Condo Communities in Lee County, FL

Looking for condo communities in Lee County, FL? Momentum Realty tracks 173 Lee County communities with evidence of condominium living, each with MLS-derived pricing and market pace below — plus the local questions worth asking before you buy, and a direct line to an agent who works these communities.

Lee County condo communities at a glance

173

Communities tracked

$275,800

Median sale price

94 days

Median days on market

1,827

Recent closings

The communities, by recent sales activity

Community	City	Median price	1-yr change	Days on mkt
Bonita National Golf And Country Club · agent	Bonita Springs	$750,000	+41.5%	60 d
Terrace · agent	Fort Myers	$220,000	-8.3%	84.0 d
Seven Lakes · agent	Fort Myers	$112,000	-30.2%	51 d
Verandas · agent	Fort Myers	$250,000	-8.3%	76.0 d
Paloma · agent	Bonita Springs	$415,000	-4.6%	69 d
Rapallo · agent	Estero	$390,000	-11.1%	50.5 d
Lighthouse Bay · agent	Estero	$350,000	-19.5%	74 d
Villagio · agent	Estero	$273,100	-14.9%	87.0 d
Waterford · agent	Fort Myers	$261,000	-22.7%	48.5 d
Southmont Cove · agent	Fort Myers	$229,500	-18.8%	28.0 d
Concordia · agent	Cape Coral	$210,000	-6.6%	62 d
Beach And Tennis Club · agent	Bonita Springs	$292,000	+6.2%	103 d
Sundial Of Sanibel · agent	Sanibel	$740,000	+9.6%	132 d
Casa Di Fiori · agent	Cape Coral	$215,000	-15.7%	70.0 d
Club At Crystal Lake Condominium · agent	Fort Myers	$197,500	-2.2%	38 d
Manor · agent	Fort Myers	$205,000	-6.8%	42 d
Palazzo · agent	Fort Myers	$278,500	+6.5%	41.0 d
Oasis · agent	Fort Myers	$279,950	+11.5%	142.5 d
The Residences At Coconut Point · agent	Estero	$354,625	-9.1%	81.5 d
Barletta · agent	Estero	$259,000	-4.4%	53 d
Island Cove Of Cape Coral · agent	Cape Coral	$309,950	+2.5%	63.5 d
Golfview Golf & Racquet Club · agent	Fort Myers	$228,750	+2.3%	83.0 d
Marbella At Spanish Wells · agent	Bonita Springs	$427,000	-0.5%	101.5 d
Sanctuary · agent	Bonita Springs	$221,200	-20.9%	80.0 d
Venetian Palms · agent	Fort Myers	$133,750	-27.3%	63.0 d

Communities are listed by recent closing volume in Momentum’s MLS data. Figures are aggregates, change over time, and are deemed reliable but not guaranteed.

Every other tracked condo communities in Lee County

Condo buying in Florida after the milestone-inspection era

Since Florida’s post-Surfside condo-safety laws took effect, buildings three stories and taller face milestone structural inspections (at 30 years, or 25 near the coast) and must fund reserves through a Structural Integrity Reserve Study — ending the era of waived reserves. For buyers this cuts both ways: safer buildings, but rising fees and special assessments in buildings catching up. Before you offer, request the milestone inspection report, the SIRS, the budget, and the last two years of minutes; ask directly whether any special assessment is levied, planned, or discussed. A low price in an older coastal building often has an assessment attached to it.

Fees, financing and what the association controls

Condo fees fund insurance on the structure, reserves, and amenities — get the fee history, not just the current number. Financing is building-specific: lenders review budgets, reserves, owner-occupancy and litigation, and some buildings are unwarrantable for conventional loans. Our buyer closing costs calculator models the full monthly cost with dues included.

What it costs to own here

At Lee County’s typical combined millage of 15.97 mills, a purchase at $275,800 (the median across these condo communities) generates roughly $4,405 a year in property tax before exemptions — about $367 a month. Florida resets the assessed value to roughly your purchase price, so the seller’s current bill is not a preview of yours; a homesteaded owner then gets the $25,000–$50,000 exemption and the 3% Save Our Homes cap going forward. Citizens Property Insurance policies in Lee County average about $2,197 a year ($183 a month) — private-market quotes vary with roof age and wind mitigation, so price coverage before your inspection window closes. All-in, our county model puts the typical monthly cost of ownership in Lee County near $2,141 (principal and interest on the typical home, tax, and insurance).

Run your exact numbers: the property tax after purchase calculator uses Lee County’s verified millage, and the buyer closing costs calculator builds the full cash-to-close.

Demand and supply in Lee County right now

In the most recent IRS migration data (2022-2023), Lee County gained a net 4,899 people to relocation, with the largest inbound flows from NY, IL, NJ. Households moving IN reported average incomes of $123,695 versus $84,971 for those leaving — the income mix of demand, straight from tax filings. Population is up about 10.3% over the recent multi-year window. On the supply side, builders pulled 13,547 residential permits in Lee County in 2025 (9,962 single-family), down 12.1% year over year — against 15,411 at the 2024 peak. Permits are tomorrow’s inventory: a shrinking pipeline supports prices, a swelling one hands buyers leverage. Our valuation model reads the county as undervalued by about 6.0% versus its income-and-rent fundamentals.

The Lee County market, in context

Lee County is Southwest Florida's growth engine — Cape Coral's canal network, Fort Myers, and the Gulf islands of Sanibel and Captiva. It draws retirees, second-home buyers, and relocating buyers with relatively affordable Gulf living, though Hurricane Ian's 2022 landfall and the resulting insurance market loom large over every coastal decision.

The economy behind the market: {'drivers': 'healthcare, tourism and hospitality, construction and real estate, and retail', 'summary': "Lee Health is the largest employer in Southwest Florida, and healthcare broadly anchors the economy alongside tourism on the Gulf beaches, a large construction and real-estate sector feeding rapid growth, and retail. Hertz Global is headquartered in nearby Estero, Chico's FAS in Fort Myers, and the region's retiree-and-second-home base supports a deep services economy.", 'employers': ['Lee Health (largest employer in SW Florida)', 'School District of Lee County', 'Publix', 'Lee County government', 'Walmart', 'Hertz Global (Estero HQ)', "Chico's FAS (Fort Myers HQ)", 'Gartner'], 'jobNote': "Lee Health is Southwest Florida's largest employer; Hertz Global is headquartered in nearby Estero."}

What could change it: Hurricane and storm-surge exposure is the dominant risk — Hurricane Ian (2022) devastated Fort Myers Beach, Sanibel, and parts of Cape Coral, and the resulting insurance market is among the hardest and most expensive in the state. Flood-zone status and elevation are decisive on the coast and the canals, and rapid inland growth in Cape Coral and Lehigh Acres brings overbuilding and absorption questions.

Near-term outlook: Expect a recovering, buyer-friendly market over the next 12 months: long-term migration and affordability keep demand healthy, but Ian recovery, high insurance, and a heavy construction pipeline (Babcock Ranch, Kingston) give buyers leverage and keep price growth modest, especially in storm-affected coastal zones.

Run the numbers in Lee County

Explore more Florida communities

Common questions

How many condo communities does Lee County, FL have?

Momentum Realty currently tracks 173 communities in Lee County with evidence of condominium living in MLS or verified amenity records. Others exist; these are the ones with active market data.

What do homes in Lee County condo communities cost?

The median sale price across tracked condo communities in Lee County is about $275,800, and it varies widely by community. Use the table above for community-level medians.

How does Momentum classify a community as one of the condo communities?

A community appears here when we find a majority of the community’s MLS-recorded listings carrying a condominium property type. We do not guess from names alone. Verify any specific amenity or restriction with the association before you rely on it.

Can Momentum connect me with an agent for these communities?

Yes. Momentum serves Lee County and matches you with an agent who works these specific communities. Matching is free and no-obligation.

How much is home insurance in Lee County?

Citizens Property Insurance policies in Lee County average about $2,197 a year, per Citizens filings. Private quotes vary widely with roof age, construction and wind mitigation - a wind-mitigation inspection often unlocks meaningful credits.

What are property taxes like in Lee County?

Typical combined millage in Lee County is about 15.97 mills - roughly 1.60% of assessed value a year before exemptions. Florida resets assessed value to about your purchase price when you buy, then homestead exemptions and the 3% Save Our Homes cap apply.

Community classifications are compiled from MLS-reported amenities, verified amenity records and MLS build-year data, as of 2026-09-11; they are informational, change over time, and are deemed reliable but not guaranteed — verify details with each association. Not an offer of housing to any protected class to the exclusion of others. Equal Housing Opportunity.