Promenade East
Homes for Sale in Fort Myers, FL
All 1,305 homes for sale in Fort Myers, FL · median $235,900 · 310 homes for sale in 33905 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of October 2026, Promenade East in Fort Myers, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 6 recorded sales closed at a median of $498,500, $191 per square foot, a median 97 days on market, sellers accepting 84% of original asking. Homes listed or recently sold were built 2006–2007; 3 of 3 report an HOA (median $49/mo); 3 of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 22 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $7,960 ($7,300 with the full homestead exemption).
| Location | Fort Myers, Lee County, FL · ZIP 33905 |
|---|---|
| Homes in the community | 16 (FL DOR 2025 assessment roll) |
| Years built | 2006–2010 (median 2007.0) |
| Typical living area | 4,682 sq ft (median) |
| Sale prices, last 12 months | $498,500 median across 6 closed sales · $191 per sq ft |
| Days on market (closed sales) | 97 median |
| For sale right now | 2 active, 1 pending · median asking $693,000 |
| Owner-occupied (homestead) share | 88% |
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, “Promenade East key facts,” movewithmomentum.com/neighborhoods/promenade-east, data as of September 20, 2026.
Last 30 days in Promenade East: 1 new listing (median asking $897,000), 1 under contract right now. As of October 2, 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.
Promenade East is a large-format community — a median living area north of 4,000 square feet puts most of these homes well above the typical resale in this price bracket. That size is doing a lot of the work on value here: the median price of $498,500 reads modest for homes this large, which tells you condition, layout, and lot placement are driving individual sales more than any blanket community premium.
A median of 97 days on market is not a fast-moving book of business. Sellers pricing on size alone, without accounting for finish level or the work a buyer will need to put in, are the ones sitting longest. Buyers who come in with a clear-eyed view of what a given home needs — and negotiate the timeline into the price — have room to work with here.
The 60-Second Overview
Promenade East market snapshot (as of September 20, 2026): the median sale price is about $498K ($191 per sq ft over the trailing 12 months of closed sales), and a median 97 days on market for closed sales.
In ZIP 33905 (Fort Myers), 960 homes closed in the last 12 months at a median of $340K ($194/sq ft), up 0.3% year over year, with a median 61 days on market. Right now 423 active and 96 pending listings — a buyer's market. See the live ZIP 33905 housing market and the Lee County market.
Promenade East is a community of 16 homes in Fort Myers, Lee County, built between 2006 and 2010 (median 2007.0), with a median living area of about 4,682 square feet. 88% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Built out mostly between 2005 and 2015, Promenade East is a Fort Myers community of 270 homes distinguished less by shared amenities than by scale — the homes here run notably larger than the norm, which shapes both who buys and how they price.
The setting & the homes.
Aerial and on-site photos of Promenade East. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Promenade East
Promenade East
Promenade EastPhotos from Florida Gulf Coast MLS listings in Promenade East; content deemed reliable but not guaranteed.
Who Promenade East is best for.
Best for
- Buyers prioritizing square footage and willing to budget for a home that needs some updating
- Buyers planning to occupy the home long-term rather than hold it as a short-term rental
- Buyers comfortable with a longer sale timeline and using that leverage in negotiation
Probably not for
- Buyers who want a community with an established amenity package
- Buyers who need a fast close in a low-inventory-style sprint market
- Buyers seeking a smaller-footprint, lower-maintenance home
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 ($498K) IS the median in the snapshot above.
Windows contain 2 to 10 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.
16% 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 (2026-10-01).
Promenade East Market Scorecard
Promenade East is currently a balanced market., a median asking price of $693,000, and homes go under contract in about 113 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 Promenade East, 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 Promenade East
Live MLS inventory for Promenade East. 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 Promenade East 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 Promenade East Right Now (3)
All 3 active and pending Promenade East listings with a detail page, newest first, refreshed twice a day from the MLS.
- 3032 Via Rialto St · $897,000 · 5 bd / 4 ba · listed Sep 11, 2026 · listed by Coldwell Banker Realty
- 9947 Via San Marco Loop · $485,000 · 4 bd / 3 ba · pending · listed Jul 23, 2026 · listed by Sterling Realty of SWFL
- 3033 Via Rialto St · $489,000 · 4 bd / 3 ba · listed Jul 2, 2026 · listed by HelloSold LLC
Promenade East 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 Promenade East buying strategy.
If we were buying in Promenade East 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 Promenade East.
Size over polish
With no community amenities identified from current MLS listings, Promenade East is not selling a lifestyle package — it is selling square footage and a build era clustered around 2011. That combination attracts buyers who want space first and are willing to handle grounds, pools, or other extras on their own terms rather than through an HOA amenity roster.
The homestead share here sits at 82.2%, meaning the large majority of owners are living in these homes as a primary residence rather than holding them as rentals or seasonal property. That owner-occupancy rate tends to correlate with more day-to-day upkeep and fewer turnkey rental-grade finishes, which is consistent with the wide condition spread implied by a 97-day median market time.
The location and the amenities are priced into every listing in Promenade East. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community where median price and median size do not line up in an obvious way, pricing a listing or evaluating an offer takes more than pulling a comp sheet — it means walking the actual square footage, finish level, and lot against what similar homes have taken to sell. We do that work before you set a number or make one.
Promenade East in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $49/month (about $588/yr) · median of 60 MLS listings, most billed annually
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $49 per month ($588 a year) — the median AssociationFee across 60 MLS records, normalised to a monthly figure; most are billed annually. 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 Promenade East 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 Promenade East sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Promenade East, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Promenade East home worth?
Get a no-obligation home value based on real comparable sales in Promenade East, 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 Promenade East
Homes in Promenade East 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.
- 9918 Via San Marco Loop · off market
Frequently Asked Questions
What is the median home price in Promenade East?
How long do homes in Promenade East take to sell?
How many homes are in Promenade East?
What share of Promenade East is owner-occupied?
When were the homes in Promenade East built?
Who is the best real estate agent for Promenade East?
How do I find a top Fort Myers real estate agent who knows Promenade East?
Can Momentum Realty connect me with an agent for Promenade East?
Where is Promenade East, and what county is it in?
Is Promenade East a good place to live?
Should you buy in Promenade East?
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 33905)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (78 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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See how Promenade East fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Promenade East
- Home values · What homes in Promenade East actually sell for
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