Mastique
Homes for Sale in Fort Myers, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via fgc
Mastique's numbers point to a market that has cooled meaningfully. The median price sits at $579,250, but with a year-over-year change of -19% and a median days-on-market of 115, this is not a community where sellers are setting the terms right now. Price per square foot at $296.14 gives a workable benchmark, but with only 8 closings in the current window, that figure should be read as directional, not definitive.
A market heat score of 19 confirms what the other metrics already suggest: this is a slow-moving, buyer-leaning environment. For sellers, that means pricing has to be realistic from day one, since the data does not support testing the market with an aspirational number. For buyers, it means time and leverage are on your side, and a longer runway to negotiate is the norm rather than the exception.
Mastique right now
🔴 Off the recent peak. The trailing-12-month median ($579K) is down 19.0% from the prior 12 months ($715K). With about a dozen 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: Low (8 and 5 sales in the two windows).
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
Mastique market snapshot (as of July 29, 2026): the median sale price is about $579K ($296 per sq ft over the trailing 12 months of closed sales), and a median 115 days on market for closed sales. The trailing-12-month median is down 19% from the prior 12 months, computed from record-level fgc closed sales (8 closings in the current window).
Mastique is a Fort Myers community in Lee County currently showing a wide gap between list expectations and closed outcomes, with a median 115 days to sell and pricing down sharply from a year ago. Current MLS activity does not surface a defined amenity package for the community, so buyers should confirm any specific features directly against the listing or HOA documentation rather than assuming a standard set.
The setting & the homes.
Aerial and on-site photos of Mastique. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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MastiquePhotos from fgc listings in Mastique; content deemed reliable but not guaranteed.
Who Mastique is best for.
Best for
- Buyers with flexible timelines who can wait out a slower, 115-day-plus market for the right price.
- Value-focused buyers comfortable pulling their own price-per-square-foot comparisons given the low closing volume.
- Buyers who prioritize negotiating leverage over move-in speed in the current down-trending market.
Probably not for
- Buyers who need a quick close and can't accommodate an extended days-on-market environment.
- Buyers who want a confirmed, specific amenity package spelled out before they'll consider a community.
- Sellers hoping to price above recent trend without expecting a longer marketing period.
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 ($579K) IS the median in the snapshot above, and the move from 2025 ($715K) IS the -19.0% one-year change.
Windows contain 2 to 18 sales each (8 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.
8% of homes for sale in Mastique 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).
Mastique Market Scorecard
Mastique is currently a balanced market., and homes go under contract in about 139 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: fgc, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Mastique, 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. Based on Stellar MLS data distributed by MLS GRID for the period August 2026 through August 2026. Deemed reliable but not guaranteed.
Homes For Sale Right Now in Mastique
Live MLS inventory for Mastique. 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 Mastique listings as of 2026-08-17, 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.
Mastique on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from fgc. Map data © OpenStreetMap, tiles © CARTO.
The Mastique buying strategy.
If we were buying in Mastique 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 Mastique.
A Market Still Finding Its Level
The combination of a -19% year-over-year shift and a 115-day median days-on-market tells a consistent story: homes here are taking longer to sell and closing for less than they were a year ago. With only 8 closings in the current window, the sample is thin enough that any single sale can move the median meaningfully, so buyers and sellers alike should treat the $579,250 figure as a starting point for conversation, not a fixed line.
The $296.14 price-per-square-foot figure is useful for sizing up a specific listing against recent activity, but with low transaction volume and a soft heat score of 19, comparables need to be pulled and reviewed individually rather than assumed from the aggregate. This is a market where the story is in the details of each closed sale, not the headline number.
The location and the amenities are priced into every listing in Mastique. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume, low-heat market like this one, pricing a listing or evaluating an offer correctly requires pulling the actual closed comparables rather than leaning on a median built from a handful of sales. We track the current listings and recent closings in Mastique directly, so sellers get a defensible number and buyers get a clear read on where genuine negotiating room exists.
Mastique 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 Mastique 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 Mastique sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Mastique, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Mastique home worth?
Get a no-obligation home value based on real comparable sales in Mastique, 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 Mastique on the map →
Frequently Asked Questions
What is the median home price in Mastique?
How long do homes in Mastique take to sell?
Do cash buyers compete in Mastique?
Who is the best real estate agent for Mastique?
How do I find a top Fort Myers real estate agent who knows Mastique?
Can Momentum Realty connect me with an agent for Mastique?
Should you buy in Mastique?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Mastique with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | fgc closed sales, 12-month windows ending July 29, 2026 |
| Under-contract shares | fgc records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2014 (117 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 Mastique fits the bigger picture — live prices, inventory, and Momentum Scores: