San Mateo
Homes for Sale in Fort Myers, FL
All 1,446 homes for sale in Fort Myers, FL · median $240,000 · 686 homes for sale in 33908 · 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, San Mateo in Fort Myers, FL has 2 homes for sale. As of November 2026, the MLS records 2 closed sales in San Mateo in Fort Myers, FL since 2026, the most recent in July 2026. Across Fort Myers as a whole, 1,227 homes closed in the last 12 months at a median of $357,500, 65 median days on market, with 123 homes for sale today. At that median and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $5,710 ($5,040 with the full homestead exemption).
San Mateo's numbers right now tell a story about time more than price. A median of 89 days on market is well past what a brisk market produces, which tells us pricing discipline and condition matter more here than in areas where homes move in a few weeks. At $212.86 per square foot against a $395,000 median, this reads as a market where sellers who price realistically from day one still sell, but overpriced listings sit and eventually chase the market down.
With only 8 closings in the current window, this is a thin-data community. That is not a knock on the area, it just means any single closing can swing the median, and buyers or sellers should treat these figures as directional rather than exact. We would not draft an offer or a listing price off these numbers alone without pulling a tighter, more current comp set first.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
San Mateo is a Fort Myers community in Lee County where recent MLS activity shows a modest transaction count, so pricing here should be read as a general signal rather than a precise benchmark.
County records show 5 qualified sales in San Mateo across 2024–2025 (3 in 2024, 2 in 2025), median $495,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who San Mateo is best for.
Best for
- Buyers comfortable with a longer search-to-close timeline in exchange for negotiating room
- Buyers focused on the home and lot itself rather than shared amenities
- Sellers willing to price at market from the outset to avoid a long days-on-market stretch
Probably not for
- Buyers who want amenity-rich living, since none are identified from current listings
- Sellers expecting a quick, high-competition sale based on recent pace
- Anyone needing a large comparable data set to firm up a valuation before deciding
The market around San Mateo
San Mateo is too small for its own price trend, so here is the market around it.
In ZIP 33908, 758 homes are on the market and 14% are under contract — a slower corner of Fort Myers.
Across Lee County, 10,622 homes are active and 1,899 pending (15% under contract).
In ZIP 33908 (Fort Myers), 238 homes closed in the last 12 months at a median of $279K ($200/sq ft), with a median 80 days on market. Right now 289 active and 54 pending listings put supply at about 14.6 months — a soft market. See the live ZIP 33908 housing market and the Lee County market.
ZIP and county figures describe the wider market, not San Mateo specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in San Mateo
Live MLS inventory for San Mateo. 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 San Mateo 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.
The San Mateo buying strategy.
If we were buying in San Mateo 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 San Mateo.
A market that rewards patience
The headline figure is the 89-day median time on market. That is long enough to suggest this is not a bidding-war environment. Homes that are priced to reflect their actual condition and location within San Mateo tend to find buyers; homes priced on hope tend to accumulate days on market, which shows up in the eventual sale price.
No community amenities are identified from current MLS listings, which means value here is driven by the home itself and its lot, not by a clubhouse, pool, or gated entry. Buyers evaluating San Mateo should focus their diligence on the individual property, its condition, and true nearby comparables rather than assuming amenity-driven pricing is baked into the median.
The location and the amenities are priced into every listing in San Mateo. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume, longer-DOM market like this one, the difference between a good outcome and a stale listing usually comes down to pricing strategy and knowing which of the 8 recent closings are actually comparable. We pull the full context behind these headline numbers, not just the median, before we advise a number for a buyer's offer or a seller's list price.
San Mateo in 15 seconds.
Tools for a San Mateo 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 San Mateo sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in San Mateo, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your San Mateo home worth?
Get a no-obligation home value based on real comparable sales in San Mateo, 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 →
| Location | Fort Myers, Lee County, FL · ZIP 33908 |
|---|---|
| Homes in the community | 56 (FL DOR 2025 assessment roll) |
| Years built | 1974–2016 (median 1985.5) |
| Typical living area | 3,807 sq ft (median) |
| For sale right now | 2 active, 0 pending · median asking $5,047,500 |
| Owner-occupied (homestead) share | 68% |
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; housing-stock figures from Florida Department of Revenue public records. Market figures describe homes, not residents. Cite as: Momentum Realty, “San Mateo key facts,” movewithmomentum.com/neighborhoods/san-mateo--lee, data as of November 11, 2026.
Housing distress & ownership in San Mateo, 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.
Every Home for Sale in San Mateo Lee Right Now (2)
All 2 active and pending San Mateo Lee listings with a detail page, newest first, refreshed twice a day from the MLS.
- 14988 Bonaire Cir · $3,399,999 · 5 bd / 3 ba · listed Sep 6, 2026 · listed by Beycome of Florida LLC
- 14994 Bonaire Cir · $6,695,000 · 6 bd / 6 ba · listed Aug 13, 2026 · listed by The Agency Northwest Florida
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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
- Florida housing market map
- Interactive housing market map (county, ZIP and community)
- Save Our Homes tax estimator
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- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
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14% of homes for sale in ZIP 33908 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).
Email me new listings in San Mateo
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 San Mateo
Have a question about the homes, fees, rules or commute here? A Momentum agent who works San Mateo will answer, and the answer is published on this page for the next buyer.
Recent Developments in San Mateo Lee
Development, infrastructure, retail, and school activity affecting San Mateo Lee, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Parks & Amenities
Sale of 11.4-mile rail corridor for Bonita Estero Rail Trail nears closing
Estero, Bonita Springs and Collier County are set to buy the Seminole Gulf Railway corridor for $60 million, with closing expected by Jan. 14, 2027. Soil testing found elevated arsenic and hydrocarbons that consultants say can be managed with engineering controls. The corridor is planned as the multiuse Bonita Estero Rail Trail.
What it may mean for the marketA continuous trail through Estero and Bonita Springs would add a walking and biking route connecting residential areas to shopping and regional trails. The project is about 12 miles southeast of San Mateo Lee, elsewhere in Lee County.
Source: Gulfshore Business - October 2026Retail & Dining
Cape Coral weighs incentives for first Costco at 600 Chiquita Boulevard South
The proposed warehouse would be about 165,000 square feet with a fueling facility. The city would provide up to $10 million for site work and impact fees, and the council is scheduled to consider the package at its Nov. 2 meeting. No opening date has been announced.
What it may mean for the marketIf approved, a warehouse club and fuel station would add a major retail draw and jobs along the Chiquita corridor. The site is about 5 miles west of San Mateo Lee.
Source: WINK News - October 2026Development
Cypress Cove owner buys former Ruby Tuesday site off Summerlin Road for $2.2M
Cypress Living bought the closed restaurant at 9001 Park Royal Drive, a 5,398-square-foot building on about 1.5 acres, for $2.2 million. No new use is chosen, though the CEO said it will not return to restaurant use. Its Harbour Vue eight-story independent living building is expected to break ground in early 2027.
What it may mean for the marketA vacant restaurant parcel on a road carrying about 37,000 vehicles a day is set to be redeveloped for a non-restaurant use, changing the commercial mix along Park Royal Drive. The project is about 3 miles south of San Mateo Lee, elsewhere in Lee County.
Source: Gulfshore Business - September 2026Civic
Cape Coral council sets construction price for North Cape fleet maintenance facility
On Sept. 16, 2026 the council approved Resolution 259-26 setting the construction price for a Fleet Maintenance Facility at the North Cape Government Complex, 1200 Kismet Parkway West. Charles Perry Partners is the contractor, and work includes site development and infrastructure.
What it may mean for the marketAdds city service capacity in north Cape Coral, where municipal facilities support a growing population. The project is about 11 miles northwest of San Mateo Lee, elsewhere in Lee County.
Source: City of Cape Coral - June 2026Retail & Dining
High 5 Entertainment underway at Village Hub SportsPark in Estero
Vertical construction is underway on a High 5 Entertainment venue at the Village Hub SportsPark on the north side of Williams Road in Estero. The facility will include the 21-court Estero Pickleball Club, a 16-lane bowling alley, two miniature golf courses, an arcade, a full-service kitchen and bar, and retail space. The CEO said construction should finish within six to eight months, targeting soft openings in February 2027.
What it may mean for the marketA new entertainment and dining venue adds recreational and commercial space to the Estero activity hub. The project is about 11 miles southeast of San Mateo Lee, elsewhere in Lee County.
Source: Gulfshore Business - June 2026Retail & Dining
Fort Myers Beach approves Development Order for Times Square entertainment center with hotel and restaurant
Fort Myers Beach town staff issued a Development Order for a three-story mixed-use entertainment center at 1028 and 1046 Estero Boulevard at Times Square, on the former sites of Sunset Beach Tropical Grill and The Playmore Tiki Bar. The 41,285-square-foot project by Persaud Properties would include six hotel units, a restaurant, shopping, a bar, an entertainment venue with a stage and a public pool. No construction permits had been issued as of the approval, with additional environmental and stormwater approvals still required.
What it may mean for the marketA new mixed-use entertainment building would add hotel, dining and retail space to the Times Square commercial district and support its post-storm rebuild. The project is about 10 miles southwest of San Mateo Lee, elsewhere in Lee County.
Source: Fort Myers Beach Observer
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
How many homes are in San Mateo?
What share of San Mateo is owner-occupied?
When were the homes in San Mateo built?
Who is the best real estate agent for San Mateo?
How do I find a top Fort Myers real estate agent who knows San Mateo?
Can Momentum Realty connect me with an agent for San Mateo?
Where is San Mateo, and what county is it in?
Should you buy in San Mateo?
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) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 33908)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (2 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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