This time of year in Southwest Florida is typically quieter when it comes to real estate. Buyers are still packing their flip flops, sellers are waiting for snowbirds to arrive, and the market usually moves at a slower pace. But this year, things are starting to get a little more interesting.
Today we are breaking down what is happening across Naples, Collier County, Fort Myers, Cape Coral, Estero, Bonita Springs, and Lee County. We will look at what is changing, what trends are emerging, and what buyers and sellers should be paying attention to right now.
Closed Sales Are Increasing
The most important place to start is with closed sales. In Collier County, there were 358 homes sold last month, which is up 25 percent year over year. This is a very positive sign, especially considering that total transaction volume has been down for the past few years. Naples is showing signs of waking up.
Lee County recorded 1,113 closed sales, up 14 percent year over year. We have seen increased activity across the board over the last couple of months, which is encouraging given that this is typically our slowest time of year.
Prices Are Softening Slightly but Holding Strong in Naples
In Collier County, the median sale price is $772,500, down about 1 percent year over year. Even with this small decline, luxury demand remains strong. Naples continues to be one of the most desirable places to live, and that demand supports pricing.
In Lee County, the median sale price is $375,000, down 2 percent year over year. While there has been a slight month over month increase, the year over year trend shows gradual softening. These small monthly adjustments are starting to add up, which means buyers currently have more negotiating power, especially in Lee County.
Days on Market Have Increased
Days on market show how long homes are sitting before going under contract. In Collier County, the average is 84 days, up 7 percent year over year. Roughly three months on market has become the new normal and has remained consistent for several months.
In Lee County, days on market average 67 days, up 18 percent year over year. Lower price points tend to move faster, which is typical for Lee County. For sellers, this means patience and proper pricing are critical. This is not the time to test the market. For buyers, it means you have time to think, evaluate options, and make thoughtful decisions. Just be prepared, because when a home is priced correctly, buyer activity can pick up quickly.
New Listings and Pending Sales Tell an Important Story
In Collier County, there were 443 new listings, slightly down from the previous month and down 3 percent year over year. In Lee County, there were 1,532 new listings, up slightly from the prior month but down 2 percent year over year.
Pending sales are where the real story is unfolding. Collier County recorded 487 pending contracts, up 2 percent year over year. Lee County recorded 1,430 pending contracts, slightly down from last month but still well above what we have seen for most of the past year.
This marks one of the first times in months that both counties showed year over year strength in pending sales. This signals that activity is returning and that buyer interest is increasing as we move closer to season.
Inventory Is Lower Than You Might Expect
Inventory often surprises people. Earlier this year, Southwest Florida had around 25,000 homes for sale. Today, that number is just over 17,000. Collier County has approximately 5,813 active listings, while Lee County has about 11,593.
That means inventory is down roughly 30 percent compared to just a few months ago. Buyers still have leverage, but sellers now have less competition than they did earlier in the year. This creates a window of opportunity for sellers who want strong exposure before seasonal inventory increases again.
What This Means for Sellers
If you are thinking about selling, you are likely seeing some of the lowest inventory levels we will have for a while. With fewer homes on the market, well priced properties have a better chance to stand out. As we move closer to peak season, inventory typically rises, which increases competition. Listing during this window can be a strategic advantage.
What This Means for Buyers
For buyers, there are still opportunities, especially on homes that have been sitting for 60 to 90 days or longer. We are seeing price adjustments and negotiation opportunities that have not been common in recent years.
Interest rates have also shown some early signs of relief, with projections suggesting the possibility of further decreases later in the year. This combination of pricing flexibility and potential rate movement could open the door for buyers who have been waiting for the right time.
A Market That Requires Attention and Strategy
Southwest Florida remains a buyer market, but it is becoming more dynamic. Activity is increasing, inventory is tightening, and pricing strategy matters more than ever. Whether you are buying or selling, understanding these trends helps you make confident decisions.
If you are considering a move or want to understand how these market conditions affect your specific situation, our team would love to help. We have been serving Southwest Florida for nearly ten years, and our goal is to help you navigate this market with clarity and confidence so you can continue to live joy here in Southwest Florida.