Lee County
Housing Market
Median sale price $375,000, down 3.3% year over year, with homes going under contract in about 60 days.
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Housing Market Analyst
Prices are down 3.3% versus the prior year, but sellers are still collecting 93.3% 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.
- 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 Lee County data, not a prediction or guarantee. Markets move; talk to an agent before acting on any single reading.
Where Lee County is hot — and where it isn't
Each dot is a community (350 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on Lee County
The median sale price across Lee County currently stands at $375,000, down 3.3% from a year ago. Buyers are paying a median of $220 per square foot. The typical home goes under contract in about 60 days. Sellers are capturing 93.3% of their original asking price on average.
Zillow's home value index for Lee County stands at $338,436. About 24% 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 Lee County is 48 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 August 6, 2026.
Lee County since 2012 — and where it’s heading
A median home here sold for $242,199 in 2012 and $402,812 over the last recorded year — 66% appreciation across 14 years of recorded sales. Cash buyers took 34% of recent sales, down from a 42% peak.
Median sale price · 2012–2026 (314,742 recorded sales)
Days on market by year
Cash buyers · share of sales
Home value trend · Lee County (Zillow ZHVI)
For-sale inventory · county (Zillow)
What’s driving Lee County
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.
How it stacks up against neighboring counties
| Market | Median | Active | Score | |
|---|---|---|---|---|
| Lee County ← this page | $375K | — | 48 | |
| Collier County | $570K | — | 39 | Open → |
| Hendry County | $285K | — | 54 | Open → |
| Glades County | $270K | — | 40 | Open → |
| Highlands County | $284K | 270 | 52 | Open → |
Neighborhoods on the move
| Orange Harbor Mobile Home ParkFort Myers | $156K | ▲ 45% |
| Fairview IslesFort Myers Beach | $975K | ▲ 43% |
| Bonita National Golf And Country ClubBonita Springs | $750K | ▲ 42% |
| Rose GardenCape Coral | $850K | ▲ 39% |
| NeranoMiromar Lakes | $1.63M | ▲ 38% |
| Island Park VillageFort Myers | $125K | ▼ 47% |
| Sanibel BayousSanibel | $712K | ▼ 45% |
| Sutton WalkFort Myers | $270K | ▼ 43% |
| Boardwalk CaperFort Myers Beach | $227K | ▼ 42% |
| Olympia PointeLehigh Acres | $225K | ▼ 36% |
| Heritage Palms EstatesFort Myers | $856K | 5 days |
| Whiskey CreekFort Myers | $514K | 6 days |
| BriarcliffFort Myers | $810K | 7 days |
| Coronado MoorsFort Myers | $335K | 8 days |
| Bonita IslesBonita Springs | $532K | 9 days |
Cities in Lee County
ZIP codes
Most active communities
Put this data to work
The questions people actually ask
Should I buy a house in Lee County right now?
The data says conditions currently favor neither side decisively in Lee County — the Momentum Score reads 48/100. 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 Lee County becoming more affordable?
Yes, modestly — the median sale price in Lee County is $375,000, down 3.3% versus the prior year, while sellers still capture 93.3% of asking price. Softening prices plus normal-length marketing times mean affordability is improving at the margin, though financing costs matter more than list prices for most monthly payments.
Where are prices falling fastest in Lee County?
Among tracked communities with enough sales to measure, the sharpest 1-year median declines are Island Park Village (-47%); Sanibel Bayous (-45%); Sutton Walk (-43%). 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 Lee County neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are Heritage Palms Estates (5 days); Whiskey Creek (6 days); Briarcliff (7 days) — homes there go under contract well ahead of the market-wide pace of 60 days.
Lee County housing market FAQ
What is the median home price in Lee County?
The median sale price in Lee County is currently $375,000, down 3.3% from a year ago, based on MLS sales data updated August 6, 2026.
Is Lee County a buyer's or seller's market right now?
The data currently is roughly balanced. Lee County scores 48 of 100 on the Momentum Score. Conditions change; this page updates daily.
How long do homes take to sell in Lee County?
The typical home in Lee County goes under contract in about 60 days, per current MLS data.
Are home prices in Lee County rising or falling?
Median sale prices are down 3.3% 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 Lee County. 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: August 6, 2026 at 7:18 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.