Prato At Pelican Preserve
Homes for Sale in Fort Myers, FL
All 1,336 homes for sale in Fort Myers, FL · median $239,000 · 341 homes for sale in 33913 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
As of October 2026, Prato At Pelican Preserve in Fort Myers, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 22 recorded sales closed at a median of $444,000, $270 per square foot, a median 29 days on market, sellers accepting 96% of original asking (-19% versus the prior year). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $7,090 ($6,430 with the full homestead exemption).
Last 30 days in Prato At Pelican Preserve: 1 new listing (median asking $365,900), 1 under contract right now. As of October 17, 2026, Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate.
Prato At Pelican Preserve is a newer-construction pocket, homes built between 2016 and 2020, with a median year built of 2018 — so the housing stock here is still under a decade old across the board. Median living space runs large at 3,444 square feet, which explains why the median price of $445,000 lands where it does even as price per square foot sits at $280.69. Size, not scarcity, is doing most of the work on the price tag.
The year-over-year change of -17.2% is the number sellers need to sit with before setting an ask. Combined with a market heat score of 31, this is not a market rewarding aggressive pricing right now — homes are taking a median of 30 days to go under contract, which is a reasonable clip, but it is happening in a climate where recent closings have trended softer on price. Buyers have room to negotiate; sellers need a pricing strategy that reflects the current trend, not last year's comps.
Prato At Pelican Preserve right now
🔴 Off the recent peak. The trailing-12-month median ($444K) is down 19.3% from the prior 12 months ($550K). With about 23 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Florida Gulf Coast MLS closed sales, 12-month windows ending September 20. Confidence: High (22 and 29 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 18, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Prato At Pelican Preserve market snapshot (as of September 20, 2026): the median sale price is about $444K ($270 per sq ft over the trailing 12 months of closed sales), and a median 30 days on market for closed sales. The trailing-12-month median is down 19% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (22 closings in the current window).
In ZIP 33913 (Fort Myers), 1,461 homes closed in the last 12 months at a median of $444K ($218/sq ft), down 2.4% year over year, with a median 58 days on market. Right now 495 active and 136 pending listings put supply at about 1.3 months — a balanced market. See the live ZIP 33913 housing market and the Lee County market.
County records show 4 qualified sales in Prato At Pelican Preserve across 2024–2025 (2 in 2024, 2 in 2025), median $785,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Prato At Pelican Preserve is a community of 72 homes in Fort Myers, Lee County, built between 2018 and 2020 (median 2018.0), with a median living area of about 3,817 square feet. 72% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Prato At Pelican Preserve is a compact, newer-built enclave of 411 homes in Fort Myers, Lee County, where recent construction and larger floor plans define the community more than any single amenity package — current MLS data does not identify a distinct amenity set tied to this section.
Who Prato At Pelican Preserve is best for.
Best for
- Buyers wanting a larger home built within the last decade without an older-home renovation list
- Buyers comfortable negotiating in a market currently running below last year's pricing
- Sellers prepared to price to the current trend rather than a prior peak
Probably not for
- Buyers whose primary goal is a specific set of community amenities
- Sellers expecting a quick sale at a premium above the recent price trend
- Buyers who need extensive comparables across a wide range of build years
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($444K) IS the median in the snapshot above, and the move from 2025 ($550K) IS the -19.3% one-year change.
Windows contain 4 to 31 sales each (22 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
21% of homes for sale in ZIP 33913 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-18).
Prato At Pelican Preserve Market Scorecard
Prato At Pelican Preserve is currently a balanced market., a median asking price of $487,450, and homes go under contract in about 0 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Florida Gulf Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Prato At Pelican Preserve
Live MLS inventory for Prato At Pelican Preserve. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Prato At Pelican Preserve listings as of 2026-10-17, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
The Prato At Pelican Preserve buying strategy.
If we were buying in Prato At Pelican Preserve today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Prato At Pelican Preserve.
Newer Stock, Correcting Prices
With every home built inside a tight 2016–2020 window, Prato At Pelican Preserve doesn't carry the age-related variability you see in older Fort Myers communities — no decades-old roofs or original systems to price around. That consistency is part of why living space, at a median of 3,444 square feet, is the more useful lens for comparing one listing to another here rather than lot size or vintage.
The market posture right now is soft by the numbers: a -17.2% year-over-year shift and a market heat score of 31 both point to a buyer-favorable window, even with a 30-day median days-on-market that suggests homes aren't sitting indefinitely. A homestead share of 74.5% indicates the bulk of homes carry a primary-residence exemption, which tends to correlate with steadier turnover rather than heavy investor cycling. For a seller, that's a market to price into carefully, not one to test with an ambitious number.
The location and the amenities are priced into every listing in Prato At Pelican Preserve. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Prato At Pelican Preserve buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.1). Basis: Recent Direction -19.3% year-over-year; Owner Commitment 72% owner-occupied; Pricing Power 95.6% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A community this uniform in age and this soft on year-over-year pricing needs a strategy built on current closings, not stale comps — we track the 21 most recent closings in this window specifically so pricing conversations start from what's actually happening now, not what happened before the trend turned.
Prato At Pelican Preserve in 15 seconds.
What it really costs to own in Prato At Pelican Preserve
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $6,912/yr across 4 listings here (MLS tax records, 2026-10-18). |
|---|---|
| HOA dues | Median $482/month across 133 MLS listings (most billed quarterly; 2026-10-15). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Lee County is $2,197/yr (6,508 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2018 across 4 listings. An original roof here is about 8 years old: still inside the 15-year window Florida carriers use, but ask for the roof's permit date before you bind coverage. |
Email me new listings in Prato At Pelican Preserve
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Prato At Pelican Preserve
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Prato At Pelican Preserve will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $482/month (about $5,784/yr) · median of 133 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $482 per month ($5,784 a year) — the median AssociationFee across 133 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Prato At Pelican Preserve buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Prato At Pelican Preserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Prato At Pelican Preserve, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Prato At Pelican Preserve home worth?
Get a no-obligation home value based on real comparable sales in Prato At Pelican Preserve, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Fort Myers →
Recently off market in Prato At Pelican Preserve
Homes in Prato At Pelican Preserve that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 7 on record.
- 10252 Livorno Dr · off market
- 10293 Prato Dr · off market
- 10304 Livorno Dr · off market
- 10386 Prato Dr · off market
- 10500 Pistoia Dr · off market
- 10909 Pistoia Dr · off market
- 11921 Grosseto Ct · off market
| Location | Fort Myers, Lee County, FL · ZIP 33913 |
|---|---|
| Homes in the community | 72 (FL DOR 2025 assessment roll) |
| Years built | 2018–2020 (median 2018.0) |
| Typical living area | 3,817 sq ft (median) |
| Sale prices, last 12 months | $444,000 median across 22 closed sales · $270 per sq ft · -19.3% vs the prior 12 months |
| Days on market (closed sales) | 29 median |
| For sale right now | 2 active, 3 pending · median asking $487,450 |
| Owner-occupied (homestead) share | 72% |
Data as of September 20, 2026. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Prato At Pelican Preserve key facts,” movewithmomentum.com/neighborhoods/prato-at-pelican-preserve, data as of September 20, 2026.
Housing distress & ownership in Prato At Pelican Preserve, Fort Myers
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
More Fort Myers home searches
- All homes for sale in Fort Myers, FL
- Homes for sale in Lee County, FL
- Fort Myers pool homes for sale
- Fort Myers waterfront homes for sale
- Gated communities in Fort Myers
- Fort Myers golf course homes
- Homes under $300K in Fort Myers
- Homes from $300K to $500K in Fort Myers
- 4-bedroom homes for sale in Fort Myers
- Fort Myers home values: what is my house worth?
Frequently Asked Questions
What is the median home price in Prato At Pelican Preserve?
How long do homes in Prato At Pelican Preserve take to sell?
How many homes are in Prato At Pelican Preserve?
What share of Prato At Pelican Preserve is owner-occupied?
When were the homes in Prato At Pelican Preserve built?
Who is the best real estate agent for Prato At Pelican Preserve?
How do I find a top Fort Myers real estate agent who knows Prato At Pelican Preserve?
Can Momentum Realty connect me with an agent for Prato At Pelican Preserve?
Where is Prato At Pelican Preserve, and what county is it in?
Is Prato At Pelican Preserve a good place to live?
Should you buy in Prato At Pelican Preserve?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: October 17, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 33913)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2017 (231 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Florida Gulf Coast MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Prato At Pelican Preserve fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near Prato At Pelican Preserve with Momentum Realty’s local guides.
More on Prato At Pelican Preserve
- Home values · What homes in Prato At Pelican Preserve actually sell for