LEE COUNTY MARKET UPDATE · SEPTEMBER 2026
Waterfront Is Winning: Gulf-Access Prices Up 11% From Last September
In September 2026, Gulf-access homes sold for a median of $737,000, up 11% from a year ago, while inland homes rose about 3% to $369,990. 781 single-family homes closed across our five Lee County areas, down 5% 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
Season is around the corner, and you still get to shop without being rushed. Our five Lee County areas have five to seven months of homes on the market, and the typical home takes about three to four months to sell. Inland homes are holding steady at a median near $370,000, up about 3% from last September. Use the fall to tour, compare insurance and flood zones, and get to know a neighborhood or two. When the right home comes up, you'll be ready to move with confidence.
Selling for your next chapter
Buyers are out there, but they're picky. Closings across our five areas were about 5% lower than last September, yet homes priced right from day one still sold for 96% to 98% of asking. Fort Myers was the quickest market, at a median of 90 days on market. If you own on Gulf-access water, values there are up about 11% from a year ago. This is a good time to sit down with us and look at what your home could bring.
Upgrading or downsizing as a family
Steady inland prices make it easier to plan a move up or down. In Estero the median dipped about 10% from last September to $636,250, which gives move-up buyers some room to negotiate. In Cape Coral, inland homes came in around $331,000. With most areas sitting at five to seven months of supply, you can negotiate on the home you buy while pricing the one you're selling to move. Lining up the timing so you're not carrying both is the part we help with most.
Dreaming of life on the water
Modest inland price gains make it easier to plan a move up or down. In Estero the median dipped about 10% from last September to $636,250, which gives move-up buyers some room to negotiate. In Cape Coral, inland homes came in around $331,000. With most areas sitting at five to seven months of supply, you can negotiate on the home you buy while pricing the one you're selling to move. Lining up the timing so you're not carrying both is the part we help with most.
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Common Questions
Are home prices going up in Cape Coral?
In September 2026, the median single-family sale price in Cape Coral was $380,000, up 4.1% from $365,000 in September 2025. Gulf-access homes in Cape Coral had a median of $750,000, compared with $330,925 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 $737,000 in September 2026, about 2.0 times the $369,990 median for inland homes.
Is Lee County a buyer's market or a seller's market right now?
It's close to balanced. In September 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 95.7–97.7% of list price.
How long does it take to sell a home in Southwest Florida?
In September 2026, the median single-family home spent 90 to 129 days on the market, depending on the area. Fort Myers 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 September 2026 at $345,000, followed by Cape Coral at $380,000.
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Is It a Buyer’s Market Where You’re Looking?
Cape Coral · Fort Myers · Estero & Bonita Springs · Naples · Babcock Ranch · Cape Coral vs. Fort Myers · Cape Coral or Punta Gorda for waterfront? · Waterfront living for boaters · SWFL lifestyle, compared
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.