The Preserve
Condos for Sale in Fort Myers, FL
All 1,336 homes for sale in Fort Myers, FL · median $239,000 · 1,004 condos for sale in Fort Myers · 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, The Preserve in Fort Myers, FL has 5 homes for sale, asking from $204,900 to $274,900 (median $229,900). Over the 12 months ending 2026-09-20, 15 recorded sales closed at a median of $232,000, $157 per square foot, a median 73 days on market, sellers accepting 90% of original asking (+1% versus the prior year). Homes listed or recently sold were built 2005–2006; 5 of 5 report an HOA (median $491/mo); 3 of the 5 geocoded homes sit in a FEMA special flood hazard zone (median elevation 24 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $3,710 ($3,040 with the full homestead exemption).
Last 30 days in The Preserve: 1 new listing (median asking $239,000). 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.
Homes For Sale Right Now in The Preserve
Live MLS inventory for The 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 The 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 Preserve is trading at a median of $232,000, with price per square foot sitting at $161.91 — a level that points to a market where condition and layout do most of the work in setting value, not community branding or amenities. With only 16 closings in the window, this is a thin data set, so any single sale can move the median more than it would in a larger community.
A median of 73.5 days on market and year-over-year movement of just 0.9% tell the same story from two angles: this is not a market with urgency on either side. Sellers who price realistically at listing are still waiting north of two months for a contract, and buyers have room to negotiate on terms, not just price, without fear of losing the home to a bidding war.
The Preserve right now
🟡 Still climbing. The trailing-12-month median ($232K) is up 0.9% from the prior 12 months ($230K). With about a dozen 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 (15 and 15 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
The Preserve market snapshot (as of September 20, 2026): the median sale price is about $232K ($157 per sq ft over the trailing 12 months of closed sales), and a median 73 days on market for closed sales. The trailing-12-month median is up 1% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (15 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.
Florida Gulf Coast MLS sales records identify 9 homes in The Preserve that have changed hands, built between 2005 and 2006 (median 2006), with a median living area of about 1,234 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. Source: Florida Gulf Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
The Preserve in Fort Myers is a Lee County community where current MLS data shows no listed community amenities, meaning the value proposition here rests on the homes and lots themselves rather than shared facilities.
The setting & the homes.
Aerial and on-site photos of The Preserve. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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The PreservePhotos from Florida Gulf Coast MLS listings in The Preserve; content deemed reliable but not guaranteed.
Who The Preserve is best for.
Best for
- A buyer prioritizing the home and lot itself over a bundled amenity package.
- A buyer comfortable with a longer search-to-close timeline given the 73.5-day median.
- A seller who can price to the current per-square-foot benchmark and hold for the right offer.
Probably not for
- A buyer who wants access to community amenities as part of the purchase decision.
- A seller expecting a fast sale in a market with a market heat score of 25.
- A buyer relying on a large comp set — the 16-closing window is a small sample to lean on.
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 ($232K) IS the median in the snapshot above, and the move from 2025 ($230K) IS the +0.9% one-year change.
Windows contain 0 to 27 sales each (15 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).
The Preserve Market Scorecard
The Preserve is currently a balanced market., a median asking price of $227,450, and homes go under contract in about 147 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.
The Preserve on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Florida Gulf Coast MLS. Map data © OpenStreetMap contributors.
The The Preserve buying strategy.
If we were buying in The 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 The Preserve.
A market that rewards patience, not speed
A market heat score of 25 puts The Preserve firmly on the cool side of the spectrum. That reading, paired with a median 73.5 days on market, means listings here need to be priced and presented correctly from day one — there is no seller's market tailwind to bail out an overpriced listing.
The 0.9% year-over-year change suggests pricing has largely leveled off rather than trending in either direction. For a buyer, that stability is useful: it reduces the risk of overpaying relative to where the market has recently been. For a seller, it means the pitch has to rest on the individual home's condition and price per square foot positioning against the $161.91 median, not on a rising tide.
The location and the amenities are priced into every listing in The Preserve. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume market like The Preserve, with only 16 closings feeding the current data, pricing a listing or evaluating an offer requires reading a thin comp set correctly rather than leaning on a large sample average. That is where local, hands-on comp analysis matters more than a generic market report.
The Preserve in 15 seconds.
What it really costs to own in The Preserve Condos for Sale
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 $4,151/yr across 10 listings here (MLS tax records, 2026-10-18). |
|---|---|
| HOA dues | Median $5,892/year (about $491/month) across 250 MLS listings (most billed annually; 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 2006 across 10 listings. An original roof here would be about 20 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $1,020/month (tax $346, HOA $491, insurance $183). An estimate from the sources above, not a quote.
Email me new listings in The Preserve Condos for Sale
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 The Preserve Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works The Preserve Condos for Sale will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $5,892/year (about $491/month) · median of 250 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $5,892 a year ($491 a month) — the median AssociationFee across 250 MLS records, normalised to a monthly figure; most are billed annually. 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 The 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 The Preserve sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The 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 The Preserve home worth?
Get a no-obligation home value based on real comparable sales in The 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 The Preserve
Homes in The 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. 2 on record.
- 9625 Hemingway Ln 3706 · off market
- 9653 Hemingway Ln 3310 · off market
| Location | Fort Myers, Lee County, FL · ZIP 33913, 34134 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Sale prices, last 12 months | $232,000 median across 15 closed sales · $157 per sq ft · +0.9% vs the prior 12 months |
| Days on market (closed sales) | 73 median |
| For sale right now | 6 active, 0 pending · median asking $227,450 |
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. Market figures describe homes, not residents. Cite as: Momentum Realty, “The Preserve key facts,” movewithmomentum.com/neighborhoods/the-preserve--lee, data as of September 20, 2026.
Housing distress & ownership in The 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.
Just listed in The Preserve
The newest homes for sale in The Preserve right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 9603 Hemingway Ln 4003 $239,000 · 2 bd · 2 ba · 1,234 sq ft · new today Courtesy of BLSW Enterprises LLC
- 9625 Hemingway Ln 3701 $204,900 · 2 bd · 2 ba · 1,422 sq ft · 112 days on market Courtesy of Parkline Realty
- 9653 Hemingway Ln 3304 $229,900 · 2 bd · 2 ba · 1,200 sq ft · 147 days on market Courtesy of Royal Shell Real Estate, Inc.
- 9575 Hemingway Ln 4401 $219,000 · 2 bd · 2 ba · 1,422 sq ft · 207 days on market Courtesy of Coldwell Banker Realty
- 9583 Hemingway Ln 4301 $274,900 · 2 bd · 2 ba · 1,422 sq ft · 451 days on market Courtesy of Country Club Rentals Inc
Checked against the MLS Oct 18, 2026. All new listings in this market.
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Frequently Asked Questions
What is the median home price in The Preserve?
How long do homes in The Preserve take to sell?
Who is the best real estate agent for The Preserve?
How do I find a top Fort Myers real estate agent who knows The Preserve?
Can Momentum Realty connect me with an agent for The Preserve?
Where is The Preserve, and what county is it in?
Should you buy in The 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 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2012 (182 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.
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See how The Preserve fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
Explore more neighborhoods near The Preserve with Momentum Realty’s local guides.
More on The Preserve Condos for Sale in Fort Myers
- Home values · What homes in The Preserve Condos for Sale in Fort Myers actually sell for