Tuscany Gardens
Condos for Sale in Fort Myers, FL
All 1,387 homes for sale in Fort Myers, FL · median $240,000 · 1,047 condos for sale in Fort Myers · 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 November 2026, Tuscany Gardens in Fort Myers, FL has 7 homes for sale and 1 pending, asking from $157,000 to $275,000 (median $195,000). Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $168,000, $150 per square foot, a median 42 days on market, sellers accepting 90% of original asking. Homes listed or recently sold were built 1998–1998; none of the 8 geocoded homes sit in a FEMA special flood hazard zone (median elevation 16 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $2,680 ($2,020 with the full homestead exemption).
Homes For Sale Right Now in Tuscany Gardens
Live MLS inventory for Tuscany Gardens. 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 · 19 daysTop listing
Active · 0 days
Active · 179 days
Active · 40 days
Active · 97 days
Active · 8 days
Active · 55 daysActive and pending Tuscany Gardens listings as of 2026-11-10, 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.
Tuscany Gardens is showing very little resale activity right now, with only a couple of closings in the recent window. That thin a sample means any pricing conversation here has to be built home by home rather than off a community trend line — condition, lot, and finish level will move the number more than anything happening at the neighborhood level.
For a seller, that low volume can work in your favor if you're patient and price on the specifics of your unit rather than guessing at a market average that doesn't really exist yet. For a buyer, it means less competitive pressure but also less data to negotiate from — you'll want a comp set that reaches slightly outside the community to stay grounded.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Tuscany Gardens right now
🔴 Off the recent peak. The trailing-12-month median ($168K) is down 20.8% from the prior 12 months ($212K). 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 Florida Gulf Coast MLS closed sales, 12-month windows ending September 20. Confidence: Low (5 and 15 sales in the two windows).
What's unique here: the median sale price is about 52% below the typical Lee County sale ($168K vs $350K, trailing 12 months, Florida Gulf Coast MLS records).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated November 11, 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
Tuscany Gardens market snapshot (as of September 20, 2026): the median sale price is about $168K ($150 per sq ft over the trailing 12 months of closed sales), and a median 42 days on market for closed sales. The trailing-12-month median is down 21% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (5 closings in the current window).
In ZIP 33904 (Fort Myers), 5,462 homes closed in the last 12 months at a median of $380K ($221/sq ft), up 1.6% year over year, with a median 51 days on market. Right now 208 active and 47 pending listings put supply at about 0.5 months — a balanced market. See the live ZIP 33904 housing market and the Lee County market.
Florida Gulf Coast MLS sales records identify 17 homes in Tuscany Gardens that have changed hands since 2011, built between 1998 and 1998 (median 1998), with a median living area of about 1,085 sq ft and a typical 2-bedroom, 2-bath layout; 100% are condominiums. Source: Florida Gulf Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Tuscany Gardens sits in Fort Myers within Lee County, and current MLS activity here is limited enough that the community is best evaluated on a listing-by-listing basis rather than through broad statistics.
The setting & the homes.
Aerial and on-site photos of Tuscany Gardens. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Tuscany GardensTuscany GardensTuscany GardensTuscany GardensTuscany GardensTuscany GardensTuscany Gardens
Tuscany GardensPhotos from Florida Gulf Coast MLS listings in Tuscany Gardens; content deemed reliable but not guaranteed.
Who Tuscany Gardens is best for.
Best for
- A buyer focused on a specific home's condition and price rather than broader community trends.
- A seller willing to price based on individual comps and be patient given the low current transaction volume.
- An investor comfortable doing extra diligence in a market with limited recent sales data.
Probably not for
- A buyer who wants a clearly documented amenity package before making an offer.
- Someone who needs a strong recent-sales trend line to feel confident about pricing.
- A buyer in a hurry who doesn't want to wait on limited current inventory.
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 ($168K) IS the median in the snapshot above, and the move from 2025 ($212K) IS the -20.8% one-year change.
Windows contain 0 to 46 sales each (5 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.
14% of homes for sale in ZIP 33966 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 (2026-11-11).
Tuscany Gardens Market Scorecard
Tuscany Gardens is currently a balanced market., a median asking price of $197,000, and homes go under contract in about 40 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.
Tuscany Gardens 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 Tuscany Gardens buying strategy.
If we were buying in Tuscany Gardens 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 Tuscany Gardens.
A Quiet Data Picture
With only two closings in the tracked window, Tuscany Gardens doesn't yet have the transaction volume to support a reliable median price, days-on-market trend, or turnover pattern. That's not a red flag by itself — some communities simply see fewer sales in a given stretch — but it does change how you should approach a purchase or listing decision here.
No community amenities have been identified from current MLS listings, which may reflect the nature of the development itself or simply gaps in how amenities are recorded at the listing level. Either way, verify amenity details directly rather than assuming from the record.
The location and the amenities are priced into every listing in Tuscany Gardens. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a community with this little closed activity, the value we add is in building the comp set correctly — pulling in adjacent inventory and recent context so you're not pricing or offering blind. We'll tell you plainly when the data is too thin to lean on and what to check in person instead.
Tuscany Gardens in 15 seconds.
Tools for a Tuscany Gardens 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 Tuscany Gardens sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Tuscany Gardens, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Tuscany Gardens home worth?
Get a no-obligation home value based on real comparable sales in Tuscany Gardens, 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 →
Recently off market in Tuscany Gardens
Homes in Tuscany Gardens 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. 7 on record.
- 6300 Aragon Way 101 · off market
- 6321 Aragon Way 306 · off market
- 6361 Aragon Way 202 · off market
- 6361 Aragon Way 208 · off market
- 6401 Aragon Way 106 · off market
- 6461 Aragon Way 208 · off market
- 6481 Aragon Way 305 · off market
Housing distress & ownership in Tuscany Gardens, 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 Tuscany Gardens
The newest homes for sale in Tuscany Gardens right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 6361 Aragon Way 106 $210,000 · 2 bd · 2 ba · 1,085 sq ft · new today Courtesy of RE/MAX Realty Team
- 6341 Aragon Way 304 $172,000 · 2 bd · 1 ba · 956 sq ft · 8 days on market Courtesy of Sunwest Realty Inc
- 6450 Aragon Way 202 $275,000 · 2 bd · 2 ba · 1,085 sq ft · 19 days on market Courtesy of Compass Florida, LLC
- 6400 Aragon Way 108 $195,000 · 3 bd · 2 ba · 1,364 sq ft · 40 days on market Courtesy of Pinnacle Property Group
- 6321 Aragon Way 206 $157,000 · 2 bd · 1 ba · 956 sq ft · 55 days on market Courtesy of Sunwest Realty Inc
- 6341 Aragon Way 107 $194,500 · 3 bd · 2 ba · 1,364 sq ft · 97 days on market Courtesy of Ace Realty & Associates, LLC
Checked against the MLS Nov 11, 2026. All new listings in this market.
Every Home for Sale in Tuscany Gardens Right Now (8)
All 8 active and pending Tuscany Gardens listings with a detail page, newest first, refreshed twice a day from the MLS.
- 6341 Aragon Way 304 · $172,000 · 2 bd / 1 ba · listed Oct 24, 2026 · listed by Sunwest Realty Inc
- 6361 Aragon Way 106 · $210,000 · 2 bd / 2 ba · listed Sep 11, 2026 · listed by RE/MAX Realty Team
- 6400 Aragon Way 108 · $195,000 · 3 bd / 2 ba · listed Sep 11, 2026 · listed by Pinnacle Property Group
- 6490 Aragon Way 303 · $169,000 · 2 bd / 2 ba · pending · listed Sep 6, 2026 · listed by RE/MAX Realty Team
- 6321 Aragon Way 206 · $157,000 · 2 bd / 1 ba · listed Sep 5, 2026 · listed by Sunwest Realty Inc
- 6450 Aragon Way 202 · $275,000 · 2 bd / 2 ba · listed Aug 22, 2026 · listed by Compass Florida, LLC
- 6361 Aragon Way 101 · $199,200 · 3 bd / 2 ba · listed Aug 12, 2026 · listed by Records Results! Inc
- 6341 Aragon Way 107 · $194,500 · 3 bd / 2 ba · listed Aug 12, 2026 · listed by Ace Realty & Associates, LLC
Recent Developments in Tuscany Gardens
Development, infrastructure, retail, and school activity affecting Tuscany Gardens, 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
Cape Coral opens Yellow Fever Creek Preserve with trails and campsites
The preserve at 3115 Del Prado Boulevard North opened with a ribbon-cutting on Oct. 30. It spans about 198 city-owned acres and offers 23 campsites, nature trails, a fishing pond, the city's first disc golf course and a welcome center. The site is part of a Lee County and city water restoration project.
What it may mean for the marketAdds a large outdoor recreation destination in north Cape Coral for hiking, camping and nature programs. The project is about 11 miles northwest of Tuscany Gardens, elsewhere in Lee County.
Source: WINK News - October 2026Retail & Dining
Cape Coral weighs incentives for first Costco at 600 Chiquita Boulevard South
The proposed warehouse would be about 165,000 square feet with a fueling facility. The city would provide up to $10 million for site work and impact fees, and the council is scheduled to consider the package at its Nov. 2 meeting. No opening date has been announced.
What it may mean for the marketIf approved, a warehouse club and fuel station would add a major retail draw and jobs along the Chiquita corridor. The site is about 6 miles west of Tuscany Gardens.
Source: WINK News - October 2026Development
Cypress Cove owner buys former Ruby Tuesday site off Summerlin Road for $2.2M
Cypress Living bought the closed restaurant at 9001 Park Royal Drive, a 5,398-square-foot building on about 1.5 acres, for $2.2 million. No new use is chosen, though the CEO said it will not return to restaurant use. Its Harbour Vue eight-story independent living building is expected to break ground in early 2027.
What it may mean for the marketA vacant restaurant parcel on a road carrying about 37,000 vehicles a day is set to be redeveloped for a non-restaurant use, changing the commercial mix along Park Royal Drive. The project is about 6 miles south of Tuscany Gardens, elsewhere in Lee County.
Source: Gulfshore Business - October 2026Infrastructure
Cape Coral council awards $32.9 million contract for North 1 East booster station
The council voted 7-1 to award Douglas N. Higgins Inc. $32,910,150 for the North 1 East Booster Station on 14.2 acres at Yellow Fever Creek Preserve, with two 5-million-gallon storage tanks. The station lets the city accept up to 6 million gallons per day of reclaimed water for irrigation.
What it may mean for the marketExpands reclaimed irrigation service in north Cape Coral, with assessments of roughly $32,000 to $35,000 per standard lot in the service area. The project is about 11 miles northwest of Tuscany Gardens, elsewhere in Lee County.
Source: Hoodline - September 2026Civic
Cape Coral council sets construction price for North Cape fleet maintenance facility
On Sept. 16, 2026 the council approved Resolution 259-26 setting the construction price for a Fleet Maintenance Facility at the North Cape Government Complex, 1200 Kismet Parkway West. Charles Perry Partners is the contractor, and work includes site development and infrastructure.
What it may mean for the marketAdds city service capacity in north Cape Coral, where municipal facilities support a growing population. The project is about 10 miles northwest of Tuscany Gardens, elsewhere in Lee County.
Source: City of Cape Coral - June 2026Retail & Dining
Fort Myers Beach approves Development Order for Times Square entertainment center with hotel and restaurant
Fort Myers Beach town staff issued a Development Order for a three-story mixed-use entertainment center at 1028 and 1046 Estero Boulevard at Times Square, on the former sites of Sunset Beach Tropical Grill and The Playmore Tiki Bar. The 41,285-square-foot project by Persaud Properties would include six hotel units, a restaurant, shopping, a bar, an entertainment venue with a stage and a public pool. No construction permits had been issued as of the approval, with additional environmental and stormwater approvals still required.
What it may mean for the marketA new mixed-use entertainment building would add hotel, dining and retail space to the Times Square commercial district and support its post-storm rebuild. The project is about 13 miles southwest of Tuscany Gardens, elsewhere in Lee County.
Source: Fort Myers Beach Observer
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.
What it really costs to own in Tuscany Gardens
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 $2,217/yr across 16 listings here (MLS tax records, 2026-11-11). |
|---|---|
| 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 1998 across 16 listings. An original roof here would be about 28 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 Tuscany Gardens
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 Tuscany Gardens Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Tuscany Gardens Condos for Sale will answer, and the answer is published on this page for the next buyer.
Frequently Asked Questions
What is the median home price in Tuscany Gardens?
How long do homes in Tuscany Gardens take to sell?
Who is the best real estate agent for Tuscany Gardens?
How do I find a top Fort Myers real estate agent who knows Tuscany Gardens?
Can Momentum Realty connect me with an agent for Tuscany Gardens?
Where is Tuscany Gardens, and what county is it in?
Should you buy in Tuscany Gardens?
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 10, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (178 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. A Momentum agent can 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 Tuscany Gardens fits the bigger picture — live prices, inventory, and Momentum Scores: