Southwest Florida Real Estate Market Update: What’s Really Happening Right Now
What in the world is happening in the Southwest Florida housing market? Our area has been in a lot of headlines this summer—national news, local news, YouTube commentary, you name it. Today, I’m breaking down what’s actually happening on the ground. I’ll share a few key statistics for context, and then talk about what we’re seeing in real-time within our transactions. Consider this your inside look at the true market dynamics across Southwest Florida.
If you ever want more detailed reports or neighborhood-specific data, you can always text, email, or reach out. I’m happy to send full board data or jump on a call.
Current Market Trends in Southwest Florida
At this moment, Southwest Florida is very clearly in a buyer’s market. Inventory is up compared to previous years, days on market have stretched, and buyers have more options than they’ve had in a long time. But that does not mean homes aren’t selling. Homes are selling every week—and priced correctly, marketed correctly, and presented well, they still move.
Here’s a quick look at some of the high-level numbers.
Median Sales Price Overview
Collier County (Naples area)
Quarter 1 median sales price: $865,000
Quarter 2 median sales price: $780,000
A slight softening, though certain pockets—Naples zip codes, waterfront communities, and specific luxury markets—are still holding strong.
Lee County (Fort Myers, Estero, Bonita, Cape Coral)
Quarter 1 median sales price: $400,000
Quarter 2 median sales price: $384,635
A mild decline, aligned with rising inventory and seasonal patterns.
Active Inventory Levels
Collier County
End of Quarter 1: just under 4,000 homes
End of Quarter 2: 3,251 homes
End of July: 2,572 homes
Lee County
End of Quarter 1: just under 10,000 homes
End of Quarter 2: just under 8,900 homes
End of July: 8,341 homes
These decreases are normal for our region. Inventory spikes during season (January–March) and tapers during the summer when some sellers pull their homes off the market.
Months of Inventory
Collier County (Single-family homes only)
Quarter 1: 11 months
Quarter 2: 9.2 months
July: 8.3 months
Lee County
Quarter 1: 9 months
Quarter 2: 7.9 months
July: 7.4 months
Months of inventory are still much higher than during the frenzied COVID boom, which is why buyers have more leverage.
Sales Price to Original List Price Ratio
Collier County
Quarter 1: 92.2%
Quarter 2: 90%
July: 88.9%
Lee County
Quarter 1: 94.3%
Quarter 2: 93.2%
July: 92.8%
Homes are selling for less of their original list price, which reflects both an increase in inventory and sellers who have taken time to adjust expectations.
Days on Market
Collier County
Quarter 1: 72 days
Quarter 2: 77 days
July: 90 days
Lee County
Quarter 1: 60 days
Quarter 2: 65 days
July: 70 days
Again—this is normal for summer. It’s our slowest season, not our worst season.
What We’re Seeing in Real Time
Statistics tell part of the story, but the real insight comes from what’s happening day-to-day within active transactions. Here’s what we’re experiencing across dozens of deals every month.
Home Sale Contingencies Are Back
For years, sellers wouldn’t even consider a home-sale contingency. Now, we are seeing them again. It’s still stronger if your current home is already on the market or under contract, but buyers once again have the opportunity to include this in negotiations.
Buyers Are More Willing to Walk Away
Because buyers have more choices, they aren’t sticking around if they feel uncertain. We’re seeing buyers walk away after strong counteroffers, inspection disagreements, or simply because a better home hit the market. Motivation and emotional buy-in matter more right now than ever.
Inspection Requests Are Increasing
Buyers are asking for more repairs—sometimes cosmetic ones—and sellers need to decide whether to accommodate or risk losing the buyer. Flexibility often wins.
Approximately 25% of Contracts Are Falling Through
Whether due to inspection issues, cold feet, financing, or simply buyers choosing a different home, contract fallout is more common right now. This makes smart, strong terms essential for both sides.
Appraisal Challenges Are Reappearing
During COVID, appraisals lagged behind rising values. Now we’re seeing the opposite. In some cases, appraisals are coming in low even when comps support the contract price. These are hard to challenge, so buyers and sellers must work together to bridge the gap.
Long Closing Periods Come With Risk
Long closes—60 to 90 days—are becoming more common again, but they can be risky, especially with financing involved. Lenders often work backward from closing dates, which can delay contingencies and important deadlines. Weather risks during hurricane season also need to be considered. Cash buyers, of course, have an easier time.
What This Means for Buyers
If you’ve been on the fence, this might be your moment. Interest rates are stabilizing, inventory is still high, and sellers are increasingly willing to negotiate. Once temperatures drop up north, buyer activity in Florida will rise significantly.
This period right now—late summer into early fall—is historically one of the best times to buy in Southwest Florida.
What This Means for Sellers
Homes are still selling, but buyers have choices. That means your home must check three boxes:
Price it correctly
Present it in top condition
Market it at the highest level
Cape Coral, in particular, has faced more price reductions and longer market times, but for the right buyer, this is creating opportunity.
Let’s Talk About Your Plans
If you’re thinking about buying or selling in Southwest Florida, or just want a clearer picture of what today’s market means for you, I’d love to sit down and help you make a plan.
Use the Calendly link to schedule a time, or reach out directly at 239-776-6872.
Our team is here to help you navigate the market with clarity and confidence—so you can make the decisions that support your goals and your lifestyle.