Village Creek
Condos for Sale in Fort Myers, FL

Village Creek in Fort Myers is a lower-priced pocket of the Lee County market where limited transaction volume and a notable year-over-year price decline make current, apples-to-apples pricing more important than in most communities.

Florida Gulf Coast MLS sales records identify 24 homes in Village Creek that have changed hands since 2010, built between 1985 and 1985 (median 1985), with a median living area of about 662 sq ft and a typical 1-bedroom, 1-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.

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.

Village Creek is too small for its own price trend, so here is the market around it.

In ZIP 33916, 203 homes are on the market and 14% 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 33916 (Fort Myers), 37 homes closed in the last 12 months at a median of $354K ($196/sq ft), with a median 80 days on market. Right now 58 active and 11 pending listings put supply at about 18.8 months — a soft market. See the live ZIP 33916 housing market and the Lee County market.

ZIP and county figures describe the wider market, not Village Creek specifically. Momentum Research analysis of MLS records.

Six closings is not a lot of data to build a pricing strategy on, but it is the data we have, and it is telling. A median price of $84,000 puts Village Creek among the more accessible entry points in the area on a pure dollar basis, and the price-per-square-foot figure near $96 suggests that valuation here trades more on condition and unit size than on any broad neighborhood premium.

The 101-day median days-on-market number is the piece sellers need to sit with. That is more than three months of typical exposure before a contract, which means pricing needs to reflect where the market is now, not where it was a year ago — especially with the 20.4% year-over-year decline already baked into recent closings. No community amenities are currently identified from active MLS listings, so buyers evaluating the area should treat that as an open question to verify directly rather than assume.

In a market this thin, six closings and a triple-digit median days-on-market number, pricing mistakes are expensive and slow to correct. We pull the actual comparable sales, not a broad zip-code average, and price to what has closed recently rather than to last year's numbers, which is the difference between an offer in weeks and a listing that sits past 100 days.