Venetian Gardens
Homes for Sale in Fort Myers Beach, FL
All 224 homes for sale in Fort Myers Beach, FL · median $525,000 · 351 homes for sale in 33931 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of October 2026, Venetian Gardens in Fort Myers Beach, FL has 1 home for sale. Over the 12 months ending 2026-09-20, 3 recorded sales closed at a median of $1,150,000, $718 per square foot, a median 7 days on market, sellers accepting 85% of original asking. At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $18,370 ($17,700 with the full homestead exemption).
Venetian Gardens prices off land and rebuild condition more than anything else. A median of $1.8M against a median-per-square-foot near $794 tells you this is a market where the structure itself carries real weight in the number, not just the address. With a median living area around 4,567 square feet, the homes trading here skew large, and that size is doing a lot of the work in the price.
Only four closings fed this snapshot, so treat the 8.5-day median days-on-market as a signal, not a rule. A handful of sales can make a market look faster or slower than it actually behaves. If you're pricing to sell, don't assume that pace repeats without a comparable, updated listing behind it. If you're buying, don't assume a fast close means no negotiating room — with this few data points, each transaction has outsized influence on the read.
The 60-Second Overview
Venetian Gardens market snapshot (as of September 20, 2026): the median sale price is about $1.15M ($718 per sq ft over the trailing 12 months of closed sales), and a median 7 days on market for closed sales.
In ZIP 33931 (Fort Myers Beach), 330 homes closed in the last 12 months at a median of $444K ($436/sq ft), up 5.0% year over year, with a median 89 days on market. Right now 233 active and 26 pending listings — a soft market. See the live ZIP 33931 housing market and the Lee County market.
Venetian Gardens sits in Fort Myers Beach, Lee County, with a housing stock that spans 1924 to 2024 — a mix of legacy construction and recent rebuilds around a median year built of 1981. At a quarter of homes carrying homestead exemption, this reads as a market weighted toward non-primary ownership.
Who Venetian Gardens is best for.
Best for
- Buyers comfortable with a wide range of construction eras and vetting condition property by property
- Buyers seeking a larger-scale home and prepared for pricing near the $1.8M median
- Buyers or investors comfortable with a non-primary-residence ownership pattern in the surrounding market
Probably not for
- Buyers expecting organized community amenities such as a clubhouse or shared pool
- Buyers who want a uniform, single-era housing stock rather than a 1924-to-2024 mix
- Buyers relying heavily on recent days-on-market data to set an aggressive offer strategy
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 ($1.15M) IS the median in the snapshot above.
Windows contain 0 to 10 sales each (3 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.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Lee County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Lee County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
8% of homes for sale in ZIP 33931 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 (2026-10-01).
Venetian Gardens Market Scorecard
Venetian Gardens is currently a balanced market., a median asking price of $4,740,000, and homes go under contract in about 0 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.
Housing distress & ownership in Venetian Gardens, Fort Myers Beach
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.
Homes For Sale Right Now in Venetian Gardens
Live MLS inventory for Venetian 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 and pending Venetian Gardens listings as of 2026-10-01, 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.
The Venetian Gardens buying strategy.
If we were buying in Venetian 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 Venetian Gardens.
A market defined by rebuild and scale
The century-spanning year-built range here is the headline fact. A 1924 home and a 2024 home can sit blocks apart, and that gap shows up in price and condition far more than it would in a newer, uniform subdivision. Buyers should expect wide variation in construction type, elevation, and storm-hardening between an original-era home and a post-rebuild property, even at similar square footage.
No community amenities are identified from current MLS listings, which means whatever draws a buyer to Venetian Gardens is the home and the location itself — not a shared clubhouse, pool, or gated feature. With homes running large (median 4,567 living square feet) and homestead share sitting at just 24%, this reads as a market where scale and flexibility of use matter more than amenity packages.
The location and the amenities are priced into every listing in Venetian Gardens. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
With only four closings behind the current snapshot, pricing and timing decisions in Venetian Gardens need a broker who reads each sale individually rather than leaning on an average that a small sample can distort. We walk both buyers and sellers through condition, rebuild status, and comparable sales one property at a time, not by formula.
Venetian Gardens in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- 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 Venetian 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 Venetian Gardens sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Venetian 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 Venetian Gardens home worth?
Get a no-obligation home value based on real comparable sales in Venetian 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.
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Frequently Asked Questions
What is the median home price in Venetian Gardens?
How long do homes in Venetian Gardens take to sell?
Who is the best real estate agent for Venetian Gardens?
How do I find a top Fort Myers Beach real estate agent who knows Venetian Gardens?
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Where is Venetian Gardens, and what county is it in?
Should you buy in Venetian 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: October 1, 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 2012 (70 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. Momentum sells for 1.25% above the Florida Gulf Coast MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Venetian Gardens fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Venetian Gardens
- Home values · What homes in Venetian Gardens actually sell for
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