Data Analysis
Lee County had 748 single-family houses for sale at $1 million or more and 90 pending on November 3, 2026, about 8.3 listings per contract, and houses in that tier mapped inside a FEMA flood zone ran at 14 to 1.
Lee's $1M+ houses outside the flood zone ran 6.1 to 1. Estero ran 2.7 to 1, while Fort Myers Beach had 92 active and 2 pending.
On November 3, 2026, our live Florida Gulf Coast MLS map showed 748 single-family houses for sale in Lee County at $1 million or more, against 90 pending, about 8.3 listings per contract. Houses under $400,000 ran at 4.2 to 1. Inside the tier, the 350 active houses mapped in a FEMA special flood hazard area ran at 14.0 to 1, against 6.1 to 1 for the 398 outside it. Estero ran at 2.7 to 1, while Fort Myers Beach had 92 active and 2 pending. From October 20 to November 2, the $1 million-plus tier logged 159 new listings, 60 price cuts and 24 new pending sales. All figures are ours, computed from Florida Gulf Coast MLS records; information is deemed reliable but not guaranteed.
This is a read on Lee County's upper tier. Our November 2 article on Lee County price cuts covered cuts across all prices, our October 29 piece on Lee condos pending covered condos, and our October 27 new home communities roundup covered builders. Completed-month prices are in our Fort Myers median price article and on the Fort Myers market data hub.
How does the $1 million tier compare with the rest of Lee?
Pace slows as price rises. For single-family houses on November 3:
| List price band | Active | Pending | Listings per contract | Median active ask |
|---|---|---|---|---|
| Under $400,000 | 2,994 | 708 | 4.2 | $324,990 |
| $400,000 to $749,999 | 1,969 | 384 | 5.1 | $519,900 |
| $750,000 to $999,999 | 473 | 92 | 5.1 | $850,000 |
| $1 million to $1,999,999 | 475 | 66 | 7.2 | $1,374,000 |
| $2 million to $2,999,999 | 141 | 17 | 8.3 | $2,495,000 |
| $3 million to $4,999,999 | 87 | 7 | 12.4 | $3,640,000 |
| $5 million and up | 45 | 0 | none | $6,950,000 |
Source: Momentum Research, live Florida Gulf Coast MLS map snapshot, Lee County, November 3, 2026. Deemed reliable but not guaranteed.
The median active listing at $1 million and up had been on the market about 53 days, against 44 days below $1 million.
Does flood zone status change the pace?
Yes. The ratio inside the flood zone was more than twice the ratio outside it. Of the 748 active houses at $1 million and up, our map placed 350 inside a FEMA special flood hazard area (zones A or V). Those houses had 25 pending contracts, about 14.0 listings per contract, with a median ask of $1,950,000. The 398 houses outside that area had 65 pending, about 6.1 to 1, with a median ask of $1,499,950. Many waterfront and barrier island houses fall in the first group, so price and location also differ between the two. Flood zone maps by neighborhood are on our Fort Myers flood zones and Bonita Springs flood zones pages.
Where in Lee are $1 million homes selling?
By the listing's city on November 3:
| City | Active $1M+ houses | Pending | Listings per contract | Median active ask |
|---|---|---|---|---|
| Cape Coral | 197 | 20 | 9.8 | $1,499,000 |
| Fort Myers | 135 | 23 | 5.9 | $1,799,000 |
| Bonita Springs | 102 | 10 | 10.2 | $1,972,500 |
| Fort Myers Beach | 92 | 2 | 46.0 | $1,925,000 |
| Sanibel | 71 | 10 | 7.1 | $1,450,000 |
| Estero | 48 | 18 | 2.7 | $1,622,000 |
| Miromar Lakes | 18 | 2 | 9.0 | $2,975,000 |
| Captiva | 17 | 0 | none | $2,695,000 |
Source: Momentum Research, live Florida Gulf Coast MLS map snapshot, Lee County, November 3, 2026. Single-family houses at $1 million and up. Deemed reliable but not guaranteed.
By ZIP code, 33913 in southeast Fort Myers ran at 4.5 to 1 (49 active, 11 pending) and 33928 in Estero at 4.2. Cape Coral ZIP 33914 ran at 12.6 to 1 and Fort Myers Beach ZIP 33931 at 46 to 1.
Newly built houses moved more slowly. The 113 active $1 million-plus houses built in 2025 or later had 10 pending, about 11.3 to 1, with a median ask of $2,050,000. Resale houses in the tier ran at 7.9 to 1.
What about $1 million condos?
Condos at $1 million and up ran faster than houses: 192 active against 44 pending, about 4.4 to 1. Estero had 16 active and 14 pending and Fort Myers 13 and 12. Bonita Springs had 75 active and 11 pending, Sanibel 30 and 2, and Fort Myers Beach 32 active with none pending.
What moved in the last two weeks?
From October 20 to November 2, listings at $1 million and up logged 159 new listings, down from 203 from October 6 to 19. Cape Coral accounted for most of the drop, with 58 new listings against 99. Price cuts held near 60 in each window, and the median cut was 3.7 percent, or $52,500, against 4.2 percent, or $65,000, earlier. New pending sales were 24 against 25, and recorded closings were 26 against 33.
People also ask
How many $1 million homes are for sale in Lee County?
On November 3, 2026, our Florida Gulf Coast MLS map showed 748 active single-family houses at $1 million or more in Lee County and 90 pending. Another 192 condos at $1 million and up were active, with 44 pending.
Are Fort Myers luxury homes selling?
Slowly in most places. Lee's $1 million-plus houses ran at 8.3 listings per contract on November 3, 2026, against 4.2 under $400,000. Estero was the fastest large market at 2.7 to 1. Fort Myers Beach ran at 46 to 1.
Do flood zones affect luxury home sales in Lee County?
In our November 3, 2026 snapshot, $1 million-plus houses inside a FEMA special flood hazard area ran at 14.0 listings per contract, against 6.1 outside it. Those houses also asked more, a median $1,950,000 against $1,499,950, so location and price differ too.
Limitations
The live map counts listings by city name and can differ from monthly inventory figures. Flood status comes from our map's FEMA zone match at the listing's location, not a survey or elevation certificate. Year built comes from the listing record. Pending counts only Pending status. Flow counts come from the change log of our live feed, which records a change when our refresh sees it; the price band uses the price before any cut, and a listing that changed more than once in a category within a window is counted once. Contracts can fall through.
Sources
- Momentum Research, computed from Florida Gulf Coast MLS records, Lee County (live map snapshot, November 3, 2026; listing change log, October 6 to November 2, 2026). Information is deemed reliable but is not guaranteed by the MLS to be accurate.
- Momentum Research, Gulf Coast Market Pulse.
- Insurance and tax context: Fort Myers Beach home insurance, Lee County home insurance, Lee County property tax.
- Full monthly series and per-feed attribution: Fort Myers market data
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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