Province Park
Homes for Sale in Fort Myers, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Province Park is a tight, single-era build — every home dates from 2003 to 2006, with a median year built of 2004. That uniformity means price separation here comes almost entirely from condition, updates, and lot specifics rather than era or architectural style. At a median price of $245,000 and roughly $180.81 per square foot, the math is straightforward: buyers are pricing square footage and finish level, not novelty.
The current posture favors patience. A median 106 days on market, a market heat score of 11, and a year-over-year price move of -17.2% all point to a community that is cooling and giving buyers room to negotiate. Sellers here need to price to the current data, not last year's, and buyers can afford to be selective rather than rushed.
Province Park right now
🔴 Off the recent peak. The trailing-12-month median ($245K) is down 17.2% from the prior 12 months ($296K). With about 16 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: Medium (11 and 8 sales in the two windows).
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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
Province Park market snapshot (as of July 29, 2026): the median sale price is about $245K ($181 per sq ft over the trailing 12 months of closed sales), and a median 106 days on market for closed sales. The trailing-12-month median is down 17% from the prior 12 months, computed from record-level fgc closed sales (11 closings in the current window).
Province Park is a community of 163 homes in Fort Myers, Lee County, built between 2003 and 2006 (median 2004.0), with a median living area of about 1,964 square feet. 50% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Province Park is a compact, fully built-out pocket of Fort Myers in Lee County — 163 homes, all constructed within a tight 2003–2006 window, with a median living area near 1,964 square feet. It reads less as an active new-construction corridor and more as a stable, established block of similarly aged homes.
Who Province Park is best for.
Best for
- Buyers prioritizing a consistent home age and construction style over community amenities.
- Buyers comfortable negotiating on price given the current downward trend and longer time on market.
- Investors or non-owner-occupant buyers evaluating a market where nearly half the stock is already non-homestead.
Probably not for
- Buyers who want on-site amenities such as a pool, clubhouse, or fitness facility.
- Sellers expecting a quick sale — the current median days on market runs well over three months.
- Buyers relying heavily on recent comps, given the limited number of closings feeding current pricing data.
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 ($245K) IS the median in the snapshot above, and the move from 2025 ($296K) IS the -17.2% one-year change.
Windows contain 5 to 26 sales each (11 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.
19% of homes for sale in ZIP 33916 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 (2026-07-18).
The Province Park buying strategy.
If we were buying in Province Park 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 Province Park.
A small, quiet market finding its level
The sales sample behind this snapshot is small — 11 closings in the window — which means each transaction carries real weight in the median. That is worth keeping in mind when comparing any single listing to the community-wide numbers; outliers can move the median more than they would in a higher-volume market.
Homestead exemption data shows just under half of homes (49.7%) filed as owner-occupied, suggesting a meaningful share of the stock turns over as non-homestead — investment, second-home, or rental use. No community amenities are identified from current MLS listings, so whatever draws a buyer here is the home and the location itself, not a shared clubhouse or gated feature set.
The location and the amenities are priced into every listing in Province Park. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Province Park buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (2.2). Basis: Recent Direction -17.2% year-over-year; Owner Commitment 50% owner-occupied; Pricing Power 83.4% sale-to-list. Refreshed with each data update.
Why work with Momentum here
With only a handful of closings feeding the current numbers and a market that has cooled year over year, comps need to be read carefully rather than taken at face value. We pull the actual recent sales, weigh condition and lot differences home by home, and help you set a number — whether buying or listing — that reflects where this market actually sits today, not where it sat a year ago.
Province Park 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 Province Park 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 Province Park sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Province Park, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Province Park home worth?
Get a no-obligation home value based on real comparable sales in Province Park, 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 Province Park on the map →
Frequently Asked Questions
What is the median home price in Province Park?
How long do homes in Province Park take to sell?
How many homes are in Province Park?
What share of Province Park is owner-occupied?
When were the homes in Province Park built?
Do cash buyers compete in Province Park?
Who is the best real estate agent for Province Park?
How do I find a top Fort Myers real estate agent who knows Province Park?
Can Momentum Realty connect me with an agent for Province Park?
Should you buy in Province Park?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | fgc closed sales, 12-month windows ending July 29, 2026 |
| Housing stock & ownership | Florida DOR 2025 assessment roll (street-list match (3 streets, ZIP 33916)) |
| Under-contract shares | fgc records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2014 (211 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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