Villas Five
Homes for Sale in Fort Myers, FL
All 1,441 homes for sale in Fort Myers, FL · median $240,000 · 130 homes for sale in 33966 · 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, Villas Five in Fort Myers, FL has 2 homes for sale. As of November 2026, the MLS records 1 closed sale in Villas Five in Fort Myers, FL, the most recent in August 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 128 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).
Villas Five is a small, tightly built enclave of 80 homes, all dating to 1989-1990, which means pricing here tracks condition and updates far more than it tracks location within the community. With a median price near $344,000 and a median price per square foot of $245.02, the spread between an original-condition unit and a renovated one can be significant even though the shells are nearly identical in age.
The current posture favors buyers willing to be patient. A median days-on-market of just over 73 days and a market heat score of 26 point to a slow-moving, buyer-negotiable environment, and the year-over-year change of -4.4% suggests sellers are adjusting expectations rather than testing the market aggressively. Anyone pricing a listing here should lean on recent comparable condition, not last year's number.
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
Villas Five is a compact villa community built in 1989-1990, with a homestead share of 73.8% indicating most units are owner-occupied rather than turned over as short-term rentals or investment flips.
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 Villas Five is best for.
Best for
- Buyers who want a larger attached floor plan, around 2,300 square feet, without new-construction pricing.
- Buyers comfortable evaluating an older (1989-1990) build for systems and updates rather than relying on amenity packages.
- Buyers who can be patient with a slower listing timeline and want negotiating room on price.
Probably not for
- Buyers who want on-site community amenities such as a pool or clubhouse, since none are currently identified here.
- Buyers expecting a fast-moving, high-competition sale process; current days-on-market and heat score point the other way.
- Sellers hoping to price purely off last year's median without adjusting for the recent year-over-year decline.
The market around Villas Five
Villas Five is too small for its own price trend, so here is the market around it.
In ZIP 33966, 147 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 33966 (Fort Myers), 113 homes closed in the last 12 months at a median of $340K ($191/sq ft), with a median 72 days on market. Right now 126 active and 22 pending listings put supply at about 13.4 months — a soft market. See the live ZIP 33966 housing market and the Lee County market.
ZIP and county figures describe the wider market, not Villas Five specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Villas Five
Live MLS inventory for Villas Five. 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 Villas Five listings as of 2026-11-13, 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 Villas Five Right Now (2)
All 2 active and pending Villas Five listings with a detail page, newest first, refreshed twice a day from the MLS.
- 13206 Greywood Cir · $289,000 · 3 bd / 2 ba · listed Aug 15, 2026 · listed by RE/MAX Realty Team
- 13114 Regent Cir · $275,000 · 2 bd / 2 ba · listed Aug 15, 2026 · listed by Realty One Group MVP
The Villas Five buying strategy.
If we were buying in Villas Five 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 Villas Five.
A Slow Market, Not a Stalled One
With only 4 closings in the most recent window, Villas Five trades in a thin market where each sale carries outsized weight in setting the next asking price. That low transaction count, combined with a median days-on-market above 70, tells you this is not a community where homes move on list-and-wait timelines. Buyers have room to negotiate, and sellers who price realistically relative to condition and current comps tend to do better than those who chase last year's numbers.
Unit size runs a median of 2,311.5 square feet, which is on the larger side for an attached-home community of this age, and no community amenities are currently identified from active MLS listings. That absence matters for positioning: the value proposition here is the home itself and its lot, not a clubhouse or pool package, so due diligence should focus on interior condition, roof and system age relative to the 1989-1990 build years, and any association details not reflected in the listing data.
The location and the amenities are priced into every listing in Villas Five. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a low-volume market like Villas Five, pricing off stale comps is the most common mistake we see on both sides of a transaction. We track the handful of closings that actually happen here in real time, so sellers price to the current market rather than a year-old median, and buyers know when a listing is genuinely competitive versus overreaching.
Villas Five in 15 seconds.
Tools for a Villas Five 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 Villas Five sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Villas Five, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Villas Five home worth?
Get a no-obligation home value based on real comparable sales in Villas Five, 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 Villas Five?
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: November 13, 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.
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. A Momentum agent can price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Villas Five fits the bigger picture — live prices, inventory, and Momentum Scores: