Venetian Palms
Condos for Sale in Fort Myers, FL
All 1,348 homes for sale in Fort Myers, FL · median $239,900 · 1,014 condos for sale in Fort Myers · 189 homes for sale in 33907 · 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 October 2026, Venetian Palms in Fort Myers, FL has 10 homes for sale and 2 pending, asking from $121,900 to $185,000 (median $167,500). Over the 12 months ending 2026-09-20, 15 recorded sales closed at a median of $120,000, $162 per square foot, a median 31 days on market, sellers accepting 90% of original asking (-32% versus the prior year). Homes listed or recently sold were built 1991–1991; 4 of 12 report an HOA (median $511/mo); none of the 11 geocoded homes sit in a FEMA special flood hazard zone (median elevation 10 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $1,920 ($1,250 with the full homestead exemption).
Last 30 days in Venetian Palms: 5 new listings (median asking $179,000), 2 under contract right now. As of October 20, 2026, 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.
Homes For Sale Right Now in Venetian Palms
Live MLS inventory for Venetian Palms. 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 Palms listings as of 2026-10-20, 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 number that matters most here is the year-over-year move: pricing is down 27.3% against the prior comparison period, and with only 16 closings in the window, that swing is being driven by a small pool of transactions rather than a broad repricing across hundreds of sales. A market this thin can shift on the strength of a handful of closings, so any single sale should be read in context, not treated as a market-wide signal.
A median of $133,750 alongside a median price per square foot of $166.06 points to smaller-footprint, condition-driven product rather than larger single-family stock. Median days on market at 63 and a market heat score of 11 both describe a slow-moving, buyer-leaning environment right now — homes are sitting, and sellers who price to the current data rather than last year's comps are the ones getting to closing.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Venetian Palms right now
🔴 Off the recent peak. The trailing-12-month median ($120K) is down 32.2% from the prior 12 months ($177K). With about 21 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: High (15 and 15 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 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
Venetian Palms market snapshot (as of September 20, 2026): the median sale price is about $120K ($162 per sq ft over the trailing 12 months of closed sales), and a median 31 days on market for closed sales. The trailing-12-month median is down 32% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (15 closings in the current window).
In ZIP 33907 (Fort Myers), 426 homes closed in the last 12 months at a median of $210K ($168/sq ft), down 15.8% year over year, with a median 65 days on market. Right now 221 active and 47 pending listings — a soft market. See the live ZIP 33907 housing market and the Lee County market.
Florida Gulf Coast MLS sales records identify 31 homes in Venetian Palms that have changed hands since 2010, built between 1991 and 1991 (median 1991), with a median living area of about 1,033 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.
Flood zones in Venetian Palms: of 8 listing addresses checked against the FEMA National Flood Hazard Layer, 100% sit outside the FEMA Special Flood Hazard Area (Zone X). Individual parcels vary - verify any specific address at msc.fema.gov. See flood zones by neighborhood in Fort Myers.
Venetian Palms is a Fort Myers community in Lee County where recent MLS activity has been limited in volume, which means pricing here should be read from the trend rather than any single listing.
The setting & the homes.
Aerial and on-site photos of Venetian Palms. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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Venetian PalmsPhotos from Florida Gulf Coast MLS listings in Venetian Palms; content deemed reliable but not guaranteed.
Who Venetian Palms is best for.
Best for
- A buyer with flexible timing who can wait out a slower-moving listing process
- A value-focused buyer targeting a lower entry price point in Lee County
- An investor or owner-occupant comfortable underwriting price based on trend, not a deep comp set
Probably not for
- A buyer who needs a large, recent-sales comp pool to feel confident on price
- Someone requiring a quick, competitive-offer closing timeline
- A buyer relying on established on-site amenities as part of the purchase decision
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 ($120K) IS the median in the snapshot above, and the move from 2025 ($177K) IS the -32.2% one-year change.
Windows contain 0 to 32 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.
17% of homes for sale in Venetian Palms 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 (2026-10-20).
Venetian Palms Market Scorecard
Venetian Palms is currently a balanced market., a median asking price of $164,950, and homes go under contract in about 61 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.
Venetian Palms 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 Venetian Palms buying strategy.
If we were buying in Venetian Palms 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 Palms.
A market correcting on thin volume
With 16 closings in the tracked window, Venetian Palms isn't producing enough sales for pricing to be described as stable in either direction — it's still finding a level. The 27.3% year-over-year decline is real and worth taking seriously, but in a low-volume feed like this one, a single higher- or lower-priced closing can move the year-over-year figure more than it would in a deeper market. Buyers and sellers should treat the median and per-square-foot figures as directional, not as a tight band to negotiate against.
A median days-on-market of 63 and a market heat score of 11 both describe a market where listings are not moving quickly and where competitive urgency is low. That combination usually favors buyers on negotiating room and timeline, but it also means sellers need to be more deliberate about condition and pricing at listing, since there isn't enough transaction volume right now to paper over an aggressive number.
The location and the amenities are priced into every listing in Venetian Palms. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market producing only 16 closings and a swinging year-over-year figure, the read on any given listing depends on knowing which of those sales are comparable and which are outliers — that's a data-literacy problem as much as a local-knowledge one, and it's where we spend our time before a client makes an offer or sets a list price.
Venetian Palms in 15 seconds.
Tools for a Venetian Palms 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 Palms sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Venetian Palms, 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 Palms home worth?
Get a no-obligation home value based on real comparable sales in Venetian Palms, 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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Recently off market in Venetian Palms
Homes in Venetian Palms 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. 4 on record.
- 12540 Equestrian Cir 509 · off market
- 12561 Equestrian Cir 802 · off market
- 12591 Equestrian Cir 1202 · off market
- 12740 Equestrian Cir 2901 · off market
| Location | Fort Myers, Lee County, FL · ZIP 33907 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Sale prices, last 12 months | $120,000 median across 15 closed sales · $162 per sq ft · -32.2% vs the prior 12 months |
| Days on market (closed sales) | 31 median |
| For sale right now | 10 active, 1 pending · median asking $164,950 |
Data as of September 20, 2026. 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. Market figures describe homes, not residents. Cite as: Momentum Realty, “Venetian Palms key facts,” movewithmomentum.com/neighborhoods/venetian-palms, data as of September 20, 2026.
Just listed in Venetian Palms
The newest homes for sale in Venetian Palms right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 12630 Equestrian Cir 1801 $179,000 · 2 bd · 2 ba · 1,033 sq ft · new today Courtesy of Paradise Property Management & Realty, LLC
- 12620 Equestrian Cir 1710 $185,000 · 2 bd · 2 ba · 1,033 sq ft · 3 days on market Courtesy of Blue Line Realty of SWFL
- 12730 Equestrian Cir 2805 $179,000 · 3 bd · 2 ba · 1,154 sq ft · 3 days on market Courtesy of Compass Florida, LLC
- 12520 Equestrian Cir 315 $165,000 · 2 bd · 2 ba · 1,033 sq ft · 17 days on market Courtesy of John R. Wood Properties
- 12561 Equestrian Cir 816 $170,000 · 2 bd · 2 ba · 1,033 sq ft · 61 days on market Courtesy of Marzucco Real Estate
- 12700 Equestrian Cir 2508 $175,999 · 3 bd · 2 ba · 1,154 sq ft · 81 days on market Courtesy of Knowledge Base Real Estate
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Venetian Palms Right Now (12)
All 12 active and pending Venetian Palms listings with a detail page, newest first, refreshed twice a day from the MLS.
- 12500 Equestrian Cir 210 · $129,999 · 1 bd / 1 ba · listed by Cape Premier Realty LLC
- 12730 Equestrian Cir 2805 · $179,000 · 3 bd / 2 ba · listed Oct 16, 2026 · listed by Compass Florida, LLC
- 12520 Equestrian Cir 315 · $165,000 · 2 bd / 2 ba · listed Sep 19, 2026 · listed by John R. Wood Properties
- 12620 Equestrian Cir 1710 · $185,000 · 2 bd / 2 ba · listed Sep 11, 2026 · listed by Blue Line Realty of SWFL
- 12630 Equestrian Cir 1801 · $179,000 · 2 bd / 2 ba · listed Sep 11, 2026 · listed by Paradise Property Management & Realty, LLC
- 12620 Equestrian Cir 1705 · $144,900 · 1 bd / 1 ba · listed Sep 11, 2026 · listed by Cornerstone Coastal Properties
- 12640 Equestrian Cir 1912 · $112,000 · 1 bd / 1 ba · pending · listed Sep 6, 2026 · listed by Property Matchmakers Corp
- 12561 Equestrian Cir 816 · $170,000 · 2 bd / 2 ba · listed Aug 10, 2026 · listed by Marzucco Real Estate
- 12700 Equestrian Cir 2508 · $175,999 · 3 bd / 2 ba · listed Jul 31, 2026 · listed by Knowledge Base Real Estate
- 12591 Equestrian Cir 1210 · $158,900 · 2 bd / 2 ba · listed Jul 27, 2026 · listed by EXP Realty LLC
- 12561 Equestrian Cir 804 · $121,900 · 1 bd / 1 ba · listed Jul 22, 2026 · listed by Property Matchmakers Corp
- 12550 Equestrian Cir 602 · $159,900 · 2 bd / 2 ba · pending · listed Jul 22, 2026 · listed by RE/MAX Realty Group
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What it really costs to own in Venetian Palms Condos for Sale
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 $1,934/yr across 22 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $511/month across 4 MLS listings (most billed monthly; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| 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. Flood: of 8 listing addresses checked against the FEMA flood map, 100% sit outside the high-risk zone. Statewide, a Zone X flood policy runs about $500-$700/yr and a high-risk zone $1,200-$2,500/yr (FEMA Risk Rating 2.0 averages, not quotes). |
| Roof and age | Median build year 1991 across 22 listings. An original roof here would be about 35 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. |
Estimated carrying cost at the median asking price, before the mortgage: about $855/month (tax $161, HOA $511, insurance $183). An estimate from the sources above, not a quote.
Email me new listings in Venetian Palms Condos for Sale
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 Venetian Palms Condos for Sale
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Venetian Palms 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 Venetian Palms?
How long do homes in Venetian Palms take to sell?
Who is the best real estate agent for Venetian Palms?
How do I find a top Fort Myers real estate agent who knows Venetian Palms?
Can Momentum Realty connect me with an agent for Venetian Palms?
Where is Venetian Palms, and what county is it in?
Should you buy in Venetian Palms?
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 20, 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 (275 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 Palms fits the bigger picture — live prices, inventory, and Momentum Scores:
Nearby Communities
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More on Venetian Palms Condos for Sale in Fort Myers
- Home values · What homes in Venetian Palms Condos for Sale in Fort Myers actually sell for