Mackaboy Farms
Homes for Sale in Fort Myers, FL
True comps, carrying-cost math, and listings before the portals.
Photo via fgc
Mackaboy Farms is a wide-span community by age and size of home, not by price data we can point to here. Homes date from 1927 up through 2024, with a median build year of 1987, and the typical living area runs large at 3,520 square feet. That spread means two houses on the same street can be nothing alike in layout, systems, or upkeep, so condition and lot configuration do more to set value than any single benchmark figure.
With just over half of homes (roughly 53%) carrying a homestead exemption, this reads as a mix of longer-term ownership and turnover inventory rather than a market dominated by investor-owned or seasonal units. For buyers, that means more built-out yards and additions to evaluate case by case. For sellers, it means positioning a home on its own merits — documented updates, square footage, lot — matters more than leaning on a community-wide price story.
Who Mackaboy Farms is best for.
Best for
- Buyers prioritizing larger living square footage over community amenities.
- Buyers comfortable evaluating homes individually across a wide range of build years.
- Buyers looking for long-term hold potential in Fort Myers without HOA-run recreational facilities.
Probably not for
- Buyers who want a turnkey clubhouse, pool, or planned-amenity setting.
- Buyers who prefer uniform, single-era construction for easier apples-to-apples comparison.
- Buyers unwilling to budget for inspection contingencies on an older home stock.
The market around Mackaboy Farms
Mackaboy Farms is too small for its own price trend, so here is the market around it.
In ZIP 33905, 23 homes are on the market and 4% are under contract — a slower corner of Fort Myers.
Across Lee County, 689 homes are active and 139 pending (17% under contract).
The housing mix here is 95% singlefamilyresidence, 5% manufacturedhome.
ZIP and county figures describe the wider market, not Mackaboy Farms specifically. Momentum Research analysis of MLS records.
Housing distress & ownership in Mackaboy Farms, 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. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Mackaboy Farms
Live MLS inventory for Mackaboy Farms. 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 Mackaboy Farms listings as of 2026-08-05, 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.
The Mackaboy Farms buying strategy.
If we were buying in Mackaboy Farms 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 Mackaboy Farms.
A community defined by range, not uniformity
With 195 homes spanning nearly a century of construction, Mackaboy Farms is not a single-phase subdivision with a repeated floor plan. The 1927-to-2024 build range means inspections need to work harder here: older homes may carry original systems or later renovations, while newer builds bring current codes and materials. The median build year of 1987 puts the community's center of gravity in an era where lot sizes and layouts were often generous, consistent with the median living area of 3,520 square feet.
No community amenities are identified from current MLS listings, so this is a location built on the homes and land themselves rather than a shared clubhouse, pool, or gated infrastructure. That keeps ongoing association costs out of the picture for many of these properties, but it also means buyers should not expect resort-style extras and should evaluate each home on its own lot and structure.
The location and the amenities are priced into every listing in Mackaboy Farms. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A community with a near-century build spread rewards close, house-by-house evaluation rather than a formula. We walk each listing's age, condition, and lot against what else is active or recently closed in Mackaboy Farms, so a 2024 build and a 1930s original are never priced or negotiated the same way.
Mackaboy Farms 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 Mackaboy Farms 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 Mackaboy Farms sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Mackaboy Farms, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Mackaboy Farms home worth?
Get a no-obligation home value based on real comparable sales in Mackaboy Farms, 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 Mackaboy Farms on the map →
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.
20% of homes for sale in ZIP 33905 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 (2026-08-18).
Frequently Asked Questions
How many homes are in Mackaboy Farms?
What share of Mackaboy Farms is owner-occupied?
When were the homes in Mackaboy Farms built?
Do cash buyers compete in Mackaboy Farms?
Who is the best real estate agent for Mackaboy Farms?
How do I find a top Fort Myers real estate agent who knows Mackaboy Farms?
Can Momentum Realty connect me with an agent for Mackaboy Farms?
Should you buy in Mackaboy Farms?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Mackaboy Farms with Momentum Realty’s local guides.
Data sources & freshness
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (5 streets, ZIP 33905)) |
| Under-contract shares | fgc records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2014 (19 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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See how Mackaboy Farms fits the bigger picture — live prices, inventory, and Momentum Scores:
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