Terry Tice + Vanderwalker
Homes for Sale in Fort Myers, FL
All 1,446 homes for sale in Fort Myers, FL · median $240,000 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Terry Tice + Vanderwalker is a community in Fort Myers, Lee County, FL. 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).
Terry Tice + Vanderwalker in Fort Myers is an older-vintage pocket — the median build year sits at 1971, with homes spanning from 1950 up through 2023, so buyers are looking at a real mix of original-condition properties and more recent construction or renovation on the same streets. That spread is what actually moves pricing here: condition and update history matter more than location within the community.
With homestead exemptions filed on roughly 47% of the 198 homes tracked, a meaningful share of this inventory is owner-occupied long-term rather than turning over quickly. For a buyer, that means fewer forced-sale situations and more negotiation tied to how well an individual seller has kept a home current. For a seller, it means the comp set is dominated by condition, not by a tight, uniform product type.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Terry Tice + Vanderwalker right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
This is a Fort Myers community of 198 homes built between 1950 and 2023, with a median build year of 1971 and median living area of 1,806 square feet — an established footprint where lot and floor plan vary block to block rather than following a single builder pattern.
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 Terry Tice + Vanderwalker is best for.
Best for
- Buyers who want an established Fort Myers location and are willing to assess each home's individual condition and update history
- Buyers targeting a moderate living footprint in the range of the community's roughly 1,806 square foot median
- Buyers open to a mix of original-era and renovated or newer-built homes within the same streets
Probably not for
- Buyers who want a community with defined shared amenities, since none are identified in current listings
- Buyers who want uniform new construction or a single architectural era throughout
- Buyers unwilling to budget for condition-driven variation given the 1950–2023 build range
The market around Terry Tice + Vanderwalker
Terry Tice + Vanderwalker is too small for its own price trend, so here is the market around it.
Across Lee County, 10,622 homes are active and 1,899 pending (15% under contract).
ZIP and county figures describe the wider market, not Terry Tice + Vanderwalker specifically. Momentum Research analysis of MLS records.
The Terry Tice + Vanderwalker buying strategy.
If we were buying in Terry Tice + Vanderwalker 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 Terry Tice + Vanderwalker.
Condition, Not Cookie-Cutter
There is no builder-era uniformity to lean on in Terry Tice + Vanderwalker. A median year built of 1971 against a range running to 2023 tells you this is a community where original 1950s-1970s construction sits alongside homes that have been substantially rebuilt or replaced. Two houses on the same street can present very differently depending on whether they've had a full renovation, a partial update, or none at all.
No shared community amenities are identified in current MLS listings, which reinforces that this is a straightforward residential pocket rather than an amenity-driven subdivision — value here is carried by the individual property and its updates, not by a clubhouse or gated feature set. At 1,806 square feet median living area, the homes track to a comfortable mid-size footprint without skewing toward oversized new construction.
The location and the amenities are priced into every listing in Terry Tice + Vanderwalker. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community this mixed on age and condition, the read on any single listing depends on knowing what's been updated and what hasn't — we walk that comparison house by house rather than leaning on a generic per-square-foot number, and we'll tell you plainly if a property's condition doesn't match its asking price.
Terry Tice + Vanderwalker in 15 seconds.
Tools for a Terry Tice + Vanderwalker 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 Terry Tice + Vanderwalker sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Terry Tice + Vanderwalker, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Terry Tice + Vanderwalker home worth?
Get a no-obligation home value based on real comparable sales in Terry Tice + Vanderwalker, 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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Data sources & freshness
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
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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