Verandas Village
Homes for Sale in Fort Myers, FL
All 1,348 homes for sale in Fort Myers, FL · median $239,900 · 157 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 October 2026, Verandas Village in Fort Myers, FL has 1 home for sale. As of October 2026, the MLS records 16 closed sales in Verandas Village in Fort Myers, FL since 2014, the most recent in February 2025. Across Fort Myers as a whole, 12 homes closed in the last 12 months at a median of $345,000, 64 median days on market, with 124 homes for sale today. At that median and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $5,510 ($4,840 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.
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, 180 homes are on the market and 18% are under contract — a slower corner of Fort Myers.
Across Lee County, 7,579 homes are active and 1,646 pending (18% under contract).
In ZIP 33912 (Fort Myers), 921 homes closed in the last 12 months at a median of $345K ($225/sq ft), down 6.2% year over year, with a median 54 days on market. Right now 287 active and 77 pending listings — a buyer's 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.
Homes For Sale Right Now in Verandas Village
Live MLS inventory for Verandas Village. 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 Village listings as of 2026-10-19, 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 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.
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 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 19, 2026) |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (16 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 October 2026.
- 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 - July 2026Infrastructure
New Big Carlos Pass Bridge opens in Lee County
The new fixed-span Big Carlos Pass Bridge connecting the south end of Estero Island with Lovers Key officially opened and was dedicated June 30, 2026. The $90.8 million project replaces an older drawbridge and provides 60 feet of boat clearance along with bicycle lanes and sidewalks. Concrete from the demolished drawbridge was repurposed into an artificial reef offshore.
What it may mean for the marketA new high-span bridge upgrades the coastal road connection and removes the delays associated with the former drawbridge. The project is about 17 miles south of Verandas Village, elsewhere in Lee County.
Source: Gulfshore Business - June 2026Retail & Dining
High 5 Entertainment underway at Village Hub SportsPark in Estero
Vertical construction is underway on a High 5 Entertainment venue at the Village Hub SportsPark on the north side of Williams Road in Estero. The facility will include the 21-court Estero Pickleball Club, a 16-lane bowling alley, two miniature golf courses, an arcade, a full-service kitchen and bar, and retail space. The CEO said construction should finish within six to eight months, targeting soft openings in February 2027.
What it may mean for the marketA new entertainment and dining venue adds recreational and commercial space to the Estero activity hub. The project is about 16 miles southeast of Verandas Village, elsewhere in Lee County.
Source: Gulfshore Business - 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 - May 2026Development
Estero board reviews 370-unit mixed-use complex at Estero Parkway and Three Oaks Parkway
The Estero Planning, Zoning and Design Board on May 19, 2026 reviewed The Residential Group's proposal for a mixed-use development on 5.275 acres at the southwest corner of Estero Parkway and Three Oaks Parkway. The plan calls for 370 apartments and 33,000 square feet of commercial space and requests a zoning change from a 1994 commercial planned development to a mixed use planned development. The proposal projects fewer daily trips and lower density than the previously approved shopping center.
What it may mean for the marketThe plan would convert an aging commercial site into new housing and ground-floor retail at a major intersection. The project is about 17 miles southeast of Verandas Village, elsewhere in Lee County.
Source: Gulfshore Business
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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Common questions about Verandas Village
Where is Verandas Village?
Verandas Village is a community in Fort Myers, Lee County, Florida, ZIP 33912.
Are there homes for sale in Verandas Village right now?
Yes — 1 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Verandas Village have an HOA or CDD?
No HOA is on record for Verandas Village in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Housing distress & ownership in Verandas Village, 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.
Every Home for Sale in Verandas Village Right Now (1)
All 1 active and pending Verandas Village listings with a detail page, newest first, refreshed twice a day from the MLS.
- 13120 Cross Creek Blvd 208 · $229,900 · 2 bd / 2 ba · pending · listed Jul 22, 2026 · listed by DomainRealty.com LLC
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Fort Myers guides & data
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Florida buyer guides
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- Florida property tax calculator
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- Florida flood insurance calculator
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Nearby Communities
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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.