Hills T.P.
Homes for Sale in Fort Myers Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Hills T.P. right now
🔴 Off the recent peak. The trailing-12-month median ($875K) is down 21.3% from the prior 12 months ($1.11M). With about 6 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: Medium (7 and 6 sales in the two windows).
What's unique here: the median sale price is about 2x the typical Lee County sale ($875K vs $355K, trailing 12 months, fgc records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
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
Hills T.P. market snapshot (as of July 29, 2026): the median sale price is about $875K ($620 per sq ft over the trailing 12 months of closed sales), and a median 60 days on market for closed sales. The trailing-12-month median is down 21% from the prior 12 months, computed from record-level fgc closed sales (7 closings in the current window).
Hills T.P. is a community of 71 homes in Fort Myers Beach, Lee County, built between 1939 and 2024 (median 1976), with a median living area of about 3,443 square feet. 22% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
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 ($875K) IS the median in the snapshot above, and the move from 2025 ($1.11M) IS the -21.3% one-year change.
Windows contain 1 to 9 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.
11% of homes for sale in ZIP 33931 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 Hills T.P. buying strategy.
If we were buying in Hills T.P. 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 Hills T.P..
A closer look at the Hills T.P. market
At a median of $620 per square foot, Hills T.P. 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 down 21% year over year. Homes that do trade take a median 60 days on market, useful leverage on any listing that has lingered.
The housing stock is 71 homes built between 1939 and 2024, and 22% 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 Hills T.P.. 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 Hills T.P. 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 (2.0). Basis: Recent Direction -21.3% year-over-year; Owner Commitment 22% owner-occupied; Pricing Power 89.7% sale-to-list. Refreshed with each data update.
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 Hills T.P. 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 Hills T.P. sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Hills T.P., the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Hills T.P. home worth?
Get a no-obligation home value based on real comparable sales in Hills T.P., 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 Hills T.P. on the map →
Frequently Asked Questions
What is the median home price in Hills T.P.?
How long do homes in Hills T.P. take to sell?
How many homes are in Hills T.P.?
What share of Hills T.P. is owner-occupied?
When were the homes in Hills T.P. built?
Do cash buyers compete in Hills T.P.?
Who is the best real estate agent for Hills T.P.?
How do I find a top Fort Myers Beach real estate agent who knows Hills T.P.?
Can Momentum Realty connect me with an agent for Hills T.P.?
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 (3 streets, ZIP 33931)) |
| Under-contract shares | fgc records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2014 (70 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?
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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. 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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