Waterford
Condos for Sale in Fort Myers, FL
All 1,305 homes for sale in Fort Myers, FL · median $235,900 · 978 condos for sale in Fort Myers · 622 homes for sale in 33908 · 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, Waterford in Fort Myers, FL has 6 homes for sale, asking from $249,900 to $349,900 (median $269,900). Over the 12 months ending 2026-09-20, 32 recorded sales closed at a median of $261,000, $176 per square foot, a median 48 days on market, sellers accepting 88% of original asking (-19% versus the prior year). Homes listed or recently sold were built 1996–1999; 6 of 6 report an HOA (median $889/mo); 5 of the 6 geocoded homes sit in a FEMA special flood hazard zone (median elevation 9 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $4,170 ($3,500 with the full homestead exemption).
| Location | Fort Myers, Lee County, FL · ZIP 33908, 33913, 34135 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Sale prices, last 12 months | $261,000 median across 32 closed sales · $176 per sq ft · -19.1% vs the prior 12 months |
| Days on market (closed sales) | 48 median |
| For sale right now | 5 active, 0 pending · median asking $269,900 |
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, “Waterford key facts,” movewithmomentum.com/neighborhoods/waterford--lee, data as of September 20, 2026.
Last 30 days in Waterford: 2 new listings (median asking $259,900). As of October 2, 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 Waterford
Live MLS inventory for Waterford. 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 Waterford listings as of 2026-10-01, 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 Waterford Lee Right Now (6)
All 6 active and pending Waterford Lee listings with a detail page, newest first, refreshed twice a day from the MLS.
- 16441 Millstone Cir 204 · $249,900 · 2 bd / 2 ba · listed Sep 22, 2026 · listed by Premier Florida Realty of SWFL
- 16440 Millstone Cir 101 · $269,900 · 2 bd / 2 ba · listed Sep 12, 2026 · listed by Premier Florida Realty of SWFL
- 16481 Millstone Cir 206 · $299,900 · 3 bd / 2 ba · listed Sep 5, 2026 · listed by Premier Florida Realty of SWFL
- 16410 Millstone Cir 102 · $349,900 · 3 bd / 2 ba · listed Jul 2, 2026 · listed by Premier Florida Realty of SWFL
- 16430 Millstone Cir 101 · $269,900 · 3 bd / 2 ba · listed Jul 2, 2026 · listed by Premier Florida Realty of SWFL
- 16411 Millstone Cir 104 · $269,000 · 2 bd / 2 ba · listed Jul 2, 2026 · listed by Redfin Corporation
Waterford's numbers point to a market that has cooled meaningfully over the past year. A median price near $261,000 combined with a year-over-year drop of 22.7% tells you pricing power has shifted toward buyers, and sellers who bought or refinanced at last year's levels need to price with that shift in mind rather than chase a number the market no longer supports.
A median of just under 49 days on market and a heat score of 22 both confirm this is not a fast-moving pocket right now. With 32 closings in the recent window, there's enough transaction volume to trust the pricing signal, but not so much that a well-priced, well-presented listing won't stand out against the competition.
Waterford right now
🔴 Off the recent peak. The trailing-12-month median ($261K) is down 19.1% from the prior 12 months ($322K). 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: Medium (32 and 8 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 2, 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
Waterford market snapshot (as of September 20, 2026): the median sale price is about $261K ($176 per sq ft over the trailing 12 months of closed sales), and a median 49 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 (32 closings in the current window).
In ZIP 33908 (Fort Myers), 1,459 homes closed in the last 12 months at a median of $345K ($201/sq ft), down 5.5% year over year, with a median 70 days on market. Right now 618 active and 124 pending listings — a soft market. See the live ZIP 33908 housing market and the Lee County market.
Florida Gulf Coast MLS sales records identify 12 homes in Waterford that have changed hands, built between 1995 and 1999 (median 1998), with a median living area of about 1,276 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.
Waterford is a Fort Myers community in Lee County where recent sales activity shows a market recalibrating after a notable price pullback, with per-square-foot value settling around $176.
The setting & the homes.
Aerial and on-site photos of Waterford. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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WaterfordPhotos from Florida Gulf Coast MLS listings in Waterford; content deemed reliable but not guaranteed.
Who Waterford is best for.
Best for
- Buyers looking to negotiate meaningfully off list price in a market that currently favors them
- Buyers focused on the home itself — layout, condition, square footage — rather than a community amenity package
- Sellers who are ready to price to the current market rather than last year's comps and want a realistic timeline
Probably not for
- Sellers hoping to price at last year's levels and sell quickly
- Buyers or investors expecting rapid appreciation or a fast-turnover market
- Buyers specifically seeking a community built around clubhouse, pool, or recreational amenities
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 ($261K) IS the median in the snapshot above, and the move from 2025 ($322K) IS the -19.1% one-year change.
Windows contain 8 to 39 sales each (32 in the current window); every figure carries its sample size. 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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Lee County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Lee County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
14% of homes for sale in ZIP 33908 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).
Waterford Market Scorecard
Waterford is currently a balanced market., a median asking price of $269,900, and homes go under contract in about 91 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 Waterford, 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.
Waterford 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, tiles © CARTO.
The Waterford buying strategy.
If we were buying in Waterford 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 Waterford.
A Market Resetting on Price
The 22.7% year-over-year decline is the number that matters most here. That kind of move usually reflects a combination of softer buyer demand and sellers adjusting expectations after a run-up, and it means comparable sales from a year ago are no longer a reliable guide for pricing a home today. Anyone pricing off last year's numbers in Waterford is likely to sit on the market well past the current 48.5-day median.
At $176.41 per square foot, value here is condition-driven rather than location-premium driven, and with no distinct community amenities identified in current MLS listings, buyers are largely paying for the home itself rather than a shared amenity package. That makes inspection findings, updates, and square footage the real levers on price, not proximity to a clubhouse or pool.
The location and the amenities are priced into every listing in Waterford. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market moving through a price correction, the difference between a stale listing and a sold one comes down to accurate pricing from day one. We pull the current comps, not last year's, and we tell sellers directly when a number won't clear the market at 48 days, and we help buyers use the current negotiating room instead of overpaying against outdated expectations.
Waterford in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $889/month (about $10,668/yr) · median of 108 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $889 per month ($10,668 a year) — the median AssociationFee across 108 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 Waterford 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 Waterford sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Waterford, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Waterford home worth?
Get a no-obligation home value based on real comparable sales in Waterford, 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 Waterford
Homes in Waterford 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. 1 on record.
- 16450 Millstone Cir 105 · off market
Frequently Asked Questions
What is the median home price in Waterford?
How long do homes in Waterford take to sell?
Who is the best real estate agent for Waterford?
How do I find a top Fort Myers real estate agent who knows Waterford?
Can Momentum Realty connect me with an agent for Waterford?
Where is Waterford, and what county is it in?
Should you buy in Waterford?
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 1, 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 2014 (290 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 →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Waterford fits the bigger picture — live prices, inventory, and Momentum Scores:
More on WaterfordCondos for Sale in Fort Myers
- Home values · What homes in WaterfordCondos for Sale in Fort Myers actually sell for
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