Highlands
Homes for Sale in Fort Myers, FL
All 1,387 homes for sale in Fort Myers, FL · median $240,000 · 1,047 condos for sale in Fort Myers · 177 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
Over the 12 months ending 2026-09-20, 7 recorded sales closed at a median of $70,000, $62 per square foot, a median 168 days on market, sellers accepting 56% of original asking. At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $1,120.
With a median price near $80,000 and a median price per square foot of $71.43, Highlands sits at the value end of the Fort Myers market. At this price point, the story is almost always condition and square footage rather than location premium — buyers here are pricing the home itself, not a lifestyle package.
A median of 168 days on market is the number to sit with. That is a slow-moving pool, and with only five closings in the current window, the data set is thin enough that any single sale can swing the median. Treat this as a market where patience, not urgency, sets the pace for both buyers and sellers.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Highlands market snapshot (as of September 20, 2026): the median sale price is about $70K ($63 per sq ft over the trailing 12 months of closed sales), and a median 168 days on market for closed sales.
In ZIP 33912 (Fort Myers), 910 homes closed in the last 12 months at a median of $345K ($225/sq ft), down 6.0% year over year, with a median 54 days on market. Right now 284 active and 77 pending listings put supply at about 3.7 months — a balanced market. See the live ZIP 33912 housing market and the Lee County market.
Highlands is a Fort Myers community in Lee County trading at entry-level price points, with current MLS listings showing no identified community amenities — this is a bare-facts housing market, not an amenity-driven one.
Who Highlands is best for.
Best for
- A buyer working with a tight acquisition budget who wants entry-level pricing in Lee County.
- A buyer or investor comfortable underwriting condition-driven value rather than relying on amenities or fast turnover.
- A buyer with flexibility on timeline, given the market's longer median days-on-market.
Probably not for
- A buyer who wants community amenities as part of the purchase — none are identified in current listings.
- A buyer who needs a quick resale window or high sales-volume comparables to price with confidence.
- A buyer unwilling to do independent diligence on condition, given the limited number of recent closings.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($70K) IS the median in the snapshot above.
Windows contain 1 to 12 sales each (7 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.
18% 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 (2026-09-20).
Highlands Market Scorecard
Highlands is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Florida Gulf Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
The Highlands buying strategy.
If we were buying in Highlands 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 Highlands.
A thin, value-driven market
Five closings is not enough volume to draw firm conclusions about trend direction — it is enough to confirm that Highlands trades infrequently relative to larger communities, and that each closing carries outsized weight in the numbers. A buyer or seller should ask an agent to walk through the actual comparable sales rather than lean on the median alone.
The combination of a low median price and a long median days-on-market points to a market where pricing discipline and condition matter more than timing the season. Homes here are not moving on speed; they are moving on being priced correctly for what they are.
The location and the amenities are priced into every listing in Highlands. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume market like Highlands, the median price and days-on-market figures can mislead if read in isolation. We pull the underlying closings, not just the headline stats, so pricing a listing or evaluating an offer is grounded in what actually sold — not a five-sale average that could be skewed either way.
Highlands in 15 seconds.
Tools for a Highlands 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 Highlands sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Highlands, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Highlands home worth?
Get a no-obligation home value based on real comparable sales in Highlands, 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 Highlands
Homes in Highlands 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. 2 on record.
- 15091 Bagpipe Way 101 · off market
- 15160 Niblick Trce 101 · off market
| Location | Fort Myers, Lee County, FL · ZIP 33912 |
|---|---|
| Sale prices, last 12 months | $70,000 median across 7 closed sales · $62 per sq ft |
| Days on market (closed sales) | 168 median |
| For sale right now | 0 active, 1 pending |
Data as of September 20, 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, “Highlands key facts,” movewithmomentum.com/neighborhoods/highlands--lee, data as of September 20, 2026.
Housing distress & ownership in Highlands, Fort Myers
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. 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.
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Fort Myers guides & data
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Florida buyer guides
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Frequently Asked Questions
What is the median home price in Highlands?
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Where is Highlands, and what county is it in?
Should you buy in Highlands?
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: October 26, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (63 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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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. A Momentum agent can price yours against live local comps.
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See how Highlands fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Highlands
- Home values · What homes in Highlands actually sell for