Verandas Village
Homes for Sale in Fort Myers, FL
All 1,446 homes for sale in Fort Myers, FL · median $240,000 · 180 homes for sale in 33912 · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of November 2026, the MLS records 1 closed sale in Verandas Village in Fort Myers, FL, the most recent in October 2026. Across Fort Myers as a whole, 1,227 homes closed in the last 12 months at a median of $357,500, 65 median days on market, with 123 homes for sale today. At that median and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $5,710 ($5,040 with the full homestead exemption).
As of this snapshot, Verandas Village shows no closings in the current MLS window and no amenities catalogued from active listings. That is not a market call — it is a data gap, and it matters because it means there is no fresh, MLS-sourced price signal to point to for this community right now.
For a buyer or seller here, that changes the playbook. Instead of leaning on a median price or a pace-of-market stat, you need direct comparables pulled from actual contracts and a local read on what is currently listed, pending, or quietly sold. This is a community where the public data trail is thin, so the value of a broker who works the area directly goes up, not down.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Nearby homes for sale
No active listings inside Verandas Village right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Verandas Village sits in Fort Myers, Lee County, but the current MLS feed does not show closing activity or a documented amenity set for this community in this window, so any read on pricing or positioning has to come from outside the raw feed.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Verandas Village is best for.
Best for
- Buyers targeting Fort Myers, Lee County who are open to having an agent source comparables directly rather than from a published median
- Buyers or sellers who want a specific address and are comfortable with a research-first process before committing
- Investors or relocation buyers used to verifying amenities and pricing in person rather than from listing summaries
Probably not for
- Buyers who want to compare a documented median price or days-on-market figure against other communities before narrowing their search
- Buyers who need a confirmed amenity list (pool, clubhouse, etc.) before scheduling a visit
- Anyone wanting a fast, data-driven decision without a step of direct, agent-led verification
The market around Verandas Village
Verandas Village is too small for its own price trend, so here is the market around it.
In ZIP 33912, 201 homes are on the market and 12% are under contract — a slower corner of Fort Myers.
Across Lee County, 10,622 homes are active and 1,899 pending (15% under contract).
In ZIP 33912 (Fort Myers), 122 homes closed in the last 12 months at a median of $420K ($188/sq ft), with a median 67 days on market. Right now 126 active and 25 pending listings put supply at about 12.4 months — a soft market. See the live ZIP 33912 housing market and the Lee County market.
ZIP and county figures describe the wider market, not Verandas Village specifically. Momentum Research analysis of MLS records.
The Verandas Village buying strategy.
If we were buying in Verandas Village 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 Village.
Reading a Quiet MLS Footprint
A zero-closing window and an amenities field that returns nothing from current listings usually means one of a few things: very low turnover, a small total unit count, activity that has moved off standard MLS channels, or simply a lull in the cycle. The FACTS available do not tell us which, and we are not going to guess.
What this does tell a buyer or seller is that Verandas Village is not a community where you can pull a median price or a days-on-market figure and trust it as current. Any pricing conversation here needs to start with pulled comparables from actual recent contracts, not with a headline number, and any amenity claim needs to be verified in person or through community documents rather than assumed from a listing sheet.
The location and the amenities are priced into every listing in Verandas Village. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When the public MLS feed goes quiet on a community, the gap gets filled by local relationships and direct research, not by dashboards. That is the work: pulling actual recent contract data, checking on the ground for amenities and condition, and giving you a straight answer instead of a stat that does not exist yet.
Verandas Village in 15 seconds.
Tools for a Verandas Village 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 Village sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Verandas Village, 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 Village home worth?
Get a no-obligation home value based on real comparable sales in Verandas Village, 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 →
Should you buy in Verandas Village?
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 22, 2026) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-11-11 |
| Historical depth | Closed-sale records back to 2026 (1 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.
Recent Developments in Verandas Village
Development, infrastructure, retail, and school activity affecting Verandas Village, 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 8 miles northwest of Verandas Village, 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 4 miles southwest of Verandas Village.
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 8 miles southeast of Verandas Village, 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 site is about 7 miles northwest of Verandas Village.
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 6 miles northwest of Verandas Village, 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 south of Verandas Village, 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.
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