Mangrove Bay
Condos for Sale in North Fort Myers, FL
All 365 homes for sale in North Fort Myers, FL · median $153,000 · 116 condos for sale in North Fort Myers · 260 homes for sale in 33903 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of November 2026, the MLS records 1 closed sale in Mangrove Bay Condo in North Fort Myers, FL, the most recent in July 2026. Across North Fort Myers as a whole, 65 homes closed in the last 12 months at a median of $299,000, 67 median days on market, with 53 homes for sale today. At that median and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $4,780 ($4,110 with the full homestead exemption).
Four closings is a thin enough sample that a single unit can swing the numbers, so treat the mid-$232K median and the $152.91 price-per-square-foot figure as a directional read rather than a precise line. What both numbers do confirm is that pricing here is condition- and size-driven rather than tied to a shared amenity package, since MLS data doesn't show one attached to these listings.
A median 27.5 days on market says these units are not sitting, but with so few closings behind it, one quick sale and one slow one could move that number substantially in either direction next quarter. Buyers and sellers should both price off the most recent comparable unit, not the trailing average.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Mangrove Bay right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Mangrove Bay Condo is a small-volume market inside North Fort Myers, Lee County, where recent MLS activity has been light enough that each closing carries real weight in the numbers.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Mangrove Bay Condo is best for.
Best for
- A buyer focused on unit-level value in North Fort Myers rather than community amenities
- A buyer working with a budget near the current mid-$232K median and willing to verify pricing unit by unit
- An investor comfortable underwriting a low-volume condo market with limited recent closing data
Probably not for
- A buyer who wants an on-site amenity package such as a pool or clubhouse as part of the purchase decision
- A buyer who needs a large, well-established sales history to benchmark price with confidence
- A buyer expecting a fast, high-volume resale market with many comparable listings
The market around Mangrove Bay Condo
Mangrove Bay Condo is too small for its own price trend, so here is the market around it.
In ZIP 33903, 294 homes are on the market and 14% are under contract — a slower corner of North Fort Myers.
Across Lee County, 10,622 homes are active and 1,899 pending (15% under contract).
In ZIP 33903 (North Fort Myers), 126 homes closed in the last 12 months at a median of $336K ($201/sq ft), up 11.4% year over year, with a median 71 days on market. Right now 190 active and 30 pending listings put supply at about 18.1 months — a buyer's market. See the live ZIP 33903 housing market and the Lee County market.
ZIP and county figures describe the wider market, not Mangrove Bay Condo specifically. Momentum Research analysis of MLS records.
The Mangrove Bay Condo buying strategy.
If we were buying in Mangrove Bay Condo 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 Mangrove Bay Condo.
What the numbers can and can't tell you
With only four closings in the current window, the $232,500 median price and $152.91 per square foot are useful as a starting reference point, not a forecast. A buyer evaluating a specific unit should ask how it compares directly to the most recent one or two sales rather than assuming the median applies evenly across the community.
No community amenities are identified in current MLS listings for Mangrove Bay Condo, which means value here is likely tied to the unit itself — condition, layout, and any water or exterior views — rather than a shared clubhouse, pool, or recreational package. Anyone comparing this community to a larger amenity-driven condo development should factor that difference into the price-per-square-foot comparison.
The location and the amenities are priced into every listing in Mangrove Bay Condo. 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 this one, the difference between a fair offer and an overpay often comes down to knowing which of the four recent closings is actually comparable to the unit in question. We pull the underlying listing detail, not just the median, before advising on price.
Mangrove Bay Condo in 15 seconds.
Tools for a Mangrove Bay Condo 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 Mangrove Bay Condo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Mangrove Bay Condo, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Mangrove Bay Condo home worth?
Get a no-obligation home value based on real comparable sales in Mangrove Bay Condo, 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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Should you buy in Mangrove Bay Condo?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (1 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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