Momentum Housing Data · Home Values · Lee County
Buying here? See Brightwater homes for sale and the Brightwater community guide (North Fort Myers).
Brightwater (North Fort Myers, FL): 10 recorded closings in the 12 months ending 2026-09-20, a 7-year price record, and sales split by price band and home size — every number from recorded MLS closings, none from an estimate model.
In the current window, sellers accepted a median 89.3% of original asking; the median sale took 94 days (window ending 2026-09-20).
| Year | Median sold | Median $/sqft | Median DOM | Sold ÷ original ask | Sales |
|---|---|---|---|---|---|
| 2026 | $450,000 | $198 | 94 | 89.3% | 10 |
| 2025 | $420,500 | $230 | 126 | 88.3% | 4 |
| 2024 | $420,000 | $222 | 60 | 94.9% | 10 |
| 2023 | $470,000 | $228 | 25 | 98.5% | 10 |
| 2022 | $451,455 | $207 | 18 | 100.4% | 33 |
| 2021 | $252,120 | $151 | 38 | 100.8% | 33 |
| 2020 | $218,242 | $146 | 69 | 99.6% | 4 |
Over the recorded series, Brightwater’s median sold price moved from $218,242 (2020) to $450,000 (12 months ending 2026-09-20) — +106% over that span, with every year’s figure from recorded closings, not a model.
The recorded series starts in 2020 at $218,242. Against the 2023 peak of $470,000, the current median stands at -4%. Annual sales volume here has ranged from 4 to 33 closings a year (10-yr average 14.9). With roughly 14.9 closings a year, Brightwater’s medians move in steps, not curves — a handful of unusual sales can swing a year, which is why the sales count sits next to every figure above.
Of the 19 recorded Brightwater closings since 2024, half landed between $325,000 and $491,000 (the middle two quartiles); the lowest recorded sale was $275,000 and the highest $1,250,000. If your home sits outside the middle band, the reason usually shows up in the size table below before it shows up in condition.
| Sold price band | Share of closings | Sales |
|---|---|---|
| Under $275,000 | 0 (0%) | |
| $275,000 – $350,000 | 5 (26%) | |
| $350,000 – $425,000 | 4 (21%) | |
| $425,000 – $500,000 | 5 (26%) | |
| None and up | 5 (26%) |
The same recorded closings, split into thirds by living area. Find the row your home falls in: the $/sqft figure times your square footage is the recorded-sales bracket for homes like yours here — a starting range from real closings, not a valuation of your specific property. Larger homes here have been selling at a higher price per square foot than smaller ones ($221 vs $194) — less common, and usually a sign of newer or upgraded product at the top of the range.
| Size group | Median $/sqft | Median sold | Sold range | Sales |
|---|---|---|---|---|
| Smaller homes 1,427–1,616 sq ft | $194 | $285,000 | $275,000 – $412,000 | 6 |
| Mid-size homes 1,671–1,990 sq ft | $243 | $424,500 | $290,000 – $475,000 | 6 |
| Larger homes 2,221–2,540 sq ft | $221 | $514,700 | $425,000 – $1,250,000 | 7 |
From the live MLS feed as of 2026-10-01: 11 active listings (plus 2 pending) asking from $299,000 to $459,000, median $379,500; 6 of 11 have been on the market over 60 days (median 79 days so far); the homes listed or recently sold were built between 2020 and 2025 (median 2021), 1 of them new construction; 11 of 13 listed or recently sold homes report an HOA, median $51/mo; none of the 11 geocoded listed or recently sold homes sits in a FEMA special flood hazard zone (median elevation 20 ft). For a seller this is the competition a buyer will tour alongside your home; for a buyer, the stale share is where negotiating room usually is. See the current Brightwater listings →
At Brightwater’s $450,000 median and Lee County’s adopted 15.97 mills (FY2025-26), a home assessed at that price carries roughly $7,190 a year in property tax before exemptions, or about $6,520 with the full Florida homestead exemption — a buyer’s first-year figure; a long-time owner’s Save Our Homes cap can be far lower, which is one reason resale taxes jump at closing. Municipal and special-district millage varies inside the county; see the Lee County tax page.
Current asking prices run a median $399,000 against the $450,000 recorded sold median (-11%) — the gap between what sellers hope and what the record shows. Demand check: 0% of Brightwater’s listings are under contract, against 18% for ZIP 33912 and 18% for Lee County as a whole — the community is currently absorbing slower than its surroundings, which is negotiating information. Momentum’s market-heat index for Brightwater reads 35/100 (computed from DOM, sale-to-list, and absorption; 2020–21 peaked in the 70s here).
Asking prices here currently sit -11% under the recorded sold median — sellers are pricing to move, and the closed record above is the number a buyer's appraiser will see.
We don’t publish algorithm guesses for specific homes — they can’t see condition, upgrades, or your lot. A local agent will prepare a records-based valuation from the same closed-sale data on this page, adjusted for your home. Free, no obligation.
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Communities buyers shopping Brightwater are also weighing (nearest by map distance), each on its own recorded 12-month closings. A median well above the neighbors is a ceiling to price against; well below is where the value argument lives.
| Community | Median sold | Median $/sqft | Median DOM | Sales |
|---|---|---|---|---|
| Del Webb Oak Creek | $443,978 | $243 | 94 | 36 |
| Daughtreys Creek | $427,500 | $182 | 39 | 8 |
| Kings Bay Estates | $360,000 | $200 | 41 | 3 |
| Yacht Club Colony | $395,000 | $240 | 95 | 17 |
More Brightwater: full community guide & homes for sale · choosing an agent here · should you sell now (statewide data) · what selling costs · cash offer vs. listing
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. Compiled from recorded MLS closings; deemed reliable but not guaranteed. Figures are medians for the stated windows and change as new sales record; individual homes vary widely. No automated valuation for any specific property appears on this page. Equal Housing Opportunity. © 2026 Move With Momentum LLC — brokerage licensed in FL and GA. Disclosures
Content on this page is compiled from public records, MLS data, and automated data sources, and may contain errors or be out of date. It is provided for general information only and is not a representation about any specific property, community, builder, or association. Verify all information independently before relying on it.