Villas Village
Homes for Sale in Fort Myers, FL
All 1,305 homes for sale in Fort Myers, FL · median $235,900 · 149 homes for sale in 33912 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of October 2026, Villas Village in Fort Myers, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 8 recorded sales closed at a median of $249,500, $196 per square foot, a median 30 days on market, sellers accepting 92% of original asking. At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $3,980 ($3,320 with the full homestead exemption).
| Location | Fort Myers, Lee County, FL · ZIP 33912 |
|---|---|
| Homes in the community | 53 (FL DOR 2025 assessment roll) |
| Years built | 1985–1986 (median 1986.0) |
| Typical living area | 1,232 sq ft (median) |
| Sale prices, last 12 months | $249,500 median across 8 closed sales · $196 per sq ft |
| Days on market (closed sales) | 30 median |
| For sale right now | 2 active, 0 pending · median asking $234,450 |
| Owner-occupied (homestead) share | 45% |
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, “Villas Village key facts,” movewithmomentum.com/neighborhoods/villas-village, data as of September 20, 2026.
Villas Village prices around the mid-$249,500 mark, and with a median size of 1,152 square feet, that works out to roughly $196 a foot — a figure that reflects a small, older villa product built in a tight window between 1985 and 1988 rather than any single standout feature. At 174 homes total, this is a compact community, so the handful of closings in a given stretch (8 in this snapshot) can move the read on pricing more than they would in a larger subdivision.
A median 30.5 days on market suggests homes here move at a reasonably steady, unhurried pace — not a scramble, not a standoff. With just under 43% of homes on homestead exemption, there's a meaningful share of owner-occupancy, but also enough non-homestead ownership that buyers should expect a mix of long-held units and recently turned-over ones, which usually means a wide range in interior condition even at a similar price point.
The 60-Second Overview
Villas Village market snapshot (as of September 20, 2026): the median sale price is about $250K ($196 per sq ft over the trailing 12 months of closed sales), and a median 31 days on market for closed sales.
In ZIP 33912 (Fort Myers), 921 homes closed in the last 12 months at a median of $345K ($225/sq ft), down 6.2% year over year, with a median 54 days on market. Right now 287 active and 77 pending listings — a buyer's market. See the live ZIP 33912 housing market and the Lee County market.
Villas Village is a community of 53 homes in Fort Myers, Lee County, built between 1985 and 1986 (median 1986.0), with a median living area of about 1,232 square feet. 45% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Villas Village is a small, established villa community in Fort Myers built entirely within a three-year stretch in the mid-1980s, which gives it a consistent architectural age but means most units will be due for the same rounds of updates around the same time.
Who Villas Village is best for.
Best for
- A buyer with a moderate budget targeting a smaller, low-maintenance villa footprint
- Someone comfortable evaluating an older (1985-1988) build and budgeting for age-appropriate updates
- A buyer who wants a straightforward, no-amenity community and prefers to put budget toward the unit itself
Probably not for
- Someone who wants on-site community amenities like a pool or clubhouse as part of the purchase
- A buyer seeking new or recent construction rather than a mid-1980s build
- Someone needing a large living footprint, given the median size runs around 1,152 square feet
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 ($250K) IS the median in the snapshot above.
Windows contain 0 to 10 sales each (8 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.
18% of homes for sale in ZIP 33912 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 (2026-10-01).
Villas Village Market Scorecard
Villas Village is currently a balanced market., a median asking price of $234,450, and homes go under contract in about 185 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.
Housing distress & ownership in Villas Village, 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.
Homes For Sale Right Now in Villas Village
Live MLS inventory for Villas Village. 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 Villas Village listings as of 2026-09-30, 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.
Every Home for Sale in Villas Village Right Now (2)
All 2 active and pending Villas Village listings with a detail page, newest first, refreshed twice a day from the MLS.
- 13420 Onion Creek Ct · $255,000 · 2 bd / 2 ba · listed Jul 2, 2026 · listed by RE/MAX Nautical Realty
- 13444 Onion Creek Ct · $239,900 · 2 bd / 2 ba · listed Jul 2, 2026 · listed by Exp Realty, LLC
The Villas Village buying strategy.
If we were buying in Villas Village 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 Villas Village.
A Compact, Consistent-Age Villa Community
With only 174 homes and a build window of 1985 to 1988, Villas Village is not a sprawling subdivision — it's a tight, single-era pocket where every unit shares roughly the same age of roof, plumbing, and structural systems. That uniformity cuts both ways: it makes it easier to gauge what a home your age needs, but it also means capital repairs tend to come due community-wide around the same time rather than being staggered.
No community amenities are currently identified from active MLS listings, so this reads as a straightforward, no-frills villa setting rather than an amenity-driven development. At a median 1,152 square feet, these are efficient, smaller-footprint homes, and the median price near $249,500 puts this squarely in value territory for the area — buyers should expect the price to be doing a lot of the talking on size and age, with condition varying based on whether a given unit has been updated since 1987.
The location and the amenities are priced into every listing in Villas Village. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this size, with only a handful of closings in any given window, pricing a home well or evaluating an offer takes local, listing-level judgment rather than broad-market assumptions — we track what's actually moved in Villas Village, not just the county average.
Villas Village in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $683/month (about $8,196/yr) · median of 20 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $683 per month ($8,196 a year) — the median AssociationFee across 20 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 Villas Village 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 Villas Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villas Village, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Villas Village home worth?
Get a no-obligation home value based on real comparable sales in Villas Village, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
What is the median home price in Villas Village?
How long do homes in Villas Village take to sell?
How many homes are in Villas Village?
What share of Villas Village is owner-occupied?
When were the homes in Villas Village built?
Who is the best real estate agent for Villas Village?
How do I find a top Fort Myers real estate agent who knows Villas Village?
Can Momentum Realty connect me with an agent for Villas Village?
Where is Villas Village, and what county is it in?
Is Villas Village a good place to live?
Should you buy in Villas Village?
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: September 30, 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 33912)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (70 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 Villas Village fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Villas Village
- Home values · What homes in Villas Village actually sell for
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