Brookshire Village
Homes for Sale in Fort Myers, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Brookshire Village prices at a median of $190,000 against a median $200 per square foot, a combination that only works if the typical closed home is running well under the community's median living area of 2,309 square feet. That gap is the first thing to check on any specific listing here — square footage and condition are doing more to set price than location or amenities, since the MLS shows none of the latter currently attached to the community.
A median of 112 days on market and a market heat score of 16 describe a slow-moving book of business, and the year-over-year figure of -16.7% confirms pricing has been giving ground, not gaining it. For a seller, that argues for pricing to the current trend rather than last year's comps. For a buyer, it argues for patience and a firm number, since homes are not moving fast enough to justify chasing an asking price.
Brookshire Village right now
🔴 Off the recent peak. The trailing-12-month median ($190K) is down 16.7% from the prior 12 months ($228K). 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 fgc closed sales, 12-month windows ending July 29. Confidence: Low (5 and 20 sales in the two windows).
What's unique here: the median sale price is about 46% below the typical Lee County sale ($190K vs $355K, trailing 12 months, fgc records).
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Updated July 29, 2026 · Live data: fgc, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Brookshire Village market snapshot (as of July 29, 2026): the median sale price is about $190K ($200 per sq ft over the trailing 12 months of closed sales), and a median 112 days on market for closed sales. The trailing-12-month median is down 17% from the prior 12 months, computed from record-level fgc closed sales (5 closings in the current window).
Brookshire Village is a community of 289 homes in Fort Myers, Lee County, built between 1987 and 1999 (median 1988), with a median living area of about 2,309 square feet. 73% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Built out mostly between 1987 and 1999 with a median year built of 1988, Brookshire Village is an established Fort Myers community of 289 homes in Lee County, with a 73.4% homestead share pointing to a base of owner-occupied ownership rather than a rotating rental or investor pool.
Who Brookshire Village is best for.
Best for
- A buyer prioritizing home size and lot over community amenities, working with a value-focused budget near the area median
- A buyer comfortable evaluating an older housing stock (built 1987-1999) and budgeting for system updates as part of the purchase
- A patient buyer willing to negotiate given the current slower marketing period and downward price trend
Probably not for
- A buyer who wants a gated or amenity-rich community with clubhouse, pool, or recreation included in the price
- A buyer expecting a fast resale timeline, given the current median of 112 days on market
- A buyer wanting strong recent price appreciation to lean on, given the current negative year-over-year trend
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 fgc closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($190K) IS the median in the snapshot above, and the move from 2025 ($228K) IS the -16.7% one-year change.
Windows contain 5 to 20 sales each (5 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.
13% of homes for sale in ZIP 33966 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 (2026-07-18).
The Brookshire Village buying strategy.
If we were buying in Brookshire Village 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 Brookshire Village.
A market priced on condition, not premium
With no community amenities currently identified in MLS listings, whatever value Brookshire Village carries is coming from the house itself and its lot — not a clubhouse, gate, or shared recreation. That makes this a straightforward buy: evaluate the structure, the age of major systems relative to a median build year of 1988, and the actual square footage against the $200 median price per foot, rather than paying for a lifestyle package.
The five-closing window behind this snapshot is thin, so treat the median price and median dollar-per-square-foot as directional rather than exact. Both a slower median 112-day marketing period and a negative year-over-year trend suggest sellers should expect real negotiation, and buyers who do their homework on condition have room to work a number down rather than compete on multiple offers.
The location and the amenities are priced into every listing in Brookshire Village. 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 Brookshire Village 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 (3.8). Basis: Recent Direction -16.7% year-over-year; Owner Commitment 73% owner-occupied; Pricing Power 88.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with a thin closing sample, no listed amenities, and a downward price trend, the read on any single home depends heavily on comparing it correctly against what actually sold. We pull the real comps, flag when a listing's price per square foot is out of line with the community median, and negotiate from the data rather than the asking price.
Brookshire Village in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- 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 Brookshire Village 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 Brookshire Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Brookshire Village, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Brookshire Village home worth?
Get a no-obligation home value based on real comparable sales in Brookshire Village, 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 Brookshire Village on the map →
Frequently Asked Questions
What is the median home price in Brookshire Village?
How long do homes in Brookshire Village take to sell?
How many homes are in Brookshire Village?
What share of Brookshire Village is owner-occupied?
When were the homes in Brookshire Village built?
Do cash buyers compete in Brookshire Village?
Who is the best real estate agent for Brookshire Village?
How do I find a top Fort Myers real estate agent who knows Brookshire Village?
Can Momentum Realty connect me with an agent for Brookshire Village?
Should you buy in Brookshire Village?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | fgc closed sales, 12-month windows ending July 29, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (9 streets, ZIP 33966)) |
| Under-contract shares | fgc records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2014 (172 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 fgc 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 fgc member average and 8 days faster, and we’ll price yours against live your area comps.
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