LEE COUNTY MARKET UPDATE · JANUARY 2026
Gulf-Access Prices Dip 6%: A Window for Waterfront Buyers
In January 2026, Gulf-access homes sold for a median of $707,500, down 6% from a year ago, while inland homes held steady at $365,000. 659 single-family homes closed across our five Lee County areas, up 6% from a year earlier. With 8 to 11 months of supply, buyers have real choices, and well-priced homes are still closing at 96–97% of asking.
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Common Questions
Are home prices going up in Cape Coral?
In January 2026, the median single-family sale price in Cape Coral was $376,000, up 0.3% from $374,950 in January 2025. Gulf-access homes in Cape Coral had a median of $695,000, compared with $320,000 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 $707,500 in January 2026, about 1.9 times the $365,000 median for inland homes.
Is Lee County a buyer's market or a seller's market right now?
It's close to balanced. In January 2026, these areas had 8 to 11 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 95.5–96.9% of list price.
How long does it take to sell a home in Southwest Florida?
In January 2026, the median single-family home spent 98 to 106 days on the market, depending on the area. Cape Coral 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 January 2026 at $357,049, followed by Cape Coral at $376,000.
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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.