LEE COUNTY MARKET UPDATE · AUGUST 2026
Waterfront Is Winning: Gulf-Access Prices Up 15% From Last August
In August 2026, Gulf-access homes sold for a median of $702,500, up 15% from a year ago, while inland homes held steady at $369,945. 872 single-family homes closed across our five Lee County areas, down 2% from a year earlier. With 5 to 7 months of supply, buyers have real choices, and well-priced homes are still closing at 96–98% of asking.
What This Means for You
Retiring here or buying a second home
With five to seven months of homes to choose from, you can take your time. Tour, compare insurance and flood zones, and negotiate on condition. Homes are typically spending three to four months on the market, so a scouting trip now sets you up to move confidently when the right one appears.
Selling for your next chapter
Buyers are selective, but they're buying. Homes priced right from day one are closing near asking. In Cape Coral, that's 98% of list price. If you own on Gulf-access water, this is a strong moment to talk about your options.
Upgrading or downsizing as a family
Inland prices are steady, which makes moving up or down more predictable. You can negotiate on the home you buy while pricing the one you sell to move. The key is timing the two so you're not carrying both.
Dreaming of life on the water
Gulf-access homes are the hottest part of the market right now, up 15% from last August, while inland prices hold steady. If boating to the Gulf is part of your plan, focus on the details that drive value: sailboat vs. direct access, travel time to open water, bridges, and seawall and lift condition. We'll help you compare canal by canal.
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Common Questions
Are home prices going up in Cape Coral?
In August 2026, the median single-family sale price in Cape Coral was $389,900, up 6.3% from $366,750 in August 2025. Gulf-access homes in Cape Coral had a median of $725,000, compared with $349,950 for inland homes.
How much more do Gulf-access homes cost in Southwest Florida?
Across Cape Coral, Fort Myers, North Fort Myers, Estero and Bonita Springs, Gulf-access single-family homes sold for a median of $702,500 in August 2026, about 1.9 times the $369,945 median for inland homes.
Is Lee County a buyer's market or a seller's market right now?
It's close to balanced. In August 2026, these areas had 5 to 7 months of supply. About 6 months is usually considered balanced, so buyers have choices and time to negotiate, but well-priced homes still sold for 95.8–98.0% of list price.
How long does it take to sell a home in Southwest Florida?
In August 2026, the median single-family home spent 103 to 141 days on the market, depending on the area. Estero was quickest and Bonita Springs took the longest.
Which Lee County area is most affordable for a single-family home?
Of the areas we cover, North Fort Myers had the lowest median sale price in August 2026 at $362,500, followed by Cape Coral at $389,900.
Want the Numbers for Your Street?
Medians tell the big story. Your home, your canal and your neighborhood tell the real one. Ask AJ & Courtney for a free, no-pressure price check →
Source: Florida Gulf Coast MLS (FGCMLS), single-family homes. Data deemed reliable but not guaranteed. Freshwater-canal homes are included in city totals but not in the Gulf-access or inland groups.