Southwood
Homes for Sale in Lehigh Acres, FL
All 175 homes for sale in Lehigh Acres, FL · median $280,000 · 472 homes for sale in 33974 · 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, Southwood in Lehigh Acres, FL has 9 homes for sale and 3 pending, asking from $285,000 to $409,900 (median $354,000). Over the 12 months ending 2026-11-11, 6 recorded sales closed at a median of $266,500, $203 per square foot, a median 76 days on market, sellers accepting 96% of original asking. Homes listed or recently sold were built 2023–2026 with 7 new construction; none of the 12 geocoded homes sit in a FEMA special flood hazard zone (median elevation 29 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $4,260 ($3,590 with the full homestead exemption).
Last 30 days in Southwood: 4 new listings (median asking $336,000), 3 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 Southwood
Live MLS inventory for Southwood. 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 · 237 daysTop listing
Active · 0 days
Active · 6 days
Active · 163 days
Active · 113 days
Active · 100 days
Active · 291 days
Active · 0 days
Active · 0 daysActive and pending Southwood listings as of 2026-11-11, 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.
Southwood's numbers tell a story of a market that has cooled hard. Median price sits at $287,500, down 15.4% year over year, and homes are sitting a median of just over 94 days before going under contract. With a market heat score of 13, this is not a competitive environment right now — it favors buyers willing to negotiate on price and terms.
The homestead share here is low, at 19.1%, which points to a meaningful share of non-primary-residence ownership — investment, seasonal, or rental holdings mixed into the inventory. Combined with only 8 closings in the current window, pricing data should be read as directional rather than precise. Sellers need to price to current conditions, not last year's comps; buyers have room to negotiate.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Southwood right now
🟢 Buyer-leaning market. 18.0 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: High (12 active and pending listings, 6 closed sales in 12 months).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· 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
Southwood market snapshot (as of November 11, 2026): the median sale price is about $266K ($203 per sq ft over the trailing 12 months of closed sales), a median 76 days on market for closed sales, and 18.0 months of supply, a buyer-leaning market.
In ZIP 33974 (Lehigh Acres), 79 homes closed in the last 12 months at a median of $304K ($189/sq ft), with a median 48 days on market. Right now 78 active and 27 pending listings put supply at about 11.8 months — a buyer's market. See the live ZIP 33974 housing market and the Lee County market.
Southwood is a community of 40 homes in Lehigh Acres, Lee County, built between 2002 and 2024 (median 2007.0), with a median living area of about 2,332 square feet. 21% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Southwood is a Lehigh Acres community of 981 homes with a wide construction span — built as early as 1958 and as recently as 2024 — with a median year built of 2007, so buyers will find a mix of older and newer stock rather than a single uniform build era.
The setting & the homes.
Aerial and on-site photos of Southwood. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
SouthwoodSouthwoodSouthwoodSouthwoodSouthwoodSouthwoodSouthwoodSouthwoodPhotos from Florida Gulf Coast MLS listings in Southwood; content deemed reliable but not guaranteed.
Who Southwood is best for.
Best for
- Buyers prioritizing larger living space over amenity access, with room to negotiate in a slow market.
- Buyers comfortable evaluating homes individually, given the wide 1958–2024 build-year range and varying condition.
- Investors or longer-horizon buyers who can absorb a market currently down 15.4% year over year while it stabilizes.
Probably not for
- Buyers who want a community with an established clubhouse, pool, or recreational amenity package.
- Sellers expecting a fast sale — the median 94.5-day time on market calls for realistic timeline planning.
- Buyers who need a large, current comp set to price with confidence — the 8-closing window limits that certainty.
Southwood 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 Southwood buying strategy.
If we were buying in Southwood 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 Southwood.
A market correcting on price, not activity
At $190.01 per square foot and a median living area of 2,373 square feet, Southwood homes run larger than a typical starter product, which helps explain the median price point even as values have pulled back. The 15.4% year-over-year decline is one of the more pronounced adjustments in the broader Lehigh Acres market, and it's showing up in how long homes take to sell — a median of 94.5 days is a slow clock by any standard.
No community amenities are identified in current MLS listings, so Southwood's draw is the home itself and the lot, not a shared clubhouse or recreational package. That puts more weight on condition and layout when evaluating any specific listing here, since there isn't a shared amenity base pulling value along with it.
The location and the amenities are priced into every listing in Southwood. 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 Southwood 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 (3.2). Basis: Liquidity & Demand 18.0 months of supply; Owner Commitment 21% owner-occupied; Pricing Power 96.1% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A market with an 8-closing window, a 15.4% price pullback, and a wide build-year spread is not one to navigate off a generic comp sheet. We pull the actual recent closings, flag which homes are dragging the median down versus holding value, and price or negotiate accordingly — whether you're listing into a slow market or buying into one with real room to negotiate.
Southwood in 15 seconds.
Tools for a Southwood 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 Southwood sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Southwood, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Southwood home worth?
Get a no-obligation home value based on real comparable sales in Southwood, 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 Lehigh Acres →
Recently off market in Southwood
Homes in Southwood 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. 9 on record.
- 138 Pembroke St · off market
- 139 Paddock St · off market
- 139 Partridge St · off market
- 180 Peerless St · off market
- 2513 69th St W · off market
- 347 Rancho Ave · off market
- 367 Peerless St · off market
- 429 Palmyra Ave · off market
| Location | Lehigh Acres, Lee County, FL · ZIP 33974 |
|---|---|
| Homes in the community | 40 (FL DOR 2025 assessment roll) |
| Years built | 2002–2024 (median 2007.0) |
| Typical living area | 2,332 sq ft (median) |
| Home types (current listings and sales) | singlefamilyresidence 100% |
| Sale prices, last 12 months | $266,500 median across 6 closed sales · $203 per sq ft |
| Days on market (closed sales) | 76 median |
| For sale right now | 9 active, 3 pending · median asking $354,000 · 18.0 months of supply |
| Owner-occupied (homestead) share | 21% |
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, “Southwood key facts,” movewithmomentum.com/neighborhoods/southwood--lee, data as of November 11, 2026.
Every Home for Sale in Southwood Lee Right Now (12)
All 12 active and pending Southwood Lee listings with a detail page, newest first, refreshed twice a day from the MLS.
- 444 Rathburn St · $299,900 · 3 bd / 2 ba · pending · listed Nov 1, 2026 · listed by Century 21 Sunbelt Realty
- 312 Perlita Ave · $387,000 · 4 bd / 3 ba · listed Oct 30, 2026 · listed by Andis Real Estate Services LLC
- 386 Pauline Ave · $324,999 · 3 bd / 2 ba · pending · listed Sep 19, 2026 · listed by Starlink Realty, Inc
- 431 Pinafore Ave · $399,000 · 4 bd / 3 ba · listed Sep 11, 2026 · listed by Marzucco Real Estate
- 171 Patio St · $359,900 · 4 bd / 2 ba · listed Sep 11, 2026 · listed by A-one-a Realty & Financial Ser
- 351 Pomona St · $285,000 · 3 bd / 2 ba · listed Sep 11, 2026 · listed by Tropical D&D Realty LLC
- 353 Pomona St · $285,000 · 3 bd / 2 ba · listed Sep 11, 2026 · listed by Tropical D&D Realty LLC
- 385 Paulcrest Ave · $409,900 · 4 bd / 2 ba · listed Aug 13, 2026 · listed by The Landmark Group SWFL LLC
- 417 Paddock St · $354,000 · 3 bd / 2 ba · listed Aug 13, 2026 · listed by Real Time Finders, LLC
- 438 Raymer St · $354,000 · 3 bd / 2 ba · listed Aug 13, 2026 · listed by Real Time Finders, LLC
- 312 Rand Ave · $289,900 · 3 bd / 2 ba · listed Aug 13, 2026 · listed by Coldwell Banker Realty
- 213 Patio Cir · $314,900 · 4 bd / 2 ba · pending · listed Aug 13, 2026 · listed by New Home Star Florida LLC
More Lehigh Acres home searches
- All homes for sale in Lehigh Acres, FL
- Homes for sale in Lee County, FL
- Lehigh Acres home values: what is my house worth?
- ZIP 33974 housing scorecard
- 7 coming-soon communities in Lee County
Lehigh Acres 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
- How to stop a foreclosure in Florida
- Florida documentary stamp tax, explained
- Cheapest places to live in Florida
Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Grant Boulevard (5 homes on record)
- Pauline Avenue (4 homes on record)
- Pembroke Street (4 homes on record)
- Alabama Road S (3 homes on record)
- Piedmont Street (3 homes on record)
- Pinafore Avenue (3 homes on record)
- Milwaukee Boulevard (1 homes on record)
- 69Th Street W (1 homes on record)
- Alabama Road S (1 homes on record)
- Pauline Avenue (1 homes on record)
- Rand Avenue (1 homes on record)
Recent Developments in Southwood Lee
Development, infrastructure, retail, and school activity affecting Southwood 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 15 miles southwest of Southwood Lee, elsewhere in Lee County.
Source: Gulfshore Business - October 2026Retail & Dining
Whataburger opens in Estero with 158 seats
Whataburger opened its second Southwest Florida restaurant at 22927 Lyden Drive in Estero, across U.S. 41 from Coconut Point. The restaurant seats 158 and employs about 80 people. It is open daily from 6 a.m. to 11 p.m.
What it may mean for the marketAdds a late-hours dining option and roughly 80 jobs near the Coconut Point retail area. The project is about 15 miles southwest of Southwood Lee, elsewhere in Lee County.
Source: Gulfshore Business - August 2026Retail & Dining
Walmart Supercenter planned on State Road 82 across from Lehigh Acres
Casto is developing a roughly 60-acre center on the south side of SR 82 between Parkdale and Jaguar boulevards, anchored by a 175,000 sq ft Walmart Supercenter that bought 18.43 acres for $23.9 million. Tenants include McDonald's, Panda Express, Taco Bell and AutoZone. Walmart is expected to break ground in September with an opening around end of 2027 or early 2028.
What it may mean for the marketWould bring large-format shopping and fuel closer to Lehigh Acres households that currently drive farther for retail. The site is about 3 miles north of Southwood Lee.
Source: Gulfshore Business - August 2026Development
Audubon and Cameratta settle lawsuit over 10,000-home Kingston community
Audubon and Cameratta Companies settled a federal suit over the Kingston permit; Cameratta will buy about 98 acres off Carter Road and give up a 100-foot easement for a road through Corkscrew Swamp Sanctuary. Kingston covers about 6,700 acres in eastern Lee County, with first model homes expected within about two months.
What it may mean for the marketRemoves a legal obstacle to a master-planned community of about 10,000 homes east of Estero, and rules out a road link into Collier County through the sanctuary. The site is about 8 miles south of Southwood Lee.
Source: Gulfshore Business - 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 14 miles southwest of Southwood Lee, elsewhere in Lee County.
Source: Gulfshore Business - May 2026Development
Estero board reviews 370-unit mixed-use complex at Estero Parkway and Three Oaks Parkway
The Estero Planning, Zoning and Design Board on May 19, 2026 reviewed The Residential Group's proposal for a mixed-use development on 5.275 acres at the southwest corner of Estero Parkway and Three Oaks Parkway. The plan calls for 370 apartments and 33,000 square feet of commercial space and requests a zoning change from a 1994 commercial planned development to a mixed use planned development. The proposal projects fewer daily trips and lower density than the previously approved shopping center.
What it may mean for the marketThe plan would convert an aging commercial site into new housing and ground-floor retail at a major intersection. The project is about 13 miles southwest of Southwood Lee, elsewhere in Lee County.
Source: Gulfshore Business
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.
25% of homes for sale in Southwood 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 Southwood
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 $711/yr across 24 listings here (MLS tax records, 2026-11-12). |
|---|---|
| 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 2025 across 24 listings. Newer roofs and current wind-mitigation features usually mean the lower end of insurance quotes. |
Email me new listings in Southwood
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 Southwood
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Southwood will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Southwood?
How long do homes in Southwood take to sell?
Is Southwood a buyer's or seller's market right now?
How many homes are in Southwood?
What share of Southwood is owner-occupied?
When were the homes in Southwood built?
Who is the best real estate agent for Southwood?
How do I find a top Lehigh Acres real estate agent who knows Southwood?
Can Momentum Realty connect me with an agent for Southwood?
Where is Southwood, and what county is it in?
Is Southwood a good place to live?
Should you buy in Southwood?
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 11, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending November 11, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (2 streets, ZIP 33974)) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (6 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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