Willows
Homes for Sale in Fort Myers, FL
All 1,305 homes for sale in Fort Myers, FL · median $235,900 · 169 townhomes for sale in Fort Myers · Lee County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Over the 12 months ending 2026-09-20, 5 recorded sales closed at a median of $530,000, $239 per square foot, a median 162 days on market, sellers accepting 83% of original asking (+0% versus the prior year). At the median price and Lee County's FY2025-26 rate of 15.97 mills, annual property tax runs about $8,460 ($7,800 with the full homestead exemption).
| Location | Fort Myers, Lee County, FL · ZIP 33909, 33966 |
|---|---|
| Sale prices, last 12 months | $530,000 median across 5 closed sales · $239 per sq ft · +0.0% vs the prior 12 months |
| Days on market (closed sales) | 162 median |
| For sale right now | 0 active, 1 pending |
Data as of September 20, 2026. 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. Market figures describe homes, not residents. Cite as: Momentum Realty, “Willows key facts,” movewithmomentum.com/neighborhoods/willows--lee, data as of September 20, 2026.
Willows is a low-turnover pocket of larger-format homes built mostly in the early 1990s, with a median living area over 4,000 square feet on a median price near $530,000. That combination puts the per-square-foot number, $239.48, well below what buyers pay for space in newer, smaller-footprint product nearby. The size-to-price math is the story here, not scarcity of amenities or a hot resale cycle.
With only 5 closings in the most recent window and a median 155 days on market, this is not a community where pricing gets tested often. The 3.6% year-over-year pullback and a market heat score of 26 both point to a buyer's market posture: sellers who price to the condition and square footage of the home move it, and those who price on hope wait it out. For sellers, that means realistic pricing and patience; for buyers, it means real room to negotiate on terms and timeline.
Willows right now
🟡 Still climbing. The trailing-12-month median ($530K) is up 0.0% from the prior 12 months ($530K). 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 20. Confidence: Low (5 and 7 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 1, 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
Willows market snapshot (as of September 20, 2026): the median sale price is about $530K ($239 per sq ft over the trailing 12 months of closed sales), and a median 162 days on market for closed sales. The trailing-12-month median is up 0% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (5 closings in the current window).
In ZIP 33909 (Fort Myers), 5,245 homes closed in the last 12 months at a median of $380K ($221/sq ft), up 1.1% year over year, with a median 51 days on market. Right now 108 active and 34 pending listings — a balanced market. See the live ZIP 33909 housing market and the Lee County market.
Willows sits in Fort Myers within Lee County and is built almost entirely around large single-family homes from the early 1990s to early 2010s, with 85 homes total and a high homestead share suggesting most owners hold these as primary residences rather than rental or resale-flip inventory.
Who Willows is best for.
Best for
- Buyers prioritizing maximum living space per dollar over a newer build year
- Move-up buyers comfortable with an early-1990s home that may need updating
- Buyers with flexible timelines who can wait through a slower listing cycle for the right property
Probably not for
- Buyers who need a fast, competitive-market sale timeline
- Buyers seeking built-in community amenities as part of the purchase decision
- Buyers wanting recently constructed homes with minimal deferred maintenance
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($530K) IS the median in the snapshot above, and the move from 2025 ($530K) IS the +0.0% one-year change.
Windows contain 0 to 8 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.
26% of homes for sale in ZIP 33909 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-09-20).
Willows Market Scorecard
Willows is currently a balanced market..
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Florida Gulf Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
The Willows buying strategy.
If we were buying in Willows 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 Willows.
Space over speed
The defining number in Willows is square footage: a median living area above 4,000 square feet is a different product tier than most of the surrounding resale market, and it explains why the per-square-foot price sits where it does. Buyers here are paying for volume and layout, not for a recent build date or a curated amenity package — MLS listings show none identified currently.
The 155-day median days-on-market and the modest closings count in the current window both tell the same story: this is a slow-cycling, low-volume community. That is not necessarily a red flag; it is consistent with homes that sell to buyers who specifically want the space and are willing to wait for the right one, and it means listings need patient, well-documented pricing rather than an assumption of a quick sale.
The location and the amenities are priced into every listing in Willows. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A community with 85 homes and only a handful of closings per window does not generate the kind of public comp data that makes pricing self-evident. We track the actual condition-adjusted sales here directly, so sellers do not guess at a number and buyers do not overpay for square footage that is common to this pocket but rare elsewhere in the market.
Willows in 15 seconds.
HOA, CDD & Fees
- HOA dues reported around $178/month (about $2,136/yr) · median of 16 MLS listings, most billed quarterly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $178 per month ($2,136 a year) — the median AssociationFee across 16 MLS records, normalised to a monthly figure; most are billed quarterly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 Willows 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 Willows sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Willows, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Willows home worth?
Get a no-obligation home value based on real comparable sales in Willows, 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 →
Recently off market in Willows
Homes in Willows that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 1 on record.
- 1334 Weeping Willow Ct · off market
Frequently Asked Questions
What is the median home price in Willows?
How long do homes in Willows take to sell?
Who is the best real estate agent for Willows?
How do I find a top Fort Myers real estate agent who knows Willows?
Can Momentum Realty connect me with an agent for Willows?
Where is Willows, and what county is it in?
Should you buy in Willows?
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: September 27, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2014 (50 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 Willows fits the bigger picture — live prices, inventory, and Momentum Scores:
More on Willows
- Home values · What homes in Willows actually sell for
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