33956 (St. James City)
Housing Market & Home Values
Median sale price $412,500, up 4.6% year over year, with homes going under contract in about 78 days, 99 homes on the market.
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Housing Market Analyst
14% of listed homes are already under contract. Prices are up 4.6% versus the prior year and sellers are still collecting 88.8% of asking. Taken together, the data leans toward buyers — leverage is real for those ready to use it.
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 buyers.
- Inventory — tightening over the tracked window; watch whether that holds through the season.
- Negotiating power — buyers gain ground as 14% 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 33956 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 33956 is hot — and where it isn't
Each dot is a community (20 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on 33956 (St. James City)
The median sale price across 33956 currently stands at $412,500, up 4.6% from a year ago. Buyers are paying a median of $287 per square foot. The typical home goes under contract in about 78 days. Sellers are capturing 88.8% of their original asking price on average.
There are 99 active listings on the market, with 15 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 33956 is 35 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.
33956 since 2014 — and where it’s heading
A median home here sold for $174,437 in 2014 and $408,857 over the last recorded year — 134% appreciation across 12 years of recorded sales.
Median sale price · 2014–2026 (2,221 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 33956
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.
Buyers: ask for concessions — rate buydowns and repair credits are back on the table. Sellers: presentation and the first two weekends decide your outcome; price accordingly.
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 | |
|---|---|---|---|---|
| 33956 ← this page | $412K | 99 | 35 | |
| 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
| Pine IslandBokeelia | $415K | ▲ 26% |
| GulfhavenSt. James City | $612K | ▲ 25% |
| Pine Island Tropical HomesitesSt. James City | $310K | ▲ 9% |
| Tropic IslesNorth Fort Myers | $194K | ▲ 5% |
| Pine Island CoveSt. James City | $155K | ▲ -2% |
| St James CitySt. James City | $412K | ▼ 32% |
| Pine Island ShoresSt. James City | $695K | ▼ 26% |
| Gulf HavenSt. James City | $600K | ▼ 17% |
| Cherry EstatesSt. James City | $340K | ▼ 4% |
| Pine Island CoveSt. James City | $155K | ▼ 2% |
| St James CitySt. James City | $412K | 17 |
| Cherry EstatesSt. James City | $340K | 15 |
| Pine Island CoveSt. James City | $155K | 9 |
| GulfhavenSt. James City | $612K | 7 |
| Bayview AcresSt. James City | $638K | 6 |
| Flamingo BaySt. James City | $207K | 25 days |
| Pine Island ShoresSt. James City | $695K | 41 days |
| Tropic IslesNorth Fort Myers | $194K | 58 days |
| Cherry EstatesSt. James City | $340K | 61 days |
| Pine Island Tropical HomesitesSt. James City | $310K | 69 days |
Cities in this ZIP
Most active communities
Put this data to work
The questions people actually ask
Should I buy a house in 33956 right now?
The data says conditions currently favor buyers in 33956 — the Momentum Score reads 35/100. 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 33956 becoming more affordable?
No — the median sale price in 33956 is $412,500, up 4.6% versus the prior year, while sellers still capture 88.8% of asking price. Rising prices mean waiting has a cost; affordability hinges mostly on your rate.
Where are prices falling fastest in 33956?
Among tracked communities with enough sales to measure, the sharpest 1-year median declines are St James City (-32%); Pine Island Shores (-26%); Gulf Haven (-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 33956 neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are Flamingo Bay (25 days); Pine Island Shores (41 days); Tropic Isles (58 days) — homes there go under contract well ahead of the market-wide pace of 78 days.
33956 (St. James City) housing market FAQ
How is the housing market in 33956 right now?
As of October 5, 2026, the 33956 housing market favors buyers: the median sale price is $412,500 (up 4.6% year over year), 99 homes are for sale, and the typical home goes under contract in about 78 days.
How much is a house in 33956?
The median home sold for $412,500 in 33956 over the last 12 months, about $287 per square foot; asking prices on the 99 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 33956?
By the numbers, sellers in 33956 are getting 88.8% of asking price and going under contract in about 78 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 33956 housing market forecast?
Momentum Realty publishes the recorded trend, not a prediction: 33956 median sale prices are up 4.6% year over year, and 14% 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 33956?
The median sale price in 33956 is currently $412,500, up 4.6% from a year ago, based on MLS sales data updated October 5, 2026.
Is 33956 a buyer's or seller's market right now?
The data currently favors buyers. 33956 scores 35 of 100 on the Momentum Score. Conditions change; this page updates daily.
How long do homes take to sell in 33956?
The typical home in 33956 goes under contract in about 78 days, per current MLS data.
How many homes are for sale in 33956?
There are approximately 99 active listings in 33956 as of October 5, 2026.
Are home prices in 33956 rising or falling?
Median sale prices are up 4.6% 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 33956 (St. James City). 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.