St Andrews Verandas
Homes for Sale in Bonita Springs, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
St Andrews Verandas is pricing at a median of $407,500, with price per square foot near $277, but the number that matters most right now is the year-over-year move: down 5.2%. That is a market correcting off an earlier run rather than one still climbing, and it changes how a listing should be priced from day one.
A median of 72 days on market and a market heat score of 18 both point to the same thing — this is a buyer-patient environment. Sellers who price to last year's comps are the ones sitting past the 72-day mark; sellers who price to today's trend are the ones closing near it.
St Andrews Verandas right now
🟡 Off the recent peak. The trailing-12-month median ($408K) is down 5.2% from the prior 12 months ($430K). With about 18 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: High (15 and 16 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
St Andrews Verandas market snapshot (as of July 29, 2026): the median sale price is about $408K ($277 per sq ft over the trailing 12 months of closed sales), and a median 72 days on market for closed sales. The trailing-12-month median is down 5% from the prior 12 months, computed from record-level fgc closed sales (15 closings in the current window).
St Andrews Verandas in Bonita Springs (Lee County) is trading in a softer window, with pricing down year-over-year and homes taking longer than a quick-turn pace to close.
Who St Andrews Verandas is best for.
Best for
- Buyers with flexible timelines who can wait through a longer closing window without pressure.
- Buyers focused on unit condition and price-per-square-foot value rather than resort-style shared amenities.
- Sellers willing to price to the current year-over-year trend rather than prior peak pricing.
Probably not for
- Buyers who want a community with established, MLS-documented shared amenities.
- Sellers expecting a fast sale in a market currently posting a 72-day median days-on-market.
- Buyers or sellers relying on year-over-year price appreciation as part of their near-term plan.
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 ($408K) IS the median in the snapshot above, and the move from 2025 ($430K) IS the -5.2% one-year change.
Windows contain 0 to 41 sales each (15 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.
40% of homes for sale in ZIP 34135 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 St Andrews Verandas buying strategy.
If we were buying in St Andrews Verandas 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 St Andrews Verandas.
A market in correction, not collapse
The 5.2% year-over-year decline combined with a 72-day median days-on-market tells a consistent story: this is a community working through a price reset, not one in freefall. A market heat score of 18 confirms it — this is not a competitive, multiple-offer environment, it is one where buyers can take their time and sellers need to price with the current trend, not last year's.
With only 15 closings in the observed window, the sample here is thin. That is not a reason to distrust the direction of the numbers, but it is a reason to lean on a specific unit's condition and recent comparable closings rather than the community median alone when setting a number. No MLS-identified community amenities also means the price is being set almost entirely by the unit itself — square footage, condition, and location within the community — rather than by shared facilities.
The location and the amenities are priced into every listing in St Andrews Verandas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume, softening market like this one, pricing precision matters more than usual — a 15-closing sample size means every recent sale carries outsized weight, and we track those closings and days-on-market patterns closely so a listing or offer is grounded in what is actually happening now, not a stale comp.
St Andrews Verandas 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 St Andrews Verandas 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 St Andrews Verandas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in St Andrews Verandas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your St Andrews Verandas home worth?
Get a no-obligation home value based on real comparable sales in St Andrews Verandas, 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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Frequently Asked Questions
What is the median home price in St Andrews Verandas?
How long do homes in St Andrews Verandas take to sell?
Do cash buyers compete in St Andrews Verandas?
Who is the best real estate agent for St Andrews Verandas?
How do I find a top Bonita Springs real estate agent who knows St Andrews Verandas?
Can Momentum Realty connect me with an agent for St Andrews Verandas?
Should you buy in St Andrews Verandas?
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 |
| Under-contract shares | fgc records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2013 (231 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?
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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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