Villas Five
Homes for Sale in Fort Myers, FL
True comps, carrying-cost math, and listings before the portals.
Photo via Florida Gulf Coast MLS
As of September 2026, Villas Five in Fort Myers, FL has 1 home for sale. Over the 12 months ending 2026-09-12, 5 recorded sales closed at a median of $340,000, $240 per square foot, a median 71 days on market, sellers accepting 93% of original asking (-6% versus the prior year). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $5,430 ($4,760 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.
Villas Five right now
🟡 Off the recent peak. The trailing-12-month median ($340K) is down 5.6% from the prior 12 months ($360K). With about 4 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Florida Gulf Coast MLS closed sales, 12-month windows ending September 12. Confidence: Low (5 and 5 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated September 12, 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
Villas Five market snapshot (as of September 12, 2026): the median sale price is about $340K ($240 per sq ft over the trailing 12 months of closed sales), and a median 71 days on market for closed sales. The trailing-12-month median is down 6% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (5 closings in the current window).
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.
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.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 12 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($340K) IS the median in the snapshot above, and the move from 2025 ($360K) IS the -5.6% one-year change.
Windows contain 1 to 7 sales each (5 in the current window); every figure carries its sample size, and thin markets swing on single closings. 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.
Villas Five Market Scorecard
Villas Five is currently a thin data market. Limited supply, a median asking price of $299,900, and homes go under contract in about 51 days.
Typical home value in the 33966 ZIP is $336,021, about 22.4% below the Florida norm (Zillow Home Value Index).
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: realMLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.
Housing distress & ownership in Villas Five, 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.
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 2026-09-12, 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 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.
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 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 homes for sale in Villas Five on the map →
Frequently Asked Questions
What is the median home price in Villas Five?
How long do homes in Villas Five take to sell?
Who is the best real estate agent for Villas Five?
How do I find a top Fort Myers real estate agent who knows Villas Five?
Can Momentum Realty connect me with an agent for Villas Five?
Should you buy in Villas Five?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Villas Five with Momentum Realty’s local guides.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 12, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-08 |
| Historical depth | Closed-sale records back to 2014 (48 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.
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See how Villas Five fits the bigger picture — live prices, inventory, and Momentum Scores: