Herons Glen
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, Herons Glen in North Fort Myers, FL has 6 homes for sale and 1 pending, asking from $265,000 to $549,900 (median $322,000). Over the 12 months ending 2026-11-11, 5 recorded sales closed at a median of $290,000, $196 per square foot, a median 21 days on market, sellers accepting 97% of original asking. Homes listed or recently sold were built 1991–2006; 6 of 7 report an HOA (median $252/mo); none of the 7 geocoded homes sit in a FEMA special flood hazard zone (median elevation 24 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $4,630 ($3,970 with the full homestead exemption).
Last 30 days in Herons Glen: 3 new listings (median asking $345,000), 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 Herons Glen
Live MLS inventory for Herons Glen. 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 · 37 daysTop listing
Active · 5 days
Active · 27 days
Active · 153 days
Active · 118 days
Active · 10 daysActive and pending Herons Glen listings as of 2026-11-12, 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.
Herons Glen prices on space and age more than on amenity packages. The median living area here runs large at 2,889 square feet, and with a median year built of 2001 inside a 1990-2022 build range, buyers are shopping a mix of original-era and newer-phase construction under one community name. That spread in vintage is doing more to set price than any shared feature set — condition and update level matter more than which section of the neighborhood a home sits in.
The number that should shape strategy right now is the -16.2% year-over-year move against a market heat score of 43. That is a market that has cooled from where it was, not one in freefall — homes are still moving in a median 28 days, which is a reasonably tight window. For sellers, that combination argues for pricing to today's comps rather than last year's, since the days-on-market number says buyers are active but the price trend says they are not chasing. For buyers, it is a window to negotiate on a home that would have commanded a stronger number a year ago.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Herons Glen right now
🟢 Buyer-leaning market. 14.4 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, 5 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
Herons Glen market snapshot (as of November 11, 2026): the median sale price is about $290K ($196 per sq ft over the trailing 12 months of closed sales), a median 21 days on market for closed sales, and 14.4 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.
Florida Gulf Coast MLS sales records identify 65 homes in Herons Glen that have changed hands since 2010, built between 1990 and 2006 (median 2002), with a median living area of about 1,571 sq ft and a typical 2-bedroom, 2-bath layout; 65% are single-family homes. 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.
Herons Glen is a North Fort Myers community of 1,209 homes built out over three decades, with a median price of $335,000 and a homestead share of 65.8% — a strong signal that most owners here hold the home as a primary residence rather than a second property or rental.
The setting & the homes.
Aerial and on-site photos of Herons Glen. Swipe to explore the community.
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Herons GlenPhotos from Florida Gulf Coast MLS listings in Herons Glen; content deemed reliable but not guaranteed.
Who Herons Glen is best for.
Best for
- Buyers prioritizing larger living space at a moderate price point over a curated amenity list
- Buyers comfortable evaluating homes individually across a wide build-year range rather than relying on a uniform community standard
- Buyers working with a longer time horizon who can take advantage of a market that has cooled year-over-year
Probably not for
- Buyers who want a confirmed HOA amenity package as part of the purchase decision
- Buyers seeking newly built inventory, given the median year built sits well back from 2022
- Sellers expecting to price at last year's levels given the current year-over-year decline
Herons Glen 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 Herons Glen buying strategy.
If we were buying in Herons Glen 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 Herons Glen.
Space first, polish second
At $212.22 median price per square foot against a median home size of 2,889 square feet, Herons Glen reads as a community where buyers are paying for square footage more than for finish level or a curated amenity list. Current MLS listings show no community amenities identified, which is a fact buyers should take at face value rather than assume — verify directly what, if anything, comes with an HOA here before treating this as a lifestyle-amenity purchase.
The 1990-2022 build range means inventory spans two distinct eras of construction, and the median year built of 2001 puts the typical home a couple of decades into its life. That makes the pre-purchase inspection and a look at major systems (roof, AC, water heater) more decisive to value here than which phase of the community a listing sits in. With 47 closings in the reporting window, there is a real, if modest, flow of comparable sales to price against — enough to support a data-backed offer, not enough to assume every home is a like-for-like comp.
The location and the amenities are priced into every listing in Herons Glen. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A community with a wide build-year range and no confirmed amenity package is exactly where a generic pull of comps misleads you. We price Herons Glen listings against homes of similar vintage and square footage, not just the community median, and we verify what a specific HOA does and does not cover before a buyer writes an offer or a seller sets a list price.
Herons Glen in 15 seconds.
Tools for a Herons Glen 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 Herons Glen sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Herons Glen, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Herons Glen home worth?
Get a no-obligation home value based on real comparable sales in Herons Glen, 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 Herons Glen
Homes in Herons Glen 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. 3 on record.
- 20811 Athenian Ln · off market
- 20940 Calle Cristal Ln 1 · off market
- 2170 Embarcadero Way · off market
| Location | North Fort Myers, Lee County, FL · ZIP 33917 |
|---|---|
| Home types (current listings and sales) | singlefamilyresidence 86%, attached 14% |
| Sale prices, last 12 months | $290,000 median across 5 closed sales · $196 per sq ft |
| Days on market (closed sales) | 21 median |
| For sale right now | 6 active, 1 pending · median asking $322,000 · 14.4 months of supply |
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. Market figures describe homes, not residents. Cite as: Momentum Realty, “Herons Glen key facts,” movewithmomentum.com/neighborhoods/herons-glen, data as of November 11, 2026.
Every Home for Sale in Herons Glen Right Now (7)
All 7 active and pending Herons Glen listings with a detail page, newest first, refreshed twice a day from the MLS.
- 20647 Dennisport Ln · $485,000 · 3 bd / 2 ba · listed Oct 31, 2026 · listed by Starlink Realty, Inc
- 2190 Rio Nuevo Dr · $304,990 · 2 bd / 2 ba · pending · listed Oct 29, 2026 · listed by Royal Shell Real Estate, Inc.
- 2180 Faliron Rd · $265,000 · 2 bd / 2 ba · listed Oct 24, 2026 · listed by Fathom Realty FL LLC
- 20856 Athenian Ln · $345,000 · 3 bd / 2 ba · listed Oct 13, 2026 · listed by Starlink Realty, Inc
- 20810 Mykonos Ct · $549,900 · 3 bd / 2 ba · listed Aug 24, 2026 · listed by EXP Realty LLC
- 20911 Calle Cristal Ln 3 · $279,900 · 2 bd / 2 ba · listed Aug 17, 2026 · listed by Starlink Realty, Inc
- 20771 Mystic Way · $299,000 · 2 bd / 2 ba · listed Aug 13, 2026 · listed by Starlink Realty, Inc
More North Fort Myers home searches
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- ZIP 33917 housing scorecard
North Fort Myers guides & data
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- Flood zones
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Florida buyer guides
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- 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
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- 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.
- Palo Duro Boulevard (10 homes on record)
16% 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 (2026-11-12).
What it really costs to own in Herons Glen
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 $5,343/yr across 14 listings here (MLS tax records, 2026-11-12). |
|---|---|
| HOA dues | Median $252/month across 8 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. |
| Roof and age | Median build year 2001 across 14 listings. An original roof here would be about 25 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. |
Estimated carrying cost at the median asking price, before the mortgage: about $880/month (tax $445, HOA $252, insurance $183). An estimate from the sources above, not a quote.
Email me new listings in Herons Glen
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Ask an agent about Herons Glen
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Recent Developments in Herons Glen
Development, infrastructure, retail, and school activity affecting Herons Glen, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Parks & Amenities
Cape Coral opens Yellow Fever Creek Preserve with trails and campsites
The preserve at 3115 Del Prado Boulevard North opened with a ribbon-cutting on Oct. 30. It spans about 198 city-owned acres and offers 23 campsites, nature trails, a fishing pond, the city's first disc golf course and a welcome center. The site is part of a Lee County and city water restoration project.
What it may mean for the marketAdds a large outdoor recreation destination in north Cape Coral for hiking, camping and nature programs. The project is about 6 miles northwest of Herons Glen, elsewhere in Lee County.
Source: WINK News - October 2026Retail & Dining
Cape Coral weighs incentives for first Costco at 600 Chiquita Boulevard South
The proposed warehouse would be about 165,000 square feet with a fueling facility. The city would provide up to $10 million for site work and impact fees, and the council is scheduled to consider the package at its Nov. 2 meeting. No opening date has been announced.
What it may mean for the marketIf approved, a warehouse club and fuel station would add a major retail draw and jobs along the Chiquita corridor. The project is about 7 miles southwest of Herons Glen, elsewhere in Lee County.
Source: WINK News - October 2026Development
Cypress Cove owner buys former Ruby Tuesday site off Summerlin Road for $2.2M
Cypress Living bought the closed restaurant at 9001 Park Royal Drive, a 5,398-square-foot building on about 1.5 acres, for $2.2 million. No new use is chosen, though the CEO said it will not return to restaurant use. Its Harbour Vue eight-story independent living building is expected to break ground in early 2027.
What it may mean for the marketA vacant restaurant parcel on a road carrying about 37,000 vehicles a day is set to be redeveloped for a non-restaurant use, changing the commercial mix along Park Royal Drive. The project is about 11 miles south of Herons Glen, elsewhere in Lee County.
Source: Gulfshore Business - October 2026Infrastructure
Cape Coral council awards $32.9 million contract for North 1 East booster station
The council voted 7-1 to award Douglas N. Higgins Inc. $32,910,150 for the North 1 East Booster Station on 14.2 acres at Yellow Fever Creek Preserve, with two 5-million-gallon storage tanks. The station lets the city accept up to 6 million gallons per day of reclaimed water for irrigation.
What it may mean for the marketExpands reclaimed irrigation service in north Cape Coral, with assessments of roughly $32,000 to $35,000 per standard lot in the service area. The site is about 6 miles northwest of Herons Glen.
Source: Hoodline - September 2026Civic
Cape Coral council sets construction price for North Cape fleet maintenance facility
On Sept. 16, 2026 the council approved Resolution 259-26 setting the construction price for a Fleet Maintenance Facility at the North Cape Government Complex, 1200 Kismet Parkway West. Charles Perry Partners is the contractor, and work includes site development and infrastructure.
What it may mean for the marketAdds city service capacity in north Cape Coral, where municipal facilities support a growing population. The project is about 6 miles west of Herons Glen, elsewhere in Lee County.
Source: City of Cape Coral - June 2026Retail & Dining
Fort Myers Beach approves Development Order for Times Square entertainment center with hotel and restaurant
Fort Myers Beach town staff issued a Development Order for a three-story mixed-use entertainment center at 1028 and 1046 Estero Boulevard at Times Square, on the former sites of Sunset Beach Tropical Grill and The Playmore Tiki Bar. The 41,285-square-foot project by Persaud Properties would include six hotel units, a restaurant, shopping, a bar, an entertainment venue with a stage and a public pool. No construction permits had been issued as of the approval, with additional environmental and stormwater approvals still required.
What it may mean for the marketA new mixed-use entertainment building would add hotel, dining and retail space to the Times Square commercial district and support its post-storm rebuild. The project is about 17 miles south of Herons Glen, elsewhere in Lee County.
Source: Fort Myers Beach Observer
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
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Should you buy in Herons Glen?
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 12, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending November 11, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (5 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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