Brightwater
Homes for Sale in North Fort Myers, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Flagler County MLS
As of September 2026, Brightwater in North Fort Myers, FL has 6 homes for sale and 1 pending, asking from $299,900 to $3,250,000 (median $399,000). Over the 12 months ending 2026-07-29, 9 recorded sales closed at a median of $425,000, $193 per square foot, a median 106 days on market, sellers accepting 90% of original asking (+1% versus the prior year). Homes listed or recently sold were built 2020–2026 with 1 new construction; 5 of 7 report an HOA (median $51/mo); 1 of the 6 geocoded homes sit in a FEMA special flood hazard zone (median elevation 19 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $6,790 ($6,120 with the full homestead exemption).
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 and pending Brightwater listings as of 2026-09-03, 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
🟡 Still climbing. The trailing-12-month median ($425K) is up 1.1% from the prior 12 months ($420K). With about a dozen 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 Flagler County MLS closed sales, 12-month windows ending July 29. Confidence: Low (9 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 29, 2026 · Live data: Flagler County 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 July 29, 2026): the median sale price is about $425K ($193 per sq ft over the trailing 12 months of closed sales), and a median 106 days on market for closed sales. The trailing-12-month median is up 1% from the prior 12 months, computed from record-level Flagler County MLS closed sales (9 closings in the current window).
Brightwater is a community of 300 homes in North Fort Myers, Lee County, built between 1982 and 2024 (median 2021.0), with a median living area of about 2,766 square feet. 55% 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
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BrightwaterPhotos from Flagler County MLS listings in Brightwater; content deemed reliable but not guaranteed.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 29 of each year, from record-level Flagler County MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($425K) IS the median in the snapshot above, and the move from 2025 ($420K) IS the +1.1% one-year change.
Windows contain 1 to 36 sales each (9 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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Lee County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Lee County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Brightwater Market Scorecard
Brightwater is currently a thin data market. Limited supply, a median asking price of $399,000, and homes go under contract in about 85 days.
Typical home value in the 33917 ZIP is $292,090, about 8.0% above the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
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 Flagler County MLS. Map data © OpenStreetMap, tiles © CARTO.
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.
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 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.
The trailing-12-month median up 1% year over year. Homes that do trade take a median 106 days on market, useful leverage on any listing that has lingered.
The housing stock is 300 homes built between 1982 and 2024, and 55% 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 (4.9). Basis: Recent Direction +1.1% year-over-year; Owner Commitment 55% owner-occupied; Pricing Power 89.6% sale-to-list. Refreshed with each data update.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
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 homes for sale in Brightwater on the map →
Frequently Asked Questions
What is the median home price in Brightwater?
How long do homes in Brightwater take to sell?
How many homes are in Brightwater?
What share of Brightwater is owner-occupied?
When were the homes in Brightwater built?
Do cash buyers compete in Brightwater?
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?
Nearby Communities
Explore more neighborhoods near Brightwater with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | Flagler County MLS closed sales, 12-month windows ending July 29, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (6 streets, ZIP 33912/33917/33957)) |
| Under-contract shares | Flagler County MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2020 (103 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 Flagler County 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.
Own a home here?
You just read the data. Now see what your home is worth.
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 Flagler County MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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See how Brightwater fits the bigger picture — live prices, inventory, and Momentum Scores: