Promenade West
Homes for Sale in Fort Myers, FL
All 1,446 homes for sale in Fort Myers, FL · median $240,000 · 355 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 November 2026, Promenade West in Fort Myers, FL has 3 homes for sale. Over the 12 months ending 2026-11-11, 3 recorded sales closed at a median of $540,000, $250 per square foot, a median 45 days on market, sellers accepting 92% of original asking. Homes listed or recently sold were built 2007–2014; 4 of 4 report an HOA (median $47/mo); none of the 4 geocoded homes sit in a FEMA special flood hazard zone (median elevation 23 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $8,620 ($7,960 with the full homestead exemption).
Last 30 days in Promenade West: 1 new listing (median asking $450,000), 1 under contract right now. As of November 11, 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.
Homes For Sale Right Now in Promenade West
Live MLS inventory for Promenade West. 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 · 183 daysTop listing
Active · 3 days
Active · 111 daysActive and pending Promenade West listings as of 2026-11-12, 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.
Promenade West prices around a median of $440,000, and the number that does the most explaining here is size: a median living area of 3,399 square feet on homes built mostly between 2006 and 2015. That combination of newer construction and large footprints is what anchors value more than any amenity package, since current MLS listings show none identified.
With a market heat score of 33 and median days on market around 75, this is not a bidding-war environment. Sellers should price to the condition and size of the specific home rather than the address alone, and buyers have room to negotiate on terms, timeline, and repair credits rather than needing to move fast.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Promenade West right now
🟢 Buyer-leaning market. 12.0 months of supply and 25% of the inventory already under contract give buyers above-average negotiating leverage.Why it matters: months of supply is how long today's inventory would last at today's sales pace; under-contract share is the portion of homes for sale that already have a buyer.Momentum Research analysis of Florida Gulf Coast MLS records, as of November 11, 2026. Confidence: Medium (4 active and pending listings, 3 closed sales in 12 months).
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· Updated November 12, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Promenade West market snapshot (as of November 11, 2026): the median sale price is about $540K ($250 per sq ft over the trailing 12 months of closed sales), a median 45 days on market for closed sales, and 12.0 months of supply, a buyer-leaning market.
In ZIP 33905 (Fort Myers), 200 homes closed in the last 12 months at a median of $395K ($189/sq ft), up 3.6% year over year, with a median 63 days on market. Right now 212 active and 41 pending listings put supply at about 12.7 months — a buyer's market. See the live ZIP 33905 housing market and the Lee County market.
Florida Gulf Coast MLS sales records identify 12 homes in Promenade West that have changed hands since 2013, built between 2007 and 2014 (median 2012), with a median living area of about 2,363 sq ft and a typical 4-bedroom, 3-bath layout. Source: Florida Gulf Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Promenade West is a Fort Myers community of 293 homes built primarily in the 2006-2015 window, with a median home size of 3,399 square feet that puts it toward the larger end of the local resale stock.
The setting & the homes.
Aerial and on-site photos of Promenade West. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Promenade WestPromenade WestPromenade West
Promenade WestPhotos from Florida Gulf Coast MLS listings in Promenade West; content deemed reliable but not guaranteed.
Who Promenade West is best for.
Best for
- Buyers prioritizing larger living space and newer-build construction over community amenities
- Buyers comfortable with a slower-paced market and more room to negotiate on price and terms
- Long-term owner-occupants planning to stay put, given the high homestead share
Probably not for
- Buyers who want a gated community with a clubhouse, pool, or organized common areas
- Investors seeking fast turnover in a high-heat, competitive-offer market
- Buyers who want a tight, predictable price band rather than a wide value spread by condition
Promenade West 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 contributors.
The Promenade West buying strategy.
If we were buying in Promenade West 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.
Use your leverage. With inventory sitting, there is room to negotiate on anything dated or overpriced and to ask for repairs or a rate buydown.
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 West.
Space first, extras not included
The defining trait of this community is square footage. A median of 3,399 square feet is a large number for a resale neighborhood, and it means buyers are generally shopping for house size and layout rather than a clubhouse or gated common area, since current MLS listings identify no shared community amenities.
Price per square foot sits at $184.19, which read alongside the roughly $440,000 median price points to a market where larger, well-kept homes and smaller or dated ones can land at very different price points even within the same community. Year-over-year movement has been essentially flat, and with about 80.5% of homes homestead-occupied, turnover is moderate rather than heavy.
The location and the amenities are priced into every listing in Promenade West. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community without a shared amenity package to fall back on, the individual home does the heavy lifting on value, and pricing it correctly requires reading square footage, age, and condition against a fairly wide spread of outcomes. We track those closings and dial in on what a specific floor plan and lot are actually worth right now, not what the community average implies.
Promenade West in 15 seconds.
Tools for a Promenade West 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 West sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Promenade West, 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 West home worth?
Get a no-obligation home value based on real comparable sales in Promenade West, 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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Recently off market in Promenade West
Homes in Promenade West 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. 4 on record.
- 2775 Via Piazza Loop · off market
- 2798 Via Piazza Loop · off market
- 2858 Via Campania St · off market
- 9372 Via Murano Ct · off market
| Location | Fort Myers, Lee County, FL · ZIP 33905 |
|---|---|
| Sale prices, last 12 months | $540,000 median across 3 closed sales · $250 per sq ft |
| Days on market (closed sales) | 45 median |
| For sale right now | 3 active, 1 pending · median asking $450,000 · 12.0 months of supply |
Data as of November 11, 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. Market figures describe homes, not residents. Cite as: Momentum Realty, “Promenade West key facts,” movewithmomentum.com/neighborhoods/promenade-west, data as of November 11, 2026.
Every Home for Sale in Promenade West Right Now (4)
All 4 active and pending Promenade West listings with a detail page, newest first, refreshed twice a day from the MLS.
- 2815 Via Piazza Loop · $450,000 · 4 bd / 3 ba · listed Oct 29, 2026 · listed by KW Florida Living
- 2764 Via Piazza Loop · $474,500 · 4 bd / 3 ba · pending · listed Aug 15, 2026 · listed by Kevin Shelly Realty Inc.
- 2740 Via Piazza Loop · $545,000 · 5 bd / 4 ba · listed Aug 13, 2026 · listed by DomainRealty.com LLC
- 2769 Via Piazza Loop · $420,000 · 3 bd / 2 ba · listed Aug 13, 2026 · listed by Marzucco Real Estate
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Fort Myers guides & data
- Market data
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Florida buyer guides
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- Florida property tax calculator
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- The 4-point inspection, explained
- Florida flood insurance calculator
- Florida housing market map
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Via Piazza Loop (9 homes on record)
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 (2026-11-12).
What it really costs to own in Promenade West
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $5,297/yr across 8 listings here (MLS tax records, 2026-11-12). |
|---|---|
| HOA dues | Median $563/year (about $47/month) across 5 MLS listings (most billed annually; 2026-11-12). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Lee County is $2,197/yr (6,508 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 2012 across 8 listings. An original roof here is about 14 years old: still inside the 15-year window Florida carriers use, but ask for the roof's permit date before you bind coverage. |
Estimated carrying cost at the median asking price, before the mortgage: about $672/month (tax $441, HOA $47, insurance $183). An estimate from the sources above, not a quote.
Email me new listings in Promenade West
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Promenade West
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Promenade West will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Promenade West?
How long do homes in Promenade West take to sell?
Is Promenade West a buyer's or seller's market right now?
Who is the best real estate agent for Promenade West?
How do I find a top Fort Myers real estate agent who knows Promenade West?
Can Momentum Realty connect me with an agent for Promenade West?
Where is Promenade West, and what county is it in?
Should you buy in Promenade West?
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: November 12, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending November 11, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (3 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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