Bayshore Ranch
Homes for Sale in North Fort Myers, FL
All 348 homes for sale in North Fort Myers, FL · median $154,900 · 397 homes for sale in 33917 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of October 2026, Bayshore Ranch in North Fort Myers, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 22 recorded sales closed at a median of $436,000, $173 per square foot, a median 34 days on market, sellers accepting 95% of original asking (-1% versus the prior year). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $6,960 ($6,300 with the full homestead exemption).
Bayshore Ranch is a new-construction story more than anything else. With a median year built of 2024 against a range stretching back to 1987, most of what is transacting here is recently built, and the median living area of 3,509 square feet tells you these are large-format homes. That combination is why the median price of $419,500 lands at a median price per square foot of just $171.64 — the size of the homes is doing more work than the price tag suggests, and it is the single biggest thing to understand before you compare this community to anywhere else in the area.
Pricing has softened over the past year, down 7.9% year over year, and homes are sitting a bit over a month on market at a median of 33.5 days. That is not a distressed market, but it is not a seller's market either — it reads as a builder-and-resale mix working through absorption, with room for buyers to negotiate on price or terms rather than compete on multiple offers.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Bayshore Ranch right now
🟡 Off the recent peak. The trailing-12-month median ($436K) is down 1.0% from the prior 12 months ($440K). With about 17 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Florida Gulf Coast MLS closed sales, 12-month windows ending September 20. Confidence: High (22 and 24 sales in the two windows).
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· Updated October 20, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Bayshore Ranch market snapshot (as of September 20, 2026): the median sale price is about $436K ($173 per sq ft over the trailing 12 months of closed sales), and a median 34 days on market for closed sales. The trailing-12-month median is down 1% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (22 closings in the current window).
In ZIP 33917 (North Fort Myers), 809 homes closed in the last 12 months at a median of $315K ($182/sq ft), down 2.3% year over year, with a median 63 days on market. Right now 352 active and 80 pending listings — a buyer's market. See the live ZIP 33917 housing market and the Lee County market.
Florida Gulf Coast MLS sales records identify 13 homes in Bayshore Ranch that have changed hands since 2026, built between 2024 and 2026 (median 2026), with a median living area of about 2,444 sq ft and a typical 4-bedroom, 3-bath layout. Source: Florida Gulf Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 31 qualified sales in Bayshore Ranch across 2024–2025 (28 in 2024, 3 in 2025), median $480,560 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Bayshore Ranch is a small, still-forming community in North Fort Myers where new construction dominates the current inventory, and home size — not scarcity — is the main driver of value.
Who Bayshore Ranch is best for.
Best for
- A buyer prioritizing square footage per dollar over a lower total price tag.
- A buyer comfortable evaluating new-construction pricing against a small pool of resale comparables.
- A buyer with some flexibility on timeline, given a median 33.5 days on market and room to negotiate.
Probably not for
- A buyer who wants a community with established shared amenities.
- A buyer who needs a large, liquid resale market with abundant comparable sales.
- A buyer expecting price stability — the community has seen a 7.9% year-over-year decline.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($436K) IS the median in the snapshot above, and the move from 2025 ($440K) IS the -1.0% one-year change.
Windows contain 4 to 24 sales each (22 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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. Deemed reliable but not guaranteed.
18% of homes for sale in ZIP 33917 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-20).
Bayshore Ranch Market Scorecard
Bayshore Ranch is currently a balanced market., a median asking price of $399,096, and homes go under contract in about 81 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Florida Gulf Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in Bayshore Ranch
Live MLS inventory for Bayshore Ranch. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Bayshore Ranch listings as of 2026-10-20, priced high to low. 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. Tap any home to ask about it.
The Bayshore Ranch buying strategy.
If we were buying in Bayshore Ranch today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Bayshore Ranch.
A new-build footprint still finding its price
The homestead exemption share here is notably low at 11.7%, which is typical of a community where a large share of homes are newly built or recently purchased — owners often haven't filed for homestead yet, or the home hasn't been occupied as a primary residence long enough to qualify. Paired with a median year built of 2024, this points to a community still in its early ownership cycle rather than one with an established resale base.
With only 45 homes in the dataset and a 20-listing closings window, Bayshore Ranch is a thin market. That means each closing carries more weight in shifting the median, and it also means comparables require care — a 1987-built home and a 2024-built home in the same community can price very differently even at similar square footage. No community amenities have been identified from current MLS listings, so value here is coming from the homes themselves and the land, not from a shared amenity package.
The location and the amenities are priced into every listing in Bayshore Ranch. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Bayshore Ranch buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (4.6). Basis: Recent Direction -1.0% year-over-year; Owner Commitment 12% owner-occupied; Pricing Power 95.2% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a small, still-forming community like this, the median and the averages can be misleading without digging into individual closings — we pull the actual comparables, factor in year built and square footage rather than relying on a single blended number, and help you understand whether a specific listing is priced against the new-construction end of the range or the older resale end.
Bayshore Ranch in 15 seconds.
Tools for a Bayshore Ranch buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Bayshore Ranch sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Bayshore Ranch, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Bayshore Ranch home worth?
Get a no-obligation home value based on real comparable sales in Bayshore Ranch, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recently off market in Bayshore Ranch
Homes in Bayshore Ranch that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 8 on record.
- 17461 Saddleback Loop · off market
- 17479 Saddleback Loop · off market
- 17491 Saddleback Loop · off market
- 17497 Saddleback Loop · off market
- 17522 Saddleback Loop · off market
- 17741 Saddleback Loop · off market
- 17747 Saddleback Loop · off market
- 17753 Saddleback Loop · off market
| Location | North Fort Myers, Lee County, FL · ZIP 33917 |
|---|---|
| Homes in the community | 43 (FL DOR 2025 assessment roll) |
| Years built | 2024–2024 (median 2024.0) |
| Typical living area | 3,509 sq ft (median) |
| Sale prices, last 12 months | $436,000 median across 22 closed sales · $173 per sq ft · -1.0% vs the prior 12 months |
| Days on market (closed sales) | 34 median |
| For sale right now | 1 active, 5 pending · median asking $399,096 |
| Owner-occupied (homestead) share | 12% |
Data as of September 20, 2026. 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; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Bayshore Ranch key facts,” movewithmomentum.com/neighborhoods/bayshore-ranch, data as of September 20, 2026.
Housing distress & ownership in Bayshore Ranch, North Fort Myers
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. 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. Deemed reliable but not guaranteed.
Every Home for Sale in Bayshore Ranch Right Now (1)
All 1 active and pending Bayshore Ranch listings with a detail page, newest first, refreshed twice a day from the MLS.
- 17455 Saddleback Loop · $379,096 · 4 bd / 3 ba · listed Aug 4, 2026 · listed by Lennar Realty Inc
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Frequently Asked Questions
What is the median home price in Bayshore Ranch?
How long do homes in Bayshore Ranch take to sell?
What share of Bayshore Ranch is owner-occupied?
Who is the best real estate agent for Bayshore Ranch?
How do I find a top North Fort Myers real estate agent who knows Bayshore Ranch?
Can Momentum Realty connect me with an agent for Bayshore Ranch?
Where is Bayshore Ranch, and what county is it in?
Is Bayshore Ranch a good place to live?
Should you buy in Bayshore Ranch?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: October 20, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 33917)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2024 (50 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Florida Gulf Coast MLS member average and 8 days faster, and we’ll price yours against live local comps.
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