The Residence
Homes for Sale in Fort Myers, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
The Residence is showing a median price of $111,500 against a median price per square foot of $126.16, with only 9 closings in the current window. That's a thin sample, and it means any single sale can swing the median meaningfully. Treat the headline number as directional rather than a precise line in the sand.
The year-over-year figure, down 33.4%, combined with a market heat score of 13 and a median 43 days on market, points to a market that has cooled and is currently favoring buyers on price and negotiating room. Sellers here should expect longer marketing periods and price sensitivity from buyers who have other options; buyers should expect to negotiate rather than compete.
The Residence right now
🔴 Off the recent peak. The trailing-12-month median ($112K) is down 33.4% from the prior 12 months ($168K). With about a dozen 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: Medium (9 and 11 sales in the two windows).
What's unique here: the median sale price is about 69% below the typical Lee County sale ($112K vs $355K, trailing 12 months, fgc records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
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
The Residence market snapshot (as of July 29, 2026): the median sale price is about $112K ($126 per sq ft over the trailing 12 months of closed sales), and a median 43 days on market for closed sales. The trailing-12-month median is down 33% from the prior 12 months, computed from record-level fgc closed sales (9 closings in the current window).
Pricing at The Residence has moved lower over the past year, and with a limited number of closings feeding the current snapshot, each sale carries outsized weight on the numbers you'll see reported.
Who The Residence is best for.
Best for
- A buyer working with a flexible budget who wants room to negotiate on price rather than compete on speed
- Someone comfortable evaluating a market with a limited number of recent comparable sales
- A buyer prioritizing entry price point over community amenities
Probably not for
- A buyer who wants a quick, competitive closing timeline in a fast-moving market
- Someone who wants extensive on-site community amenities as part of the purchase
- A buyer who wants to lean heavily on a large, stable sales history to set price expectations
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 ($112K) IS the median in the snapshot above, and the move from 2025 ($168K) IS the -33.4% one-year change.
Windows contain 0 to 21 sales each (9 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.
11% of homes for sale in ZIP 33901 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 The Residence buying strategy.
If we were buying in The Residence 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 The Residence.
A Market in Reset
A median days-on-market figure just over 40 tells you homes here are not moving quickly, and a heat score of 13 confirms it: this is a slow, buyer-leaning market right now. Combined with the year-over-year decline, the data suggests pricing has been adjusting downward rather than holding firm, which changes how both sides should approach negotiation.
With only 9 recorded closings in this window, buyers and sellers should be cautious about anchoring too hard to the median price or price-per-square-foot figures. These are useful signals, not guarantees, and a property-specific comparison matters more here than it would in a higher-volume market.
The location and the amenities are priced into every listing in The Residence. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume, cooling market like this one, pricing a listing or evaluating an offer requires more than pulling a median off a report. We look at the individual closings behind the numbers, weigh how much the small sample size is skewing the data, and advise accordingly on both sides of the transaction.
The Residence 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 The Residence 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 The Residence sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in The Residence, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your The Residence home worth?
Get a no-obligation home value based on real comparable sales in The Residence, 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 homes for sale in The Residence on the map →
Frequently Asked Questions
What is the median home price in The Residence?
How long do homes in The Residence take to sell?
Do cash buyers compete in The Residence?
Who is the best real estate agent for The Residence?
How do I find a top Fort Myers real estate agent who knows The Residence?
Can Momentum Realty connect me with an agent for The Residence?
Should you buy in The Residence?
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 (142 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?
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 fgc member average and 8 days faster, and we’ll price yours against live your area comps.
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