San Mateo
Homes for Sale in Fort Myers, FL
All 1,348 homes for sale in Fort Myers, FL · median $239,900 · 644 homes for sale in 33908 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
As of October 2026, San Mateo in Fort Myers, FL has 2 homes for sale. Over the 12 months ending 2026-09-20, 7 recorded sales closed at a median of $425,000, $218 per square foot, a median 47 days on market, sellers accepting 89% of original asking (+16% versus the prior year). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $6,790 ($6,120 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.
San Mateo right now
🟢 Still climbing. The trailing-12-month median ($425K) is up 16.4% from the prior 12 months ($365K). With about 4 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 Florida Gulf Coast MLS closed sales, 12-month windows ending September 20. Confidence: Low (7 and 3 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 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
San Mateo market snapshot (as of September 20, 2026): the median sale price is about $425K ($218 per sq ft over the trailing 12 months of closed sales), and a median 47 days on market for closed sales. The trailing-12-month median is up 16% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (7 closings in the current window).
In ZIP 33908 (Fort Myers), 1,459 homes closed in the last 12 months at a median of $345K ($201/sq ft), down 5.5% year over year, with a median 70 days on market. Right now 618 active and 124 pending listings — a soft market. See the live ZIP 33908 housing market and the Lee County market.
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.
San Mateo is a community of 56 homes in Fort Myers, Lee County, built between 1974 and 2016 (median 1985.5), with a median living area of about 3,807 square feet. 68% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
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.
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
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 ($425K) IS the median in the snapshot above, and the move from 2025 ($365K) IS the +16.4% one-year change.
Windows contain 1 to 9 sales each (7 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.
15% 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 (2026-10-18).
San Mateo Market Scorecard
San Mateo is currently a balanced market., a median asking price of $5,047,500, and homes go under contract in about 350 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.
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 2026-10-19, 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.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in San Mateo 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 (6.4). Basis: Recent Direction +16.4% year-over-year; Owner Commitment 68% owner-occupied; Pricing Power 88.6% sale-to-list. Refreshed with each data update.
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.
What it really costs to own in San Mateo
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 $27,677/yr across 4 listings here (MLS tax records, 2026-10-20). |
|---|---|
| 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 2002 across 4 listings. An original roof here would be about 24 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
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.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 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) |
| Sale prices, last 12 months | $425,000 median across 7 closed sales · $218 per sq ft · +16.4% vs the prior 12 months |
| Days on market (closed sales) | 47 median |
| For sale right now | 2 active, 0 pending · median asking $5,047,500 |
| Owner-occupied (homestead) share | 68% |
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, “San Mateo key facts,” movewithmomentum.com/neighborhoods/san-mateo--lee, data as of September 20, 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.
Just listed in San Mateo
The newest homes for sale in San Mateo right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 14988 Bonaire Cir $3,399,999 · 5 bd · 3 ba · 4,657 sq ft · 62 days on market Courtesy of Beycome of Florida LLC
- 14994 Bonaire Cir $6,695,000 · 6 bd · 6 ba · 6,394 sq ft · 350 days on market Courtesy of The Agency Northwest Florida
Checked against the MLS Oct 20, 2026. All new listings in this market.
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 Aug 8, 2026 · listed by Beycome of Florida LLC
- 14994 Bonaire Cir · $6,695,000 · 6 bd / 6 ba · listed Jul 22, 2026 · listed by The Agency Northwest Florida
More Fort Myers home searches
- All homes for sale in Fort Myers, FL
- Homes for sale in Lee County, FL
- Fort Myers pool homes for sale
- Fort Myers waterfront homes for sale
- Gated communities in Fort Myers
- Fort Myers golf course homes
- Homes under $300K in Fort Myers
- Homes from $300K to $500K in Fort Myers
- 4-bedroom homes for sale in Fort Myers
- Fort Myers home values: what is my house worth?
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
Real estate agent in Fort Myers? Join Momentum in Fort Myers: 100% commission, one $12K cap.
Frequently Asked Questions
What is the median home price in San Mateo?
How long do homes in San Mateo take to sell?
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?
Is San Mateo a good place to live?
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: October 19, 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 33908)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (52 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.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how San Mateo fits the bigger picture — live prices, inventory, and Momentum Scores:
More on San Mateo
- Home values · What homes in San Mateo actually sell for
- Find an agent · How to choose the best real estate agent in San Mateo
Nearby Communities
Explore more neighborhoods near San Mateo with Momentum Realty’s local guides.