Brightwater
Homes for Sale in North Fort Myers, FL
All 365 homes for sale in North Fort Myers, FL · median $153,000 · 425 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 November 2026, Brightwater in North Fort Myers, FL has 9 homes for sale and 1 pending, asking from $289,900 to $455,000 (median $340,000). Over the 12 months ending 2026-11-11, 3 recorded sales closed at a median of $315,000, $193 per square foot, a median 17 days on market, sellers accepting 95% of original asking. Homes listed or recently sold were built 2020–2023; 8 of 10 report an HOA (median $51/mo); none of the 10 geocoded homes sit in a FEMA special flood hazard zone (median elevation 20 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $5,030 ($4,370 with the full homestead exemption).
Last 30 days in Brightwater: 2 new listings (median asking $399,000), 1 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 Brightwater
Live MLS inventory for Brightwater. 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 · 33 daysTop listing
Active · 0 days
Active · 0 days
Active · 121 days
Active · 301 days
Active · 377 days
Active · 140 days
Active · 50 daysActive and pending Brightwater 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.
Brightwater right now
🟢 Buyer-leaning market. 32.0 months of supply and 11% 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 (9 active and pending listings, 3 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
Brightwater market snapshot (as of November 11, 2026): the median sale price is about $315K ($193 per sq ft over the trailing 12 months of closed sales), a median 17 days on market for closed sales, and 32.0 months of supply, a buyer-leaning market.
In ZIP 33917 (North Fort Myers), 225 homes closed in the last 12 months at a median of $310K ($186/sq ft), with a median 59 days on market. Right now 270 active and 63 pending listings put supply at about 14.4 months — a soft market. See the live ZIP 33917 housing market and the Lee County market.
County records show 45 qualified sales in Brightwater across 2024–2025 (39 in 2024, 6 in 2025), median $410,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Flood zones in Brightwater: of 9 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in North Fort Myers.
Brightwater is a community of 153 homes in North Fort Myers, Lee County, built between 2020 and 2024 (median 2021), with a median living area of about 2,671 square feet. 46% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
The setting & the homes.
Aerial and on-site photos of Brightwater. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
BrightwaterBrightwaterBrightwaterBrightwaterBrightwaterBrightwaterBrightwaterBrightwaterPhotos from Florida Gulf Coast MLS listings in Brightwater; content deemed reliable but not guaranteed.
Brightwater 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 Brightwater buying strategy.
If we were buying in Brightwater 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 Brightwater.
A closer look at the Brightwater market
At a median of $193 per square foot, Brightwater prices sit in a fairly defined band, so condition and updates — more than the list price — tend to separate one home from the next.
Inventory runs at 32.0 months of supply, a buyer-leaning market. Homes that do trade take a median 17 days on market, useful leverage on any listing that has lingered.
The housing stock is 153 homes built between 2020 and 2024, and 46% of parcels are homesteaded — the owner-occupancy proxy in the Florida DOR assessment roll.
The location and the amenities are priced into every listing in Brightwater. 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 Brightwater 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 (3.7). Basis: Liquidity & Demand 32.0 months of supply; Owner Commitment 46% owner-occupied; Pricing Power 94.9% sale-to-list. Refreshed with each data update.
Tools for a Brightwater 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 Brightwater sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Brightwater, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Brightwater home worth?
Get a no-obligation home value based on real comparable sales in Brightwater, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in North Fort Myers →
Recently off market in Brightwater
Homes in Brightwater 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. 6 on record.
- 18104 Everson Miles Cir · off market
- 18244 Everson Miles Cir · off market
- 18890 Shimmer Dawn Ct · off market
- 8784 Cascade Price Cir · off market
- 8804 Swell Brooks Ct · off market
- 8908 Cascade Price Cir · off market
| Location | North Fort Myers, Lee County, FL · ZIP 33917 |
|---|---|
| Homes in the community | 153 (FL DOR 2025 assessment roll) |
| Years built | 2020–2024 (median 2021) |
| Typical living area | 2,671 sq ft (median) |
| Home types (current listings and sales) | singlefamilyresidence 100% |
| Sale prices, last 12 months | $315,000 median across 3 closed sales · $193 per sq ft |
| Days on market (closed sales) | 17 median |
| For sale right now | 8 active, 1 pending · median asking $327,750 · 32.0 months of supply |
| Owner-occupied (homestead) share | 46% |
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, “Brightwater key facts,” movewithmomentum.com/neighborhoods/brightwater, data as of November 11, 2026.
Just listed in Brightwater
The newest homes for sale in Brightwater right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 8753 Cascade Price Cir $399,000 · 4 bd · 2 ba · 2,156 sq ft · new today Courtesy of Cabalo's Realty
- 8792 Cascade Price Cir $399,000 · 4 bd · 2 ba · 2,003 sq ft · new today Courtesy of Spina Realty Company
- 18217 Everson Miles Cir $449,000 · 3 bd · 3 ba · 2,361 sq ft · listed Oct 10, 2026 Courtesy of John R. Wood Properties
- 18524 Cronin Sand Ln $289,900 · 3 bd · 2 ba · 1,616 sq ft · listed Sep 23, 2026 Courtesy of Elite Florida Realty Inc
- 8959 Cascade Price Cir $340,000 · 3 bd · 2 ba · 1,990 sq ft · listed Jul 14, 2026 Courtesy of Premier Sotheby's Int'l Realty
- 18546 Marlin Kite Ln $299,000 · 3 bd · 2 ba · 1,671 sq ft · listed Jun 25, 2026 Courtesy of Compass Florida LLC
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Brightwater Right Now (10)
All 10 active and pending Brightwater listings with a detail page, newest first, refreshed twice a day from the MLS.
- 18508 Marlin Kite Ln · $295,000 · 4 bd / 2 ba · pending · listed Sep 29, 2026 · listed by Compass Florida LLC
- 8753 Cascade Price Cir · $399,000 · 4 bd / 2 ba · listed Sep 11, 2026 · listed by Cabalo's Realty
- 8792 Cascade Price Cir · $399,000 · 4 bd / 2 ba · listed Sep 11, 2026 · listed by Spina Realty Company
- 18524 Cronin Sand Ln · $289,900 · 3 bd / 2 ba · listed Sep 11, 2026 · listed by Elite Florida Realty Inc
- 18244 Everson Miles Cir · $455,000 · 3 bd / 3 ba · listed Sep 7, 2026 · listed by KW Florida Living
- 18217 Everson Miles Cir · $449,000 · 3 bd / 3 ba · listed Sep 6, 2026 · listed by John R. Wood Properties
- 8959 Cascade Price Cir · $340,000 · 3 bd / 2 ba · listed Aug 14, 2026 · listed by Premier Sotheby's Int'l Realty
- 8880 Cascade Price Cir · $309,900 · 3 bd / 2 ba · listed Aug 13, 2026 · listed by Florida's Realty LLC
- 18546 Marlin Kite Ln · $299,000 · 3 bd / 2 ba · listed Aug 13, 2026 · listed by Compass Florida LLC
- 18512 Marlin Kite Ln · $315,499 · 3 bd / 2 ba · listed Aug 13, 2026 · listed by Century 21 Selling Paradise
More North Fort Myers home searches
- All homes for sale in North Fort Myers, FL
- Homes for sale in Lee County, FL
- North Fort Myers pool homes for sale
- North Fort Myers home values: what is my house worth?
- ZIP 33917 housing scorecard
North Fort Myers guides & data
- Market data
- Best neighborhoods (ranked by data)
- Flood zones
- Home insurance cost
- New construction
- ZIP codes
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Cascade Price Circle (5 homes on record)
- Marlin Kite Lane (5 homes on record)
- Everson Miles Circle (3 homes on record)
- Marlin Kite Lane (1 homes on record)
10% of homes for sale in Brightwater 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 Brightwater
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 $7,270/yr across 19 listings here (MLS tax records, 2026-11-12). |
|---|---|
| HOA dues | Median $51/month across 11 MLS listings (most billed quarterly; 2026-11-12). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| 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. Flood: of 8 listing addresses checked against the FEMA flood map, 100% sit outside the high-risk zone. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 2021 across 19 listings. Newer roofs and current wind-mitigation features usually mean the lower end of insurance quotes. |
Estimated carrying cost at the median asking price, before the mortgage: about $840/month (tax $606, HOA $51, insurance $183). An estimate from the sources above, not a quote.
Email me new listings in Brightwater
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 Brightwater
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Brightwater will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Brightwater?
How long do homes in Brightwater take to sell?
Is Brightwater a buyer's or seller's market right now?
How many homes are in Brightwater?
What share of Brightwater is owner-occupied?
When were the homes in Brightwater built?
Who is the best real estate agent for Brightwater?
How do I find a top North Fort Myers real estate agent who knows Brightwater?
Can Momentum Realty connect me with an agent for Brightwater?
Where is Brightwater, and what county is it in?
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 (2 streets, ZIP 33917)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (3 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 Brightwater fits the bigger picture — live prices, inventory, and Momentum Scores: