and settled into a steady resale market in 2025. With Lennar’s Executive, Manor, and Estate collections now sold out, every sale is a homeowner-to-buyer resale. Median prices have averaged $560,000 for seven straight months, inventory sits at 5.7 months of supply, and late-2025 pending sales are the strongest the neighborhood has seen.
Key Takeaways (TL;DR)
- Median sold price is $560,000, down 16% from the $670,000 peak but well above the 2024 low of $422,500
- Months of supply is 5.7, which reflects a balanced, predictable market in Timber Creek
- Late-2025 pending sales (August–October rolling) reached 23, up 28% from the same period in 2024 and 188% higher than 2023
- Lennar’s single-family collections are sold out, so today’s activity is 100% resale
- Two-tier pattern is clear: $450,000 to $650,000 single-family homes move in 27–45 days, while many sub-$400,000 attached villas sit longer and pull the active median list price down
Timber Creek’s Five-Year Market Story in One View
From New Construction Launch to Pandemic Surge
Timber Creek came to market during a time that already favored new construction. Before COVID, Fort Myers generally ran with 4 to 6 months of inventory, 60 to 90 days on market, mid-3% mortgage rates, and steady in-migration. Lennar’s early phases fit that environment well, offering newer homes, clear HOA and CDD structures, and resort-style amenities near Daniels Parkway and Southwest Florida International Airport.
Lennar developed Timber Creek in three single-family collections: Executive, Manor, and Estate Homes, with attached villas integrated into the Executive collection as the community’s entry-level product. That mix allowed the neighborhood to serve a wide range of buyers, from first-time homeowners and downsizers to move-up and higher-end buyers.
When remote work expanded and migration into Southwest Florida accelerated in 2021 and 2022, that calm shifted. Showings per listing jumped, inventory tightened, and prices pushed higher. Being a fresh, amenitized community that was still under construction, Timber Creek sat directly in the path of that demand.
The Peak and The Correction
Demand and limited choices pushed the rolling median price to $670,000 in January 2023. That peak lined up with very low inventory and buyers trying to secure homes before rates climbed further.
As mortgage rates moved into the 7% range, affordability changed and prices followed. Timber Creek’s median worked its way down through 2023 and reached a low point of $422,500 in April 2024, which is a 37% peak-to-trough correction. Inventory was heavier, days on market lengthened, and buyers could finally be more selective.
The important part for owners is what happened next. Prices did not keep sliding. By early 2025 the numbers began to firm up, and by spring the median had moved back into the mid-$500,000s and held there.
2025: From Buildout to a Balanced Resale Market
By 2025, Lennar had completed its single-family collections. Executive, Manor, and Estate Homes on the builder website are now marked “sold out.” That matters for the data. For the first time, Timber Creek is functioning as a resale neighborhood instead of a construction site with a steady stream of new listings from the builder.
From August through mid-November 2025, MLS data for Timber Creek shows:
- 33 closed sales
- Median sold price: $560,000
- Median days on market: 31 days
- Median list-to-sold ratio: 97.5%
- Average price per square foot: about $220
At the same time, the broader inventory snapshot (as of the date of this report) is:
- 33 active listings
- 8 homes pending
- 5.7 months of supply
Those numbers look very different from 2021 and 2022, but they describe something much healthier: a market where buyers and sellers both have enough information and enough time to make good decisions. To dig deeper, check out the Southwest Florida and Fort Myers market updates here.
Note: All statistics are based on rolling three-month averages from the Florida Gulf Coast MLS through October 2025, with active listing counts reflecting snapshot data as of November 19, 2025.
Late-2025 Pending Sales: Why Demand Looks Strong Again
If you want a forward-looking signal, pending contracts are the place to look. The rolling three-month period ending in October 2025 shows 23 homes under contract in Timber Creek. Compared to the same three-month period in prior years, that is:
- Up 28% from 2024 (18 pendings)
- Up 188% from 2023 (8 pendings)
This is the strongest pending volume the community has recorded, and it is happening without builder incentives, rate buy-downs, or model homes. Every one of those contracts is a buyer choosing a resale home in Timber Creek on its own merits.
Those 23 pendings also represent a solid pipeline of closings over the next 60 to 90 days, which supports the idea that the current $560,000 pricing level is stable rather than temporary.
Why the Active Median Looks “Cheap” and What Is Really Going On
On November 19, Timber Creek shows 34 active listings with a median list price of $464,450. That is about 17% lower than the recent $560,000 median sold price, which can look like a discount at first glance.
But here is the context:
- 17 of the 34 active listings are attached villas under $400,000, especially along Pine Lodge Lane
- These attached villas have always priced well below detached single-family homes and serve a slightly different buyer group
- When you compare like-for-like single-family homes, current actives are roughly 4% to 6% above the most recent comparable sales
That premium explains why about 44% of the total active inventory has been on the market more than 100 days. The market is not soft. Many of those longer-running listings are simply testing prices above where buyers are willing to go right now.
The Two-Tier Market Inside Timber Creek
The Core Single-Family Segment: $450,000 to $650,000
This is the heart of Timber Creek’s activity. These are the 3- and 4-bedroom single-family homes, often in floorplans such as Mystique, Summerville II, Contour, Trevi, and similar designs in the 2,000 to 2,800 square foot range.
For this group, the data shows:
- Typical days on market between 27 and 45 days when priced close to recent comps
- Contracts landing at 96% to 98% of asking price
- Consistent buyer interest that holds up even as seasons change
If you own in this price band and your home is updated and priced within 3% to 5% of the latest comparable sale, you can expect showings quickly and a fair offer in a reasonable timeframe.
The Villas and Attached Villa Segment: Under $400,000
Villas and attached villas, especially along Pine Lodge Lane and nearby streets, follow a different pattern than the core single-family homes. These homes are part of Lennar’s Executive collection and are generally smaller, but they share the same HOA, the same resort-style amenities, and the same gated setting as the rest of the community.
They also attract a different buyer profile — first-time buyers, investors, and downsizers looking for lower maintenance and a lower price point.
What matters for today’s data is the inventory concentration:
- 12 of the 34 active listings are attached villas
- That’s over one-third of all inventory, even though they represent a much smaller share of the community
- Many listings show 100 or more days on market
- Pricing typically sits under $400,000
- This oversupply is what slows absorption, and it pulls the active median list price down
This product trades at a lower price point, serves a different buyer segment, and currently has more supply available than demand can absorb quickly.
The Upper-End Segment: $650,000 and Up
The data also shows that higher-end homes still have a place here. Recent closings at $585,000, $705,000, and $715,000 confirm that buyers are willing to pay for larger square footage, better lots, and upgraded finishes. These homes usually take longer to find the right match, but when they are priced correctly and presented well, they sell.
What Builder Completion Means for Future Supply
For the past couple of years, a large part of Timber Creek’s inventory came from Lennar delivering new homes. That flow has now ended.
Going forward, new listings will mostly come from owners making normal life moves: relocations, upsizing, downsizing, or changing financial needs. Instead of dozens of new construction listings feeding the market every year, supply will look more like a typical established neighborhood.
In practical terms, that means:
- Fewer fresh listings than buyers were used to seeing during the height of buildout
- Resale homes setting the tone for value instead of builder pricing
- A community that behaves less like a project under construction and more like a finished neighborhood with steady turnover
If buyer demand stays anywhere close to current levels, that shift in supply could gradually tighten the balance over time.
Frequently Asked Questions About Timber Creek (November 2025)
Overall, no—but it depends on the segment. Single-family homes in the $450K-$650K range still show seller-friendly characteristics: they move in 27-45 days and close at 96-98% of asking price when priced correctly. The villa segment under $400K, with heavier inventory relative to demand, gives buyers more negotiating leverage.
The numbers suggest that the major correction has already happened. The community moved from a $670,000 peak to a $422,500 low, then climbed back to a $560,000 median that has held steady for seven months. Combined with strong pending sales and healthy list-to-sold ratios, that stability points to a market that has already repriced, not one that is about to slide again.
No. Lennar’s Executive, Manor, and Estate single-family collections are now delivered and marked sold out. Every listing and every pending contract you see in Timber Creek today is a resale between a current homeowner and a buyer.
Most of the higher days-on-market counts fall into two clear groups: attached villas under $400,000, where inventory is disproportionately high relative to buyer demand, and single-family homes that entered the market more than 5% to 10% above their most recent comparable sale. When price and condition line up with recent data, marketing time drops quickly.
For buyers who like the location, amenities, and construction age of Timber Creek, late 2025 is a reasonable window. Prices are stable, there is more selection than in the past, and there is no builder competition offering short-term incentives that can distort values. Waiting could mean catching slightly lower rates later, but it may also mean facing fewer listings and more competition if supply tightens.
Final Thoughts on the Timber Creek Community Market Update
Timber Creek has moved from construction site to established community in a short period of time, and the data now looks steady instead of dramatic. A median price of $560,000, 5.7 months of supply, and record resale pending activity tell a clear story: this is a balanced neighborhood where realistic sellers and well-prepared buyers can both do well.
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You can search all Timber Creek homes for sale here.
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