Willow Bend
Homes for Sale in Fort Myers, FL
All 1,348 homes for sale in Fort Myers, FL · median $239,900 · 327 homes for sale in 33905 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
Over the 12 months ending 2026-09-20, 6 recorded sales closed at a median of $587,500, $292 per square foot, a median 87 days on market, sellers accepting 91% of original asking (-7% versus the prior year). Homes listed or recently sold were built 2004–2004; 3 of 3 report an HOA (median $998/mo); 3 of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 23 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $9,380 ($8,720 with the full homestead exemption).
Last 30 days in Willow Bend: 2 new listings (median asking $669,500), 1 under contract right now. As of October 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.
Willow Bend's pricing is really a story about square footage. With a median living area of 3,475 square feet against a median price of $615,000, the per-square-foot number lands at $294.26 — modest for a home this size, which tells you the market here is valuing space and layout more than any added amenity package. There's no clubhouse or gated feature set showing up in current listings, so what a buyer is paying for is the structure itself: homes built mostly between 2003 and 2018, with a median build year of 2004.
The market posture right now is patient rather than urgent. A median 78 days on market, a market heat score of 32, and prices down 1.1% year over year all point to a community where sellers need to price accurately from day one and buyers have room to negotiate on condition or timeline rather than compete on multiple offers.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Willow Bend right now
🟡 Off the recent peak. The trailing-12-month median ($588K) is down 6.7% from the prior 12 months ($630K). With about 6 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: Low (6 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 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
Willow Bend market snapshot (as of September 20, 2026): the median sale price is about $588K ($292 per sq ft over the trailing 12 months of closed sales), and a median 87 days on market for closed sales. The trailing-12-month median is down 7% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (6 closings in the current window).
In ZIP 33905 (Fort Myers), 960 homes closed in the last 12 months at a median of $340K ($194/sq ft), up 0.3% year over year, with a median 61 days on market. Right now 423 active and 96 pending listings — a buyer's market. See the live ZIP 33905 housing market and the Lee County market.
Willow Bend is a Fort Myers community of 147 homes concentrated in the early-to-mid 2000s construction era, built out through 2018, and defined by larger floor plans rather than a resort-style amenity list.
The setting & the homes.
Aerial and on-site photos of Willow Bend. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Willow Bend
Willow Bend
Willow BendPhotos from Florida Gulf Coast MLS listings in Willow Bend; content deemed reliable but not guaranteed.
Who Willow Bend is best for.
Best for
- Buyers prioritizing larger square footage per dollar over community amenities
- Buyers comfortable with a slower-paced market who can negotiate on timeline
- Buyers targeting mid-2000s-built construction rather than newer or older stock
Probably not for
- Buyers who want a defined amenity package like a clubhouse or community pool
- Sellers expecting a fast sale in under a month given the current 78-day median
- Buyers seeking new construction, since builds here top out in 2018
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 ($588K) IS the median in the snapshot above, and the move from 2025 ($630K) IS the -6.7% one-year change.
Windows contain 0 to 14 sales each (6 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 (2026-10-19).
Willow Bend Market Scorecard
Willow Bend is currently a balanced market., and homes go under contract in about 12 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 Willow Bend
Live MLS inventory for Willow Bend. 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 Willow Bend listings as of 2026-10-19, 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.
Willow Bend 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 Willow Bend buying strategy.
If we were buying in Willow Bend 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 Willow Bend.
Space over staging
There's no amenity package identified in current MLS listings for Willow Bend — no clubhouse, pool, or gated feature set carrying the price. That puts the emphasis squarely on the homes themselves: a median living area of 3,475 square feet is well above typical entry-level product, and the 2003–2018 build range (median year 2004) means most inventory is old enough to show some wear but young enough to avoid the deferred-maintenance issues of much older stock.
At a 59.9% homestead share, a majority of homes in the community are held under owner-occupied exemption status rather than turned over as investment or rental units, which tends to correlate with more stable turnover patterns than a heavily rental-weighted pocket. Combined with the 7-closing sales window in this snapshot, expect a market where inventory moves in small batches rather than a steady weekly cadence.
The location and the amenities are priced into every listing in Willow Bend. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market posting a 78-day median and a soft year-over-year price trend, the negotiation matters more than the search. We track what's actually closing in Willow Bend against list price and condition, so sellers price to the current pace instead of last year's expectations, and buyers know where there's real room to negotiate rather than guessing.
Willow Bend in 15 seconds.
Tools for a Willow Bend 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 Willow Bend sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Willow Bend, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Willow Bend home worth?
Get a no-obligation home value based on real comparable sales in Willow Bend, 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 →
| Location | Fort Myers, Lee County, FL · ZIP 33905, 33913 |
|---|---|
| Sale prices, last 12 months | $587,500 median across 6 closed sales · $292 per sq ft · -6.7% vs the prior 12 months |
| Days on market (closed sales) | 87 median |
| For sale right now | 0 active, 1 pending |
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, “Willow Bend key facts,” movewithmomentum.com/neighborhoods/willow-bend--lee, data as of September 20, 2026.
Housing distress & ownership in Willow Bend, 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 Willow Bend
The newest homes for sale in Willow Bend right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 9283 Independence Way $615,000 · 2 bd · 2 ba · 1,715 sq ft · new today Courtesy of VIP Realty Group Inc
- 9279 Independence Way $724,000 · 3 bd · 3 ba · 2,124 sq ft · 12 days on market Courtesy of Mardi O'Brien Real Estate
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Willow Bend Lee Right Now (3)
All 3 active and pending Willow Bend Lee listings with a detail page, newest first, refreshed twice a day from the MLS.
- 9283 Independence Way · $615,000 · 2 bd / 2 ba · listed Oct 15, 2026 · listed by VIP Realty Group Inc
- 9279 Independence Way · $724,000 · 3 bd / 3 ba · listed Oct 7, 2026 · listed by Mardi O'Brien Real Estate
- 9227 Independence Way · $587,000 · 3 bd / 3 ba · pending · listed Jul 22, 2026 · listed by VIP Realty Group Inc
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?
Fort Myers guides & data
- Market data
- Best neighborhoods (ranked by data)
- Flood zones
- Home insurance cost
- New construction
- ZIP codes
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
Real estate agent in Fort Myers? Join Momentum in Fort Myers: 100% commission, one $12K cap.
What it really costs to own in Willow Bend
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 $7,018/yr across 6 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $11,975/year (about $998/month) across 3 MLS listings (most billed annually; 2026-10-20). 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 2004 across 6 listings. An original roof here would be about 22 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. |
Email me new listings in Willow Bend
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 Willow Bend
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Willow Bend will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Willow Bend?
How long do homes in Willow Bend take to sell?
Who is the best real estate agent for Willow Bend?
How do I find a top Fort Myers real estate agent who knows Willow Bend?
Can Momentum Realty connect me with an agent for Willow Bend?
Where is Willow Bend, and what county is it in?
Should you buy in Willow Bend?
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 19, 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 (82 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 Willow Bend fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Willow Bend
- Home values · What homes in Willow Bend actually sell for
Nearby Communities
Explore more neighborhoods near Willow Bend with Momentum Realty’s local guides.