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Back to Blog postingsAugust Lee County Housing Market
The August Lee County Housing Market reports showed 1,524 properties sold for $682 million in Bonita Springs, Cape Coral, Captiva, Estero, Fort Myers, Fort Myers Beach, Miromar Lakes, Sanibel, and surrounding areas during the month.
The luxury market slowed in August, with 66 properties sold at or above $1 million, a slight decrease from 73 sales in July. The highest-priced sale was a single-family waterfront home on San Carlos Bay in Fort Myers, priced at $ 3.5 million.
Additionally, forty percent of the top 10 sales in the county were in golf communities. Luxury golf homes were sold in Pelican Landing, West Bay, Shadow Wood, and Bonita Bay, with prices ranging from $2,000,000 to $3,300,000.
Overall inventory ended the month with 11,286 properties for sale, down from 12,226 properties during the prior month. Ultimately, it remains a Buyer’s market. So, if you are looking for a good opportunity to buy a property, now is a great time to explore your options.
Housing Market Report – Single-Family Homes
🏠 Lee County Single-Family Homes Market – August 2025
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Closed Sales: 1,185 vs. 1,225 in August 2024 — ↓ 3.3%
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Paid in Cash: 333 vs. 328 — ↑ 1.5%
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Median Sale Price: $370,000 vs. $390,000 — ↓ 5.1%
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Average Sale Price: $477,144 vs. $535,303 — ↓ 10.9%
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Dollar Volume: $565.4 million vs. $657.7 million — ↓ 13.8%
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Median % of Original List Price Received: 93.3% vs. 95.2% — ↓ 1.9%
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Median Time to Contract: 64 days vs. 55 days — ↑ 16.4%
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Median Time to Sale: 100 days vs. 98 days — ↑ 2.0%
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New Pending Sales: 1,342 vs. 1,173 — ↑ 14.4%
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New Listings: 1,489 vs. 1,658 — ↓ 10.2%
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Pending Inventory: 1,527 vs. 1,478 — ↑ 3.3%
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Inventory (Active Listings): 7,704 vs. 6,628 — ↑ 16.2%
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Months Supply of Inventory: 6.9 months vs. 5.7 months — ↑ 21.1%
📌 Insights
The single-family market is showing price adjustments, with both median and average sale prices down year-over-year. At the same time, inventory is growing (up 16.2%), which is giving buyers more options and easing the highly competitive market of recent years. While homes are taking longer to go under contract, the uptick in pending sales (+14.4%) signals that demand remains steady — buyers are just taking more time and negotiating more aggressively.
Are you unsure of your home’s value? Call, email, or text us at 239.370.0892 for a FREE market analysis.
So, if you plan to buy property, now is a good time to start using our automatic property alerts to monitor the communities that interest you the most. Not sure which communities fit your lifestyle? Contact us, and we’ll help you target the neighborhoods offering the amenities, homes, and lifestyle you want to enjoy.
Housing Market Report – Condos and Townhomes
🏢 Lee County Condos & Townhouses Market – August 2025
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Closed Sales: 339 vs. 336 in August 2024 — ↑ 0.9%
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Paid in Cash: 208 vs. 198 — ↑ 5.1%
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Median Sale Price: $275,000 vs. $319,500 — ↓ 13.9%
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Average Sale Price: $346,065 vs. $402,285 — ↓ 14.0%
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Dollar Volume: $117.3 million vs. $135.2 million — ↓ 13.2%
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Median % of Original List Price Received: 87.2% vs. 91.7% — ↓ 4.9%
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Median Time to Contract: 110 days vs. 85 days — ↑ 29.4%
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Median Time to Sale: 146 days vs. 124 days — ↑ 17.7%
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New Pending Sales: 338 vs. 321 — ↑ 5.3%
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New Listings: 482 vs. 536 — ↓ 10.1%
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Pending Inventory: 449 vs. 446 — ↑ 0.7%
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Inventory (Active Listings): 3,582 vs. 3,235 — ↑ 10.7%
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Months Supply of Inventory: 10.0 months vs. 8.0 months — ↑ 25.0%
📌 Insights
The condo market shows similar patterns: prices are down double digits compared to last year, while inventory continues to climb. Buyers have significantly more choices, and condos are staying on the market longer (median 110 days to contract). However, closed sales were slightly higher than last year, showing that the demand for Lee County condos remains resilient — particularly for cash buyers, who made up over 60% of transactions.
Top 10 Luxury Lee County Golf Home Sales in August
- $2,300,000 – Shadow Wood single family home – 100% of list price
- $2,185,000 – Pelican Landing single family home – 97% of list price
- $2,000,000 – West Bay single family home- 83% of list price
- $2,000,000 – Bonita Bay condominium – 95% of list price
- $1,950,000 – Shadow Wood single family – 80% of list price
- $1,890,500 – Miromar Lakes condominium – 90% of list price
- $1,750,000 –Miromar Lakes condominium 88% of list price
- $1,570,000 – Wildcat Run single family home – 94% of list price
- $1,540,000 – Pelican Landing single family home – 91% of list price
- $1,500,000 –Bonita Bay single family home – 90% of list price
🔎 What This Means for Buyers & Sellers
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Buyers: With rising inventory and longer time to contract, you now have more leverage in negotiations and a wider selection of homes to choose from. Price reductions are becoming more common, especially in condos.
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Sellers: Homes are still selling, but pricing strategy matters more than ever. Overpricing will likely result in longer days on market and lower final offers. Working with an experienced agent is crucial to stand out in today’s market.
📍 Bottom Line
The August 2025 Lee County housing market is shifting toward balance. Prices are cooling, inventory is up, and buyers have more opportunities than they’ve seen in years. Whether you’re buying or selling, navigating this changing market requires the right strategy.
2025 August Lee County Housing Market – Single Family Homes
2025 August Lee County Housing Market – Condos
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About Naples Golf Guy
For expert guidance in Southwest Florida real estate, contact Naples Golf Guy, Matt Klinowski P.A. Whether you’re looking to buy a single-family home or condo in Naples, Bonita Springs, Estero, Ft. Myers or Sarasota I can help. With over 20 years of experience, I offer valuable market information and insights into individual communities to help you find the perfect home and lifestyle in the best golf community to fit your needs. Reach out to me today to get started!
Contact Matt: Matt@NaplesGolfGuy.com or at 239-370-0892
