Westbrook
Homes for Sale in Fort Myers, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Flagler County MLS
As of September 2026, Westbrook in Fort Myers, FL has 5 homes for sale and 2 pending, asking from $439,990 to $739,900 (median $620,000). Over the 12 months ending 2026-07-29, 12 recorded sales closed at a median of $480,250, $242 per square foot, a median 71 days on market, sellers accepting 93% of original asking (-12% versus the prior year). Homes listed or recently sold were built 2018–2020; 3 of 7 report an HOA (median $325/mo); none of the 7 geocoded homes sit in a FEMA special flood hazard zone (median elevation 18 ft). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $7,670 ($7,000 with the full homestead exemption).
Homes For Sale Right Now in Westbrook
Live MLS inventory for Westbrook. 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 Westbrook listings as of 2026-09-07, 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.
Westbrook's numbers tell a story of a young, large-format community adjusting after a run-up. Homes here median just over 3,225 square feet and were mostly built between 2017 and 2021, so this isn't a starter-home market — it's a newer-construction footprint with size as the defining feature. The median price of $480,250 works out to roughly $242 a square foot, which is a size-driven figure more than a scarcity-driven one.
The trend line is the part sellers need to sit with: prices are down 12.5% year over year, days on market run past 71, and the heat score sits low at 14. That combination points to a buyer's market right now — homes are sitting, and pricing needs to be sharp from day one rather than tested high and adjusted down.
Westbrook right now
🔴 Off the recent peak. The trailing-12-month median ($480K) is down 12.5% from the prior 12 months ($549K). With about 19 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 Flagler County MLS closed sales, 12-month windows ending July 29. Confidence: Medium (12 and 21 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 29, 2026 · Live data: Flagler County MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Westbrook market snapshot (as of July 29, 2026): the median sale price is about $480K ($242 per sq ft over the trailing 12 months of closed sales), and a median 72 days on market for closed sales. The trailing-12-month median is down 12% from the prior 12 months, computed from record-level Flagler County MLS closed sales (12 closings in the current window).
Westbrook is a community of 343 homes in Fort Myers, Lee County, built between 2017 and 2021 (median 2019.0), with a median living area of about 3,226 square feet. 82% of parcels are homesteaded, the owner-occupancy proxy in the Florida DOR assessment roll (2025 roll, public records).
Westbrook is a Fort Myers community of 343 homes built almost entirely in a five-year window (2017–2021), which gives it a consistent, newer-construction feel rather than the mixed vintages typical of older subdivisions.
The setting & the homes.
Aerial and on-site photos of Westbrook. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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WestbrookPhotos from Flagler County MLS listings in Westbrook; content deemed reliable but not guaranteed.
Who Westbrook is best for.
Best for
- Buyers seeking a larger, newer-construction home built in the 2017–2021 range
- Buyers with flexibility on timeline who can use a softer market to negotiate on price or terms
- Buyers planning to occupy the home as a primary residence, consistent with the community's high homestead share
Probably not for
- Sellers expecting a quick sale at last year's pricing levels
- Buyers seeking a smaller or lower-square-footage home, given the median size here exceeds 3,200 square feet
- Investors expecting a hot resale market — the current heat score points to a slower-moving environment
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 29 of each year, from record-level Flagler County MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($480K) IS the median in the snapshot above, and the move from 2025 ($549K) IS the -12.5% one-year change.
Windows contain 6 to 32 sales each (12 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.
Westbrook Market Scorecard
Westbrook is currently a thin data market. Limited supply, a median asking price of $620,000, and homes go under contract in about 56 days.
Typical home value in the 33967 ZIP is $356,068, about 15.8% 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 Westbrook, 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.
Westbrook on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Flagler County MLS. Map data © OpenStreetMap, tiles © CARTO.
The Westbrook buying strategy.
If we were buying in Westbrook 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 Westbrook.
A newer build with a softening market
With a median year built of 2019 and living space north of 3,200 square feet, Westbrook homes skew toward larger, move-up floor plans rather than compact or entry-level product. That size is the main driver of the per-square-foot price of $242.27 — a figure that reflects construction-era finishes and layout more than any scarcity premium.
The market posture right now is soft. A 12.5% year-over-year price decline paired with median days on market past 71 and a heat score of 14 means listings are taking longer to move and negotiating room has opened up. About 82% of homes here are homesteaded, indicating most owners have used these as a primary residence rather than a rental or short-term hold, which tends to support steadier turnover even in a slower-price environment.
The location and the amenities are priced into every listing in Westbrook. The deal is won or lost on condition, the comps, and the renovation math.
Momentum Buy Score.
Our proprietary 0 to 10 read across the factors that decide how a home in Westbrook buys, holds, and resells. Momentum Research; not an appraisal.
Momentum Intelligence Scores are our proprietary, qualitative assessment on a 0 to 10 scale, built from the record-level market data on this page. They are a framework for comparing communities, not a guarantee of future value and not advice on a specific home; unlike an automated value estimate they do not price your home, they grade the community on evidence you can inspect. Composite is the plain average of the 3 factors (5.5). Basis: Recent Direction -12.5% year-over-year; Owner Commitment 82% owner-occupied; Pricing Power 92.9% sale-to-list. Refreshed with each data update.
Why work with Momentum here
A market with an 81 [12.5%] price pullback and days on market above 70 rewards precise pricing and real negotiating leverage — not a generic listing strategy. We track Westbrook's closings on a rolling 12-month basis so pricing conversations start from current data, not last year's comps.
Westbrook 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 Westbrook 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 Westbrook sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Westbrook, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Westbrook home worth?
Get a no-obligation home value based on real comparable sales in Westbrook, 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 Westbrook on the map →
Frequently Asked Questions
What is the median home price in Westbrook?
How long do homes in Westbrook take to sell?
How many homes are in Westbrook?
What share of Westbrook is owner-occupied?
When were the homes in Westbrook built?
Do cash buyers compete in Westbrook?
Who is the best real estate agent for Westbrook?
How do I find a top Fort Myers real estate agent who knows Westbrook?
Can Momentum Realty connect me with an agent for Westbrook?
Should you buy in Westbrook?
An honest fit check. We will tell you when it is not your community.
Nearby Communities
Explore more neighborhoods near Westbrook with Momentum Realty’s local guides.
Data sources & freshness
| Community market stats | Flagler County MLS closed sales, 12-month windows ending July 29, 2026 |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (7 streets, ZIP 33967)) |
| Under-contract shares | Flagler County MLS records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2018 (168 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 Flagler County 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 Flagler County MLS member average and 8 days faster, and we’ll price yours against live local comps.
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See how Westbrook fits the bigger picture — live prices, inventory, and Momentum Scores: