Momentum Housing Data · Home Values · Lee County
Buying here? See Tropic Isles homes for sale and the Tropic Isles community guide (North Fort Myers).
Tropic Isles (North Fort Myers, FL): 9 recorded closings in the 12 months ending 2026-09-20, a 13-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 92.3% of original asking; the median sale took 58 days (window ending 2026-09-20).
| Year | Median sold | Median $/sqft | Median DOM | Sold ÷ original ask | Sales |
|---|---|---|---|---|---|
| 2026 | $194,000 | $189 | 58 | 92.3% | 9 |
| 2025 | $185,000 | $159 | 64 | 91.1% | 5 |
| 2024 | $263,500 | $234 | 9 | 98.8% | 10 |
| 2023 | $232,500 | $202 | 12 | 96.7% | 6 |
| 2022 | $230,000 | $196 | 7 | 99.1% | 15 |
| 2021 | $160,000 | $169 | 12 | 97.2% | 13 |
| 2020 | $146,000 | $125 | 24 | 97.3% | 15 |
| 2019 | $110,000 | $105 | 48 | 89.1% | 11 |
| 2018 | $134,250 | $104 | 51 | 90.9% | 14 |
| 2017 | $114,500 | $117 | 75 | 87.7% | 10 |
| 2016 | $101,500 | $90 | 23 | 97.5% | 14 |
| 2015 | $76,200 | $81 | 40 | 94.5% | 6 |
| 2014 | $97,450 | $65 | 37 | 94.5% | 4 |
Over the recorded series, Tropic Isles’s median sold price moved from $97,450 (2014) to $194,000 (12 months ending 2026-09-20) — +99% over that span, with every year’s figure from recorded closings, not a model.
The recorded series starts in 2014 at $97,450. The 2020–22 run-up did what it did everywhere — Tropic Isles’s median moved +109% from 2019 to 2022. Against the 2024 peak of $263,500, the current median stands at -26%. Annual sales volume here has ranged from 4 to 15 closings a year (10-yr average 10.8). With roughly 10.8 closings a year, Tropic Isles’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 21 recorded Tropic Isles closings since 2024, half landed between $182,000 and $309,000 (the middle two quartiles); the lowest recorded sale was $110,000 and the highest $410,000. 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 $150,000 | 1 (5%) | |
| $150,000 – $216,667 | 7 (33%) | |
| $216,667 – $283,333 | 7 (33%) | |
| $283,333 – $350,000 | 3 (14%) | |
| None and up | 3 (14%) |
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 ($189 vs $168) — 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 920–1,156 sq ft | $168 | $182,000 | $150,000 – $235,000 | 7 |
| Mid-size homes 1,160–1,320 sq ft | $201 | $246,000 | $110,000 – $317,000 | 7 |
| Larger homes 1,320–2,945 sq ft | $189 | $315,000 | $239,000 – $410,000 | 7 |
From the live MLS feed as of 2026-10-01: The homes listed or recently sold were built between 1960 and 2023 (median 1965); none of the 4 geocoded listed or recently sold homes sits in a FEMA special flood hazard zone (median elevation 12 ft). See the current Tropic Isles listings →
At Tropic Isles’s $194,000 median and Lee County’s adopted 15.97 mills (FY2025-26), a home assessed at that price carries roughly $3,100 a year in property tax before exemptions, or about $2,430 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 $240,000 against the $194,000 recorded sold median (+24%) — the gap between what sellers hope and what the record shows. Demand check: 50% of Tropic Isles’s listings are under contract, against 16% for ZIP 33903 and 18% for Lee County as a whole — the community is absorbing faster than its surroundings. Momentum’s market-heat index for Tropic Isles reads 32/100 (computed from DOM, sale-to-list, and absorption; 2020–21 peaked in the 70s here).
With asking prices running +24% over the recorded sold median, a Tropic Isles listing priced against the closed record above stands out against its competition; one priced against the asking crowd joins the statewide list of homes that never sold.
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 Tropic Isles 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 |
|---|---|---|---|---|
| Ridgeway | $305,000 | $242 | 54 | 3 |
| Palm Island | $332,500 | $193 | 114 | 8 |
| Tropic Terrace | $52,500 | $64 | 265 | 8 |
| Royal Hawaiian Club | $115,000 | $121 | 31 | 11 |
More Tropic Isles: 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.