Data Analysis
Lee County had 2,364 condos for sale and 318 pending on October 29, 2026, about 7.4 to 1, against 4.5 to 1 for single-family homes.
Our live MLS map showed Fort Myers Beach condos at 18.2 listings per pending sale and Estero at 4.6. Condos built since 2010 ran 3.5 to 1.
Our live MLS map showed 2,364 active condos and 318 pending condos in Lee County on October 29, 2026, about 7.4 listings for every pending condo. Single-family homes ran at 4.5 to 1, with 6,129 active and 1,349 pending, and townhomes at 6.1 to 1. The median active condo was priced at $309,900 and had been listed 56.5 days. On the islands, Fort Myers Beach ran at 18.2 to 1 and Sanibel at 13.1 to 1, while Estero ran at 4.6 to 1. All figures are ours, computed from Florida Gulf Coast MLS records; information is deemed reliable but not guaranteed.
This piece covers condos only. Our October 26 article on Lehigh Acres new-construction contracts and our October 27 roundup of Lee County new-home communities cover builders. Completed-month figures are in our Fort Myers median price and Fort Myers days on market articles, and the full series sits on the Fort Myers market data hub.
How many condos are for sale in Lee County?
Condos were 2,364 of the 9,508 active Lee County listings on our map on October 29, about 25 percent, and 318 of the 1,843 pending listings, about 17 percent. Pending condos had a median list price of $299,850. Of the active condos, 516 had been listed 180 days or more, about 22 percent, and 123 a year or more. For single-family homes, 852 of 6,129 active listings had passed 180 days, about 14 percent.
From October 15 to October 28, our change log recorded 426 new condo listings in Lee County, 188 condo price cuts at a median cut of 3.86 percent ($10,000), and 136 condos moving to pending.
Where are Lee County condos for sale?
| City | Active condos | Pending | Active per pending | Median asking price | Median days listed |
|---|---|---|---|---|---|
| Fort Myers | 979 | 153 | 6.4 | $235,000 | 59 |
| Bonita Springs | 388 | 53 | 7.3 | $458,250 | 48.5 |
| Cape Coral | 241 | 25 | 9.6 | $219,999 | 61 |
| Fort Myers Beach | 219 | 12 | 18.2 | $549,900 | 54 |
| Estero | 205 | 45 | 4.6 | $370,000 | 50 |
| Sanibel | 118 | 9 | 13.1 | $720,000 | 101.5 |
| North Fort Myers | 113 | 11 | 10.3 | $169,500 | 74 |
Source: Momentum Research, computed from Florida Gulf Coast MLS records, live map snapshot, October 29, 2026. Cities follow the listing address. Deemed reliable but not guaranteed.
Fort Myers held the most condos for sale and ran at 6.4 to 1, and Estero was the fastest large city. Fort Myers Beach and Sanibel together held 337 active condos and 21 pending, and Sanibel's median condo had been listed 101.5 days, the longest of the cities above. Cape Coral, at $219,999, had one of the lowest median asking prices and ran at 9.6 to 1. Recent prices by place are on the Fort Myers, Bonita Springs, Cape Coral, Fort Myers Beach, Estero, Sanibel and North Fort Myers market pages.
Does building age change how Lee County condos sell?
Yes. Newer condos moved several times faster than older ones.
| Year built | Active condos | Pending | Active per pending | Median asking price |
|---|---|---|---|---|
| Before 1975 | 230 | 17 | 13.5 | $169,250 |
| 1975 to 1984 | 561 | 55 | 10.2 | $289,900 |
| 1985 to 1995 | 399 | 52 | 7.7 | $229,000 |
| 1996 to 2009 | 962 | 133 | 7.2 | $329,945 |
| 2010 and later | 212 | 61 | 3.5 | $459,900 |
Source: Momentum Research, computed from Florida Gulf Coast MLS records, live map snapshot, October 29, 2026. Year built as reported on the listing. Deemed reliable but not guaranteed.
Condos built in 2010 or later ran at 3.5 to 1, faster than single-family homes, and units from before 1985 ran at 10 to 1 or slower. Buildings from 1996 to 2009 held the largest group, 962 active condos. Countywide, 33 active condos were marked new construction, with 14 pending and a median asking price of $2,525,000.
Association fees were reported on 1,041 of the 2,364 active condos, a median of $477 a month, with the middle half between $290 and $767. Because fewer than half reported a fee, we do not break fees out by building age here.
Which Lee County condo price ranges are selling?
| List price band | Active condos | Pending | Active per pending |
|---|---|---|---|
| Under $200,000 | 610 | 88 | 6.9 |
| $200,000 to $299,999 | 531 | 73 | 7.3 |
| $300,000 to $399,999 | 409 | 50 | 8.2 |
| $400,000 to $499,999 | 239 | 26 | 9.2 |
| $500,000 to $749,999 | 266 | 22 | 12.1 |
| $750,000 to $999,999 | 118 | 15 | 7.9 |
| $1 million and above | 191 | 44 | 4.3 |
Source: Momentum Research, live map snapshot, October 29, 2026. Deemed reliable but not guaranteed.
The $1 million tier was the fastest band, at 4.3 to 1, with 191 active condos at a median asking price of $1,699,000. The $500,000 to $749,999 band was the slowest, at 12.1 to 1. At The Ritz-Carlton Residences Estero Bay, 16 units were active and 7 pending, at a median asking price of $5,705,000.
What does this mean for condo buyers and sellers in Lee County?
For buyers, the island markets and the $500,000 to $749,999 band offer the most choice per pending sale, and about a fifth of active condos have passed 180 days. Seven Lakes in Fort Myers had 46 active condos and 2 pending, at a median asking price of $111,950. The Lee County condo communities page lists more buildings we track.
For sellers, the 188 condo price cuts in the two weeks we tracked ran ahead of the 136 condos that moved to pending, and older buildings sold slowest. Our Florida condo special assessments and Florida condo distress tracker pages cover cost pressures statewide, and insurance budgets are on the Fort Myers home insurance cost and Fort Myers Beach home insurance cost pages. Our October 28 article on Charlotte County listings under contract covers the county to the north.
People also ask
How many condos are for sale in Fort Myers, Florida?
Our live MLS map showed 979 active condos with Fort Myers addresses on October 29, 2026, with 153 pending and a median asking price of $235,000. Lee County as a whole had 2,364 active condos.
Are Fort Myers Beach condos selling?
On October 29, 2026, Fort Myers Beach had 219 active condos and 12 pending, about 18.2 to 1, at a median asking price of $549,900. Lee County condos overall ran at 7.4 to 1.
Do newer condos sell faster in Lee County?
Yes. On October 29, 2026, Lee County condos built in 2010 or later ran at 3.5 active listings per pending sale, against 13.5 to 1 for buildings finished before 1975.
Limitations
Figures are a single live map snapshot taken October 29, 2026, not monthly totals, and can differ from inventory counts in monthly reports. Our Florida Gulf Coast feed reports contracts as pending. The change log covers October 15 to October 28, 2026, and uses the MLS Condominium type; counts are lower on days our feed updated less often. Counties and cities follow the listing record. Year built and association fee come from the listing; fewer than half of active condos reported a fee, and fees may not include special assessments. New construction follows the MLS flag. Days listed may reset when a listing is withdrawn and relisted. Developer sales recorded outside the MLS are not counted. Medians mix unit sizes, ages and locations. Figures may be revised as the MLS updates records. This article is general information, not advice about any specific property or transaction.
Sources
- Momentum Research, computed from Florida Gulf Coast MLS records, Lee County, live map snapshot and change log, October 15 to 29, 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.
- Fort Myers market data hub, Momentum Research.
Disclosure: Jon Brooks is a co-founder of Momentum Realty, a Florida real estate brokerage that owns and funds Florida Housing Intelligence. Momentum has a financial interest in Florida real estate transactions, including in markets named here. See our editorial standards.
Market statistics in this article are computed from MLS data licensed by Momentum Realty, and are current as of the date shown. Data may be preliminary and subject to revision by its source. This article is general information, not advice about any specific property, transaction, or financial decision, and is not a representation about any specific property, community, builder, or association.
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