Langshire
Homes for Sale in Fort Myers, FL
All 1,305 homes for sale in Fort Myers, FL · median $235,900 · 150 homes for sale in 33912 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
As of October 2026, Langshire in Fort Myers, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 6 recorded sales closed at a median of $427,500, $274 per square foot, a median 61 days on market, sellers accepting 90% of original asking (-6% versus the prior year). Homes listed or recently sold were built 2003–2004; 3 of 3 report an HOA (median $922/mo); none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 21 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $6,830 ($6,160 with the full homestead exemption).
| Location | Fort Myers, Lee County, FL · ZIP 33912 |
|---|---|
| Homes in the community | 73 (FL DOR 2025 assessment roll) |
| Years built | 2002–2008 (median 2003) |
| Typical living area | 2,342 sq ft (median) |
| Sale prices, last 12 months | $427,500 median across 6 closed sales · $274 per sq ft · -5.5% vs the prior 12 months |
| Days on market (closed sales) | 61 median |
| For sale right now | 1 active, 2 pending · median asking $399,000 |
| Owner-occupied (homestead) share | 53% |
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; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “Langshire key facts,” movewithmomentum.com/neighborhoods/langshire, data as of September 20, 2026.
Langshire's pricing runs on condition and square footage more than anything else. With a median living area around 2,392 square feet and a build window concentrated between 2002 and 2008, buyers are looking at a fairly consistent generation of construction, so the spread in outcomes tends to come down to updates, lot specifics, and how a given seller has priced against that mid-$400s median.
A market heat score of 18 and a median 61 days on market tell the same story: this is not a competitive-offer environment right now. Combined with pricing down 5.5% year over year, sellers need to price to current conditions rather than last year's comps, and buyers have room to negotiate on terms, not just list price.
Langshire right now
🟡 Off the recent peak. The trailing-12-month median ($428K) is down 5.5% from the prior 12 months ($452K). With about 8 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 Florida Gulf Coast MLS closed sales, 12-month windows ending September 20. Confidence: Low (6 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 2, 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
Langshire market snapshot (as of September 20, 2026): the median sale price is about $428K ($274 per sq ft over the trailing 12 months of closed sales), and a median 61 days on market for closed sales. The trailing-12-month median is down 6% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (6 closings in the current window).
In ZIP 33912 (Fort Myers), 921 homes closed in the last 12 months at a median of $345K ($225/sq ft), down 6.2% year over year, with a median 54 days on market. Right now 287 active and 77 pending listings — a buyer's market. See the live ZIP 33912 housing market and the Lee County market.
County records show 4 qualified sales in Langshire across 2024–2025 (2 in 2024, 2 in 2025), median $440,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Langshire is a community of 73 homes in Fort Myers, Lee County, built between 2002 and 2008 (median 2003), with a median living area of about 2,342 square feet. 53% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Langshire is a 149-home community in Fort Myers built out mainly in the mid-2000s, with pricing and pace that currently favor buyers willing to do a bit of homework on condition.
The setting & the homes.
Aerial and on-site photos of Langshire. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Langshire
Langshire
LangshirePhotos from Florida Gulf Coast MLS listings in Langshire; content deemed reliable but not guaranteed.
Who Langshire is best for.
Best for
- Buyers targeting a larger living footprint near 2,400 square feet without paying for community amenities they will not use.
- Buyers comfortable evaluating a mid-2000s built home on its individual condition and mechanicals rather than relying on new-construction assumptions.
- Buyers working with some negotiating room who can move on a timeline of a couple months rather than needing a fast, competitive close.
Probably not for
- Buyers who want a defined amenity package as part of the purchase decision.
- Sellers expecting to price against last year's levels rather than the current 5.5% year-over-year pullback.
- Buyers who need a rapid, high-competition sale process rather than a market currently averaging around two months on market.
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 ($428K) IS the median in the snapshot above, and the move from 2025 ($452K) IS the -5.5% one-year change.
Windows contain 4 to 11 sales each (6 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.
15% 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 (2026-10-02).
Langshire Market Scorecard
Langshire is currently a balanced market., a median asking price of $399,000, and homes go under contract in about 183 days.
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.
Housing distress & ownership in Langshire, 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.
Homes For Sale Right Now in Langshire
Live MLS inventory for Langshire. 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 Langshire listings as of 2026-10-01, 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.
Every Home for Sale in Langshire Right Now (3)
All 3 active and pending Langshire listings with a detail page, newest first, refreshed twice a day from the MLS.
- 8134 Woodridge Pointe Dr · $429,900 · 2 bd / 2 ba · pending · listed Sep 24, 2026 · listed by Real Estate Prof of SWFL LLC
- 8103 Woodridge Pointe Dr · $389,000 · 2 bd / 2 ba · listed Jul 2, 2026 · listed by SWFL Real Estate Experts
- 8486 Langshire Way · $489,000 · 2 bd / 2 ba · pending · listed Jul 2, 2026 · listed by Berkshire Hathaway Florida
Langshire 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, tiles © CARTO.
The Langshire buying strategy.
If we were buying in Langshire 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 Langshire.
A Mid-2000s Community Resetting on Price
The homes here share a build era — 2002 to 2008, with a median year built of 2004 — which means most of the community is dealing with similar-vintage systems and finishes rather than a wide mix of construction generations. At a median price of $427,500 and roughly $274 per square foot, Langshire sits in a price band where the condition of an individual home does a lot of the work in setting its value.
The homestead share sits at 49%, a useful signal that roughly half of the current owners have filed for a homestead exemption, which typically points to primary residency rather than exclusively investment or seasonal use. With 6 months of closings behind the current snapshot and days on market averaging 61, this reads as a market with steady but unhurried activity rather than a fast-turnover one.
The location and the amenities are priced into every listing in Langshire. 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 Langshire 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 (4.4). Basis: Recent Direction -5.5% year-over-year; Owner Commitment 53% owner-occupied; Pricing Power 90.0% sale-to-list. Refreshed with each data update.
Why work with Momentum here
In a community with no standout amenity package to lean on, the sale comes down to reading the individual home correctly — condition relative to its 2002-2008 build era, price relative to the $427,500 median, and realistic timing given a 61-day median market pace. We price and negotiate against those specifics rather than general neighborhood hype.
Langshire in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $922/month (about $11,064/yr) · median of 66 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $922 per month ($11,064 a year) — the median AssociationFee across 66 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Langshire 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 Langshire sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Langshire, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Langshire home worth?
Get a no-obligation home value based on real comparable sales in Langshire, 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 all homes for sale in Fort Myers →
Recently off market in Langshire
Homes in Langshire 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. 1 on record.
- 8156 Woodridge Pointe Dr · off market
Frequently Asked Questions
What is the median home price in Langshire?
How long do homes in Langshire take to sell?
How many homes are in Langshire?
What share of Langshire is owner-occupied?
When were the homes in Langshire built?
Who is the best real estate agent for Langshire?
How do I find a top Fort Myers real estate agent who knows Langshire?
Can Momentum Realty connect me with an agent for Langshire?
Where is Langshire, and what county is it in?
Is Langshire a good place to live?
Should you buy in Langshire?
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 1, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 33912)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (90 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.
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 Florida Gulf Coast MLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
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See how Langshire fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Langshire
- Home values · What homes in Langshire actually sell for
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