Mangrove Bay
Condos for Sale in North Fort Myers, FL
All 348 homes for sale in North Fort Myers, FL · median $154,900 · 111 condos for sale in North Fort Myers · 245 homes for sale in 33903 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Over the 12 months ending 2026-09-20, 4 recorded sales closed at a median of $232,500, $153 per square foot, a median 27 days on market, sellers accepting 94% of original asking. At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $3,710 ($3,050 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 BayCondos for Sale in North Fort Myers, FL 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 market snapshot (as of September 20, 2026): the median sale price is about $232K ($153 per sq ft over the trailing 12 months of closed sales), and a median 28 days on market for closed sales.
In ZIP 33903 (North Fort Myers), 5,719 homes closed in the last 12 months at a median of $380K ($221/sq ft), up 0.9% year over year, with a median 53 days on market. Right now 309 active and 73 pending listings — a buyer's market. See the live ZIP 33903 housing market and the Lee County market.
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.
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
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 ($232K) IS the median in the snapshot above.
Windows contain 0 to 4 sales each (4 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.
16% of homes for sale in ZIP 33903 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).
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.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 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.
See all homes for sale in North Fort Myers →
Housing distress & ownership in Mangrove Bay Condo, North 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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North Fort Myers guides & data
- Market data
- Best neighborhoods (ranked by data)
- Flood zones
- Home insurance cost
- New construction
- ZIP codes
Florida buyer guides
- Florida home insurance rates by county
- Florida property tax by county
- Florida property tax calculator
- What flood zone X means
- The 4-point inspection, explained
- Florida flood insurance calculator
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Frequently Asked Questions
What is the median home price in Mangrove Bay Condo?
How long do homes in Mangrove Bay Condo take to sell?
Who is the best real estate agent for Mangrove Bay Condo?
How do I find a top North Fort Myers real estate agent who knows Mangrove Bay Condo?
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Where is Mangrove Bay, and what county is it in?
Should you buy in Mangrove Bay Condo?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| 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 (27 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.
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Mangrove Bay Condo fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Mangrove BayCondos for Sale in North Fort Myers
- Home values · What homes in Mangrove BayCondos for Sale in North Fort Myers actually sell for
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