Briarcliff
Homes for Sale in Fort Myers, FL
All 1,446 homes for sale in Fort Myers, FL · median $240,000 · 180 homes for sale in 33912 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of November 2026, Briarcliff in Fort Myers, FL has 5 homes for sale and 2 pending, asking from $1,299,999 to $2,199,000 (median $1,975,000). Over the 12 months ending 2026-11-11, 4 recorded sales closed at a median of $958,950, $354 per square foot, a median 49 days on market, sellers accepting 81% of original asking. Homes listed or recently sold were built 1979–2020; 1 of the 6 geocoded homes sit in a FEMA special flood hazard zone (median elevation 12 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $15,310 ($14,650 with the full homestead exemption).
Last 30 days in Briarcliff: 1 new listing (median asking $2,199,000), 2 under contract right now. As of November 11, 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.
Homes For Sale Right Now in Briarcliff
Live MLS inventory for Briarcliff. 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 · 2 daysTop listing
Active · 123 days
Active · 325 days
Active · 143 days
Active · 132 daysActive and pending Briarcliff listings as of 2026-11-11, 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.
Briarcliff prices on space and age of construction more than anything else. A median living area near 4,700 square feet, paired with a median year built of 1987, points to a market of larger-format homes that have been through at least one or two ownership cycles — condition and updates likely explain more of the price spread here than location within the community does.
A 7-day median days on market against a market heat score of 63 tells a consistent story: well-priced, well-presented listings are not sitting. With price up 7.1% year over year and closings holding at a steady clip over the trailing 12 months, sellers are in a position to hold a firm number, and buyers who wait on a decision past a showing or two are often deciding on a home someone else already put under contract.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Briarcliff right now
🟢 Buyer-leaning market. 18.0 months of supply and 14% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Florida Gulf Coast MLS records, as of November 11, 2026. Confidence: Medium (7 active and pending listings, 4 closed sales in 12 months).
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· Updated November 12, 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
Briarcliff market snapshot (as of November 11, 2026): the median sale price is about $959K ($354 per sq ft over the trailing 12 months of closed sales), a median 49 days on market for closed sales, and 18.0 months of supply, a buyer-leaning market.
In ZIP 33912 (Fort Myers), 122 homes closed in the last 12 months at a median of $420K ($188/sq ft), with a median 67 days on market. Right now 126 active and 25 pending listings put supply at about 12.4 months — a soft market. See the live ZIP 33912 housing market and the Lee County market.
Briarcliff is a community of 46 homes in Fort Myers, Lee County, built between 1972 and 2020 (median 1985.0), with a median living area of about 4,462 square feet. 76% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Briarcliff is a Fort Myers community of 494 homes built between 1939 and 2024, with a median year built of 1987 and a median size near 4,700 square feet — a mix that skews toward larger, established homes rather than a single-era subdivision.
The setting & the homes.
Aerial and on-site photos of Briarcliff. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Briarcliff
BriarcliffPhotos from Florida Gulf Coast MLS listings in Briarcliff; content deemed reliable but not guaranteed.
Who Briarcliff is best for.
Best for
- Buyers seeking a larger home footprint (median near 4,700 sq ft) rather than a compact or newly built layout
- Buyers comfortable budgeting around a mid-$800K price point and evaluating renovation history home by home
- Buyers planning a longer-term hold, consistent with a market where most homes carry a homestead exemption
Probably not for
- Buyers who want a defined amenity package included in the purchase, since none are currently identified from MLS listings
- Buyers who need move-in-ready certainty across an entire subdivision rather than assessing each home's build era individually
- Buyers hoping to negotiate slowly — a 7-day median days on market leaves little room for a drawn-out decision
Briarcliff on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Florida Gulf Coast MLS. Map data © OpenStreetMap contributors.
The Briarcliff buying strategy.
If we were buying in Briarcliff 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 Briarcliff.
Size, Age, and a Fast Clock
At a median of $810,000 and $333.87 per square foot, Briarcliff sits in a price band where the large median footprint does a lot of the work — buyers here are generally paying for square footage and lot presence rather than a specific amenity package, since no community amenities currently show up in active MLS listings. That makes individual home condition, layout, and any updates since the original build the variables worth scrutinizing on a showing.
The 1939–2024 build range is wide enough that two homes on the same street can represent very different renovation timelines. With about 81% of homes carrying a homestead exemption, this reads as a market built primarily around long-term ownership rather than short-hold investment turnover, which tends to support steadier upkeep but also means fewer homes come to market at any given time.
The location and the amenities are priced into every listing in Briarcliff. 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 Briarcliff 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 (2.5). Basis: Liquidity & Demand 18.0 months of supply; Owner Commitment 76% owner-occupied; Pricing Power 81.3% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With a 7-day median days on market and no standardized amenity package to lean on for comparison, pricing and offer strategy in Briarcliff depend on reading each home's condition and build era correctly — we pull the recent closing detail and walk the comparables with you before you're negotiating against a 63 heat score in real time.
Briarcliff in 15 seconds.
Tools for a Briarcliff 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 Briarcliff sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Briarcliff, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Briarcliff home worth?
Get a no-obligation home value based on real comparable sales in Briarcliff, 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 Briarcliff
Homes in Briarcliff 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. 4 on record.
- 15261 N Pebble Ln · off market
- 15710 Shamrock Dr · off market
- 5600 Briarcliff Rd · off market
- 7350 Green Acre Ln · off market
| Location | Fort Myers, Lee County, FL · ZIP 33912 |
|---|---|
| Homes in the community | 46 (FL DOR 2025 assessment roll) |
| Years built | 1972–2020 (median 1985.0) |
| Typical living area | 4,462 sq ft (median) |
| Home types (current listings and sales) | singlefamilyresidence 100% |
| Sale prices, last 12 months | $958,950 median across 4 closed sales · $354 per sq ft |
| Days on market (closed sales) | 49 median |
| For sale right now | 6 active, 1 pending · median asking $1,720,000 · 18.0 months of supply |
| Owner-occupied (homestead) share | 76% |
Data as of November 11, 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, “Briarcliff key facts,” movewithmomentum.com/neighborhoods/briarcliff, data as of November 11, 2026.
Just listed in Briarcliff
The newest homes for sale in Briarcliff right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 15100 Sweetwater Ct $2,199,000 · 6 bd · 7 ba · 3,590 sq ft · listed Nov 10, 2026 Courtesy of Compass Florida LLC
- 15821 Shamrock Dr $2,000,000 · 4 bd · 4 ba · 5,073 sq ft · listed Jul 12, 2026 Courtesy of KW Florida Living
- 15261 Shamrock Dr $1,299,999 · 5 bd · 5 ba · 4,680 sq ft · listed Jul 3, 2026 Courtesy of KW Elevate Luxury
- 15860 Glendale Ln $1,465,000 · 3 bd · 4 ba · 5,146 sq ft · listed Jun 22, 2026 Courtesy of Venture Realty & Investments
- 6480 Pine Cone Ct $1,975,000 · 6 bd · 6 ba · 4,196 sq ft · listed Dec 22, 2025 Courtesy of Keller Williams Realty Naples
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Briarcliff Right Now (7)
All 7 active and pending Briarcliff listings with a detail page, newest first, refreshed twice a day from the MLS.
- 15100 Sweetwater Ct · $2,199,000 · 6 bd / 7 ba · listed Nov 5, 2026 · listed by Compass Florida LLC
- 15889 Shadow Run Ct · $650,000 · 3 bd / 2 ba · pending · listed Oct 16, 2026 · listed by Starlink Realty, Inc
- 6414 Briarwood Ter · $850,000 · 4 bd / 3 ba · pending · listed Sep 7, 2026 · listed by ERA Right Choice Realty
- 15821 Shamrock Dr · $2,000,000 · 4 bd / 4 ba · listed Aug 13, 2026 · listed by KW Florida Living
- 6480 Pine Cone Ct · $1,975,000 · 6 bd / 6 ba · listed Aug 13, 2026 · listed by Keller Williams Realty Naples
- 15860 Glendale Ln · $1,465,000 · 3 bd / 4 ba · listed Aug 13, 2026 · listed by Venture Realty & Investments
- 15261 Shamrock Dr · $1,299,999 · 5 bd / 5 ba · listed Aug 13, 2026 · listed by KW Elevate Luxury
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14% of homes for sale in ZIP 33912 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 (2026-11-12).
What it really costs to own in Briarcliff
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $8,541/yr across 14 listings here (MLS tax records, 2026-11-12). |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Lee County is $2,197/yr (6,508 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1989 across 14 listings. An original roof here would be about 37 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Email me new listings in Briarcliff
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Briarcliff
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Briarcliff will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Briarcliff?
How long do homes in Briarcliff take to sell?
Is Briarcliff a buyer's or seller's market right now?
How many homes are in Briarcliff?
What share of Briarcliff is owner-occupied?
When were the homes in Briarcliff built?
Who is the best real estate agent for Briarcliff?
How do I find a top Fort Myers real estate agent who knows Briarcliff?
Can Momentum Realty connect me with an agent for Briarcliff?
Where is Briarcliff, and what county is it in?
Should you buy in Briarcliff?
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: November 11, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending November 11, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 33912)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (4 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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See how Briarcliff fits the bigger picture — live prices, inventory, and Momentum Scores: