Data Analysis

Lee County sellers cut asking prices on 1,029 listings from October 19 to November 1, 2026, while new contracts rose 13 percent to 594.

Our Florida Gulf Coast MLS feed logged 1.7 price cuts per new contract in Lee County, down from 1.9. Lehigh Acres ran 2.5 cuts per contract.

From October 19 through November 1, 2026, our live Florida Gulf Coast MLS feed logged 1,029 price cuts and 594 listings moving into a pending contract in Lee County. That is 1.7 price cuts for every new contract, down from 1.9 from October 5 to 18, when the feed logged 1,015 cuts and 527 contracts. New contracts rose about 13 percent between the two windows while the number of cuts held almost flat. The median cut was 2.7 percent, or $10,000, in both windows. Lehigh Acres logged 234 cuts against 95 contracts, the highest ratio among the larger Lee cities. All figures are ours, computed from Florida Gulf Coast MLS records; information is deemed reliable but not guaranteed.

This is a two-week read on listing activity. Our Lee County condos pending article covered condo inventory, the Lehigh Acres new construction contracts article covered builder sales, and the Fort Myers area new-home communities roundup lists builders. Completed-month figures are in the Fort Myers median price and days on market articles and on the Fort Myers market data hub.

How many Lee County sellers cut their price?

The count of cuts barely moved, but more of the cut listings found buyers.

Source: Momentum Research, computed from Florida Gulf Coast MLS change log, Lee County, October 5 to November 1, 2026. Each listing counted once per activity in each window. Deemed reliable but not guaranteed.

Of the 1,029 cuts in the latest window, 214 were 5 percent or more and 38 reached 10 percent or more, down from 48 in early October. Fifty-two listings were cut twice in the two weeks, and 37 listings that took a cut went into a contract before November 1. The median listing that took a cut was priced at $349,900 before the cut, the same as the median list price of new contracts. Fewer deals fell apart: listings returning to market from pending fell from 99 to 83.

Which property types took the deepest cuts?

Condos and manufactured homes. Single-family sellers cut most often but by less.

Source: Momentum Research, change log October 19 to November 1, 2026, Lee County. Property type follows the MLS record. Deemed reliable but not guaranteed.

Condo sellers cut less often relative to contracts, at 1.3 cuts per contract, but the median condo cut of 3.9 percent was the deepest of the major types. That fits the deep condo supply described in our October condo article. Condo buildings are listed on the Lee County condo communities page.

Where in Lee County were the price cuts?

Cape Coral, Fort Myers and Lehigh Acres accounted for 75 percent of the cuts.

Source: Momentum Research, change log October 19 to November 1, 2026, and live map snapshot, November 2, 2026. City follows the listing address. Deemed reliable but not guaranteed.

Lehigh Acres sellers cut often but shallowly: the 234 cuts equal about 15 percent of its active listings, against about 11 percent in Cape Coral and 10 percent in Fort Myers, and the median Lehigh Acres cut was $5,000. Estero matched one cut to every new contract. On Sanibel, the few cuts were deep, with a median of 8.3 percent, or $70,000. Local pages: Cape Coral, Fort Myers, Lehigh Acres, North Fort Myers, Estero, Bonita Springs, Alva, Fort Myers Beach and Sanibel.

Which price ranges saw the most cuts?

The ranges under $400,000, where most of the supply sits.

Source: Momentum Research, change log October 19 to November 1, 2026, Lee County. Cuts are banded by the price before the cut; contracts by list price. Deemed reliable but not guaranteed.

Homes under $300,000 drew the most contracts, 214, at 1.6 cuts per contract. The $1 million and above band ran 2.6 cuts per contract and the deepest median cut, 3.8 percent.

What local projects are on the calendar?

The Cape Coral City Council was scheduled to consider up to $10 million in site development and impact fee assistance for the city's first Costco, a 165,000-square-foot warehouse with a fueling facility at 600 Chiquita Boulevard South, at its November 2 meeting, WINK News reported on October 27. No opening date has been announced. In Estero, Kolter Urban's 86-residence Island at West Bay Club topped out on October 30, with residences starting at $2.7 million and completion expected in mid-2027, Gulfshore Business reported.

What does this mean for buyers and sellers?

For buyers, a cut of about $10,000 is common across Lee County, and condo and manufactured-home sellers have cut deeper. Check carrying costs with the Cape Coral, Fort Myers and Lehigh Acres insurance estimates, the Lee County HOA fees page and the Fort Myers flood zones page.

For sellers, contracts picked up in late October while the pace of cuts stayed flat, and fewer pending deals fell through. In Lehigh Acres, where small cuts were frequent, a single larger adjustment may matter more than several small ones.

People also ask

Are home prices dropping in Fort Myers?

Asking prices are being cut often. Our feed logged 1,029 price cuts in Lee County from October 19 to November 1, 2026, with a median cut of 2.7 percent, or $10,000. Closed-sale medians are in our monthly Fort Myers median price articles.

How many homes go under contract in Lee County each week?

About 297 a week in late October 2026. Our feed recorded 594 listings moving into a pending contract from October 19 to November 1, up from 527 from October 5 to 18.

Are Cape Coral sellers cutting prices?

Yes. Cape Coral logged 282 price cuts from October 19 to November 1, 2026, the most of any Lee city, with a median cut of 2.3 percent and 140 new contracts.

Limitations

Counts come from the change log of our live Florida Gulf Coast MLS feed, which records a change when our refresh sees it. The feed updated less often on some days, including October 21, so window totals may understate activity. A listing that changed more than once in a category within a window is counted once, and a change that reversed between refreshes may be missed. This feed reports contracts as pending. Active and pending counts by city are a live map snapshot and follow the listing address. Builder sales recorded outside the MLS are not counted. Project details come from the cited publishers and may change. 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 (listing change log, October 5 to November 1, 2026; live map snapshot, November 2, 2026). Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but is not guaranteed by the MLS to be accurate.
• WINK News, Cape Coral residents could get first Costco closer to home, October 27, 2026.
• Gulfshore Business, The Island at West Bay Club marks a rare Estero milestone, October 30, 2026.
• Momentum Research, Southwest Florida Market Pulse.
• 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.