Verandas
Condos for Sale in Fort Myers, FL
All 1,305 homes for sale in Fort Myers, FL · median $235,900 · 978 condos for sale in Fort Myers · 623 homes for sale in 33908 · 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, Verandas in Fort Myers, FL has 13 homes for sale and 4 pending, asking from $175,000 to $379,900 (median $285,000). Over the 12 months ending 2026-09-20, 49 recorded sales closed at a median of $250,000, $188 per square foot, a median 75 days on market, sellers accepting 91% of original asking (-5% versus the prior year). Homes listed or recently sold were built 1988–1996; 18 of 18 report an HOA (median $734/mo); 10 of the 16 geocoded homes sit in a FEMA special flood hazard zone (median elevation 8 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $3,990 ($3,330 with the full homestead exemption).
| Location | Fort Myers, Lee County, FL · ZIP 33908, 33912 |
|---|---|
| Home types (current listings and sales) | condos 94%, attached 6% |
| Sale prices, last 12 months | $250,000 median across 49 closed sales · $188 per sq ft · -4.7% vs the prior 12 months |
| Days on market (closed sales) | 75 median |
| For sale right now | 15 active, 3 pending · median asking $269,000 |
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, “Verandas key facts,” movewithmomentum.com/neighborhoods/verandas, data as of September 20, 2026.
Last 30 days in Verandas: 3 new listings (median asking $330,000), 4 under contract right now. As of September 30, 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 Verandas
Live MLS inventory for Verandas. 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 Verandas 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.
Every Home for Sale in Verandas Right Now (18)
All 18 active and pending Verandas listings with a detail page, newest first, refreshed twice a day from the MLS.
- 16321 Kelly Woods Dr 182 · $330,000 · 2 bd / 2 ba · listed Sep 24, 2026 · listed by EXP Realty LLC
- 16380 Kelly Cove Dr 301 · $330,000 · 2 bd / 2 ba · listed Sep 24, 2026 · listed by EXP Realty LLC
- 16351 Kelly Woods Dr 169 · $379,900 · 3 bd / 2 ba · listed Sep 10, 2026 · listed by Re/Max Marketing Specialists
- 16351 Kelly Woods Dr 176 · $208,500 · 2 bd / 2 ba · pending · listed Sep 8, 2026 · listed by Red Key Realty Group LLC
- 12130 Kelly Greens Blvd 102 · $285,000 · 2 bd / 2 ba · pending · listed Sep 5, 2026 · listed by Red Key Realty Group LLC
- 14261 Hickory Links Ct 1211 · $309,000 · 2 bd / 2 ba · listed Aug 13, 2026 · listed by Real Broker, LLC
- 12090 Kelly Greens Blvd 111 · $239,000 · 2 bd / 2 ba · pending · listed Jul 23, 2026 · listed by Michael Saunders & Company
- 14270 Hickory Links Ct 2124 · $199,000 · 2 bd / 2 ba · listed Jul 21, 2026 · listed by RE/MAX Realty Team
- 14511 Hickory Hill Ct 524 · $240,000 · 2 bd / 2 ba · listed Jul 11, 2026 · listed by Cornerstone Coastal Properties
- 16290 Kelly Cove Dr 254 · $339,000 · 2 bd / 2 ba · listed Jul 2, 2026 · listed by Century 21 Sunbelt Realty
- 14270 Hickory Links Ct 2123 · $289,000 · 2 bd / 2 ba · listed Jul 2, 2026 · listed by RE/MAX Realty Team
- 16200 Kelly Cove Dr 209 · $285,000 · 2 bd / 2 ba · listed Jul 2, 2026 · listed by EXP Realty LLC
- 16381 Kelly Woods Dr 150 · $282,900 · 2 bd / 2 ba · listed Jul 2, 2026 · listed by EXP Realty LLC
- 14261 Hickory Links Ct 1214 · $269,000 · 2 bd / 2 ba · listed Jul 2, 2026 · listed by Berkshire Hathaway Florida
- 12521 Kelly Sands Way 29 · $265,000 · 2 bd / 2 ba · listed Jul 2, 2026 · listed by Century 21 Sunbelt Realty
- 16290 Kelly Cove Dr 253 · $214,900 · 2 bd / 2 ba · listed Jul 2, 2026 · listed by Century 21 AllPoints Realty
- 12130 Kelly Greens Blvd 104 · $175,000 · 2 bd / 2 ba · listed Jul 2, 2026 · listed by EXP Realty LLC
- 14521 Hickory Hill Ct 416 · $379,000 · 2 bd / 2 ba · pending · listed Jul 2, 2026 · listed by Cornerstone Coastal Properties
Verandas is pricing at a median of $250,000, or roughly $187 a square foot, and that per-foot number is doing more work than the headline price. With values down 8.3% year over year and homes sitting a median of 76 days before going under contract, this is a market where condition and pricing precision decide outcomes, not competition among buyers.
A market heat score of 37 puts this squarely in buyer-favorable territory. Sellers who price to the current data and present a clean, move-in-ready home are still closing; sellers who chase last year's numbers are the ones adding to that 76-day median.
Verandas right now
🟡 Off the recent peak. The trailing-12-month median ($250K) is down 4.7% from the prior 12 months ($262K).Momentum Research, record-level Florida Gulf Coast MLS closed sales, 12-month windows ending September 20. Confidence: High (49 and 26 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 1, 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
Verandas market snapshot (as of September 20, 2026): the median sale price is about $250K ($188 per sq ft over the trailing 12 months of closed sales), and a median 75 days on market for closed sales. The trailing-12-month median is down 5% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (49 closings in the current window).
In ZIP 33908 (Fort Myers), 1,459 homes closed in the last 12 months at a median of $345K ($201/sq ft), down 5.5% year over year, with a median 70 days on market. Right now 618 active and 124 pending listings — a soft market. See the live ZIP 33908 housing market and the Lee County market.
Florida Gulf Coast MLS sales records identify 25 homes in Verandas that have changed hands since 2023, built between 1988 and 1996 (median 1990), with a median living area of about 1,319 sq ft and a typical 2-bedroom, 2-bath layout; 96% 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 Verandas: of 11 listing addresses checked against the FEMA National Flood Hazard Layer, 36% sit outside the FEMA Special Flood Hazard Area (Zone X); 64% are in an A-series high-risk zone where flood insurance is required with a federally backed mortgage. Individual parcels vary — verify any specific address at msc.fema.gov. See flood zones by neighborhood in Fort Myers.
Verandas is a Fort Myers community in Lee County where recent MLS activity shows a softening price trend and longer marketing times, the pattern of a market resetting to a lower gear rather than one under pressure.
The setting & the homes.
Aerial and on-site photos of Verandas. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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VerandasPhotos from Florida Gulf Coast MLS listings in Verandas; content deemed reliable but not guaranteed.
Who Verandas is best for.
Best for
- Buyers with flexible timing who can negotiate from a position of leverage in a softer market
- Buyers focused on price-per-square-foot value rather than competing in a fast-moving bidding environment
- Sellers willing to price at or near the current $250,000 median to move within a reasonable window
Probably not for
- Sellers expecting last year's pricing levels given the current year-over-year decline
- Buyers or sellers who need a transaction to close in under a month
- Buyers seeking a community with a documented amenity package, which current MLS data does not identify here
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 ($250K) IS the median in the snapshot above, and the move from 2025 ($262K) IS the -4.7% one-year change.
Windows contain 2 to 59 sales each (49 in the current window); every figure carries its sample size. 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.
22% of homes for sale in Verandas 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).
Verandas Market Scorecard
Verandas is currently a balanced market., a median asking price of $269,000, and homes go under contract in about 140 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.
Verandas 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, tiles © CARTO.
The Verandas buying strategy.
If we were buying in Verandas 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 Verandas.
A market resetting, not one in freefall
The math here is straightforward: a 76-day median days-on-market paired with a negative year-over-year price trend tells you buyers have room to negotiate and sellers need a realistic number from day one. This is not a community where overpricing gets absorbed by demand — it gets punished with extended time on market.
The 48 closings in the current window give a workable, if modest, data set — enough to trust the median price and per-square-foot figures as a genuine read on where deals are actually landing, not just where they're listed.
The location and the amenities are priced into every listing in Verandas. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with a 37 heat score and a negative price trend, the difference between a home that sells in a reasonable window and one that stalls past 76 days is almost always pricing strategy and presentation. We pull the current closings data before we set a number, not after.
Verandas in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $734/month (about $8,808/yr) · median of 340 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $734 per month ($8,808 a year) — the median AssociationFee across 340 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Verandas 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 Verandas sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Verandas, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Verandas home worth?
Get a no-obligation home value based on real comparable sales in Verandas, 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 Verandas
Homes in Verandas 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. 5 on record.
- 14310 Hickory Links Ct 1726 · off market
- 14501 Hickory Hill Ct 613 · off market
- 16320 Kelly Cove Dr 270 · off market
- 16350 Kelly Cove Dr 284 · off market
- 16410 Kelly Cove Dr 313 · off market
Frequently Asked Questions
What is the median home price in Verandas?
How long do homes in Verandas take to sell?
Who is the best real estate agent for Verandas?
How do I find a top Fort Myers real estate agent who knows Verandas?
Can Momentum Realty connect me with an agent for Verandas?
Where is Verandas, and what county is it in?
Is Verandas in a flood zone?
Should you buy in Verandas?
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 2014 (391 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.
Looking to buy here? Search homes for sale →
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A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Verandas fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Verandas Condos for Sale in Fort Myers
- Home values · What homes in Verandas Condos for Sale in Fort Myers actually sell for
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