33903 (North Fort Myers)
Housing Market & Home Values
Median sale price $380,000, up 0.9% year over year, with homes going under contract in about 53 days, 309 homes on the market.
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Housing Market Analyst
21% of listed homes are already under contract. Prices are up 0.9% versus the prior year and sellers are still collecting 94.0% of asking. Taken together, the data points to a broadly balanced market where preparation decides who wins.
Who has leverage right now
Leverage scores are derived from the Momentum Score (supply, demand, speed, pricing power, and trend). Right now the data favors neither side decisively.
- Inventory — tightening over the tracked window; watch whether that holds through the season.
- Negotiating power — buyers gain ground as 21% of inventory sits under contract.
- Mortgage sensitivity — at 4.6× income, this market is moderately sensitive to rate moves; rate relief tends to show up in demand here quickly.
Derived from current 33903 data, not a prediction or guarantee. Markets move; talk to an agent before acting on any single reading.
One inventory number hides four different markets
Months of supply = active listings ÷ monthly sales pace, bucketing communities by their recent median. 3–6 months is the balanced band.
Where 33903 is hot — and where it isn't
Each dot is a community (45 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on 33903 (North Fort Myers)
The median sale price across 33903 currently stands at $380,000, up 0.9% from a year ago. Buyers are paying a median of $221 per square foot. The typical home goes under contract in about 53 days. Sellers are capturing 94.0% of their original asking price on average.
There are 309 active listings on the market, with 73 more already under contract.
Zillow's home value index for Lee County stands at $335,409. About 21% of listings county-wide have taken a price cut — a useful gauge of seller flexibility.
Weighing supply, demand, speed, pricing power, and trend together, the Momentum Score for 33903 is 49 of 100 — buyer's opportunity territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of October 5, 2026.
33903 since 2012 — and where it’s heading
A median home here sold for $206,500 in 2012 and $373,810 over the last recorded year — 81% appreciation across 14 years of recorded sales. Cash buyers took 30% of recent sales, down from a 55% peak.
Median sale price · 2012–2026 (68,561 recorded sales)
Days on market by year
Home value trend · Lee County (Zillow ZHVI)
For-sale inventory · county (Zillow)
Daily active vs pending · Lee County (MLS)
Median price · daily recalculation
What’s driving 33903
Top inbound states: NY, IL, NJ, OH. Movers arriving report ~$123,695 average income. Source: IRS SOI county-to-county migration, 2022-2023
6,508 Citizens policies in force in Lee County — the state-backed insurer of last resort. Budget insurance into any Lee purchase before you fall in love with a house. Source: Citizens Property Insurance, Detail by County, April 2026
9,962 single-family · 3,585 multi-family · 17.1 per 1,000 residents. Future supply pressure starts here. Source: U.S. Census Bureau, Building Permits Survey, 2025
The calls we’re making from today’s data
The sharpest 1-yr median swing among tracked communities. Thin samples can exaggerate swings — verify with a comp analysis before treating it as trend.
Both sides have a case: buyers should negotiate on days-on-market, sellers should lean on the under-contract rate. Preparation, not the market, decides who wins a balanced tape.
Generated from today’s data by Momentum’s analysis engine and reviewed on a rolling basis by our broker team.
Nearby ZIP codes in Lee
| Market | Median | Active | Score | |
|---|---|---|---|---|
| 33903 ← this page | $380K | 309 | 49 | |
| 33908 | $345K | 618 | 34 | Open → |
| 33913 | $445K | 495 | 60 | Open → |
| 34135 | $476K | 463 | 44 | Open → |
| 34134 | $595K | 437 | 36 | Open → |
| 33905 | $340K | 423 | 42 | Open → |
Neighborhoods on the move
| Waterway EstatesNorth Fort Myers | $420K | ▲ 38% |
| North Fort MyersNorth Fort Myers | $350K | ▲ 17% |
| Morse ShoresFort Myers | $340K | ▲ 13% |
| GLENWOOD PARKLakeland | $292K | ▲ 11% |
| Palm IslandNorth Fort Myers | $332K | ▲ 6% |
| Schooner BayNorth Fort Myers | $137K | ▼ 25% |
| Six Lakes Country ClubNorth Fort Myers | $118K | ▼ 19% |
| Tamiami VillageNorth Fort Myers | $112K | ▼ 17% |
| Moody River EstatesNorth Fort Myers | $344K | ▼ 16% |
| Cape HarbourCape Coral | $522K | ▼ 13% |
| North Fort MyersNorth Fort Myers | $350K | 69 |
| Cape HarbourCape Coral | $522K | 23 |
| Coral BayNorth Fort Myers | $319K | 23 |
| Six Lakes Country ClubNorth Fort Myers | $118K | 22 |
| North Star Yacht ClubNorth Fort Myers | $470K | 18 |
| GLENWOOD PARKLakeland | $292K | 26 days |
| Herons GlenNorth Fort Myers | $340K | 28 days |
| Morse ShoresFort Myers | $340K | 29 days |
| Crane LandingNorth Fort Myers | $284K | 31 days |
| Cape CoralCape Coral | $380K | 50 days |
Cities in this ZIP
Most active communities
Put this data to work
The questions people actually ask
Should I buy a house in 33903 right now?
The data says conditions currently favor neither side decisively in 33903 — the Momentum Score reads 49/100. For buyers that means preparation over hesitation: well-priced homes still move fast, but there is more room to negotiate than a year ago. The right timing always depends on your rate, your equity, and how long you plan to stay — not just the market.
Is 33903 becoming more affordable?
No — the median sale price in 33903 is $380,000, up 0.9% versus the prior year, while sellers still capture 94.0% of asking price. Rising prices mean waiting has a cost; affordability hinges mostly on your rate.
Where are prices falling fastest in 33903?
Among tracked communities with enough sales to measure, the sharpest 1-year median declines are Schooner Bay (-25%); Six Lakes Country Club (-19%); Tamiami Village (-17%). Note that community-level medians move on small sale counts — a few high- or low-end closings can swing them — so treat these as leads for a comp analysis, not verdicts.
Which 33903 neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are GLENWOOD PARK (26 days); Herons Glen (28 days); Morse Shores (29 days) — homes there go under contract well ahead of the market-wide pace of 53 days.
33903 (North Fort Myers) housing market FAQ
How is the housing market in 33903 right now?
As of October 5, 2026, the 33903 housing market is roughly balanced: the median sale price is $380,000 (up 0.9% year over year), 309 homes are for sale, and the typical home goes under contract in about 53 days.
How much is a house in 33903?
The median home sold for $380,000 in 33903 over the last 12 months, about $221 per square foot; asking prices on the 309 current listings run from well below to well above that, and the community pages linked below show what each neighborhood actually sells for.
Is it a good time to sell a house in 33903?
By the numbers, sellers in 33903 are getting 94.0% of asking price and going under contract in about 53 days. Whether it is a good time for you depends on what you paid and where you are going next, which is a conversation with an agent, not a chart.
What is the 33903 housing market forecast?
Momentum Realty publishes the recorded trend, not a prediction: 33903 median sale prices are up 0.9% year over year, and 21% of listings are under contract. The charts on this page update with every MLS refresh, so the direction shows up here before any forecast catches it.
What is the median home price in 33903?
The median sale price in 33903 is currently $380,000, up 0.9% from a year ago, based on MLS sales data updated October 5, 2026.
Is 33903 a buyer's or seller's market right now?
The data currently is roughly balanced. 33903 scores 49 of 100 on the Momentum Score. Conditions change; this page updates daily.
How long do homes take to sell in 33903?
The typical home in 33903 goes under contract in about 53 days, per current MLS data.
How many homes are for sale in 33903?
There are approximately 309 active listings in 33903 as of October 5, 2026.
Are home prices in 33903 rising or falling?
Median sale prices are up 0.9% year over year based on a rolling comparison of MLS sales.
Momentum agents use this intelligence every day to price listings and write winning offers across 33903 (North Fort Myers). Talk through what the numbers mean for your move.
Every number on this page is computed directly from licensed Florida MLS feeds, recorded public sales, Zillow Research, and U.S. Census data — nothing is manually adjusted or estimated by hand. Medians use recorded closed sales; supply figures use live listing counts refreshed twice daily; the Momentum Score methodology is summarized .
Analyst oversight: Jon Brooks — Co-Founder, Momentum Realty · CEO, Momentum Research · Housing Market Analyst · methodology reviewed quarterly · Last data refresh: October 5, 2026 at 1:44 PM ET
Statistics on this page are computed automatically from licensed MLS feeds and public data sources (Zillow Research, U.S. Census Bureau) and summarized without manual review. Figures are estimates based on recent recorded activity, are deemed reliable but not guaranteed, and should be verified with a licensed agent before making decisions. This page does not constitute an appraisal or an automated valuation of any specific property. Momentum Realty is licensed in Florida and Georgia. Equal Housing Opportunity.