What Is My Home Worth? Lee and Collier Values

Your home is worth what comparable homes near you have recently sold for, adjusted for water access, roof age, elevation, flood history, updates and, for condos, the building's reserves and assessments. As a starting point, the 12-month single-family median through October 2026 was $385,000 in Cape Coral, $545,000 in Fort Myers and $820,000 in Naples, and the condo median was $212,500 in Cape Coral and $446,700 in Naples (Cameron Smith analysis of MLS data, 12 months to October 2026). A professional analysis built from closed sales on your street and water type is the only way to get a number you can list or plan with.

Last updated November 6, 2026.

What are homes selling for in Lee and Collier right now?

Single-family prices across the eight MLS areas we track were up 3.7% over the 12 months to October 2026, to a $475,000 median, while condo and townhouse prices were down 3.7%, to $395,000 (Cameron Smith analysis of MLS data, 12 months to October 2026). Active listings were down 15.2% for single-family homes and 18.7% for condos from a year earlier, which is helping prices hold.

Market snapshot by city

Median sale prices by city and property type
Market and type	Median price, 12 months to Oct 2026	Change from prior 12 months	Median price, Oct 2026	Months of supply, Oct 2026	Sale vs original list, 12 months
Cape Coral single-family	$385,000	up 2.7%	$393,000 (412 sales)	5.1	94.6%
Cape Coral condo and townhouse	$212,500	down 5.6%	$172,000 (49 sales)	6.1	89.7%
Fort Myers single-family	$545,000	down 0.8%	$600,000 (27 sales)	3.2	94.4%
Fort Myers condo and townhouse	$315,000	down 5.1%	$299,000 (45 sales)	6.4	92.6%
Lehigh Acres single-family	$310,000	down 4.6%	$305,000 (206 sales)	6	96.2%
Lehigh Acres condo and townhouse	$195,000	flat	$135,000 (12 sales)	8.1	92.4%
North Fort Myers single-family	$340,000	down 0.8%	$318,500 (70 sales)	4.4	93.3%
North Fort Myers condo and townhouse	$165,000	flat	$135,000 (12 sales)	11	90.0%
Estero single-family	$650,000	down 5.1%	$645,015 (62 sales)	3.6	93.9%
Estero condo and townhouse	$366,476	down 3.6%	$364,250 (42 sales)	4.9	92.6%
Bonita Springs single-family	$730,000	flat	$700,000 (58 sales)	4.4	92.9%
Bonita Springs condo and townhouse	$425,000	down 3.4%	$380,000 (62 sales)	6	91.4%
Naples single-family	$820,000	up 2.6%	$799,000 (325 sales)	5.3	92.7%
Naples condo and townhouse	$446,700	down 2.5%	$450,000 (263 sales)	6.5	91.4%
Marco Island single-family	$1,550,000	down 3.1%	$1,275,000 (21 sales)	4.7	90.0%
Marco Island condo and townhouse	$613,750	down 1.8%	$551,500 (27 sales)	6.7	90.5%

Source: Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026.

The table covers city MLS areas, not whole counties, so it leaves out unincorporated Fort Myers, Sanibel and other Lee and Collier areas. Naples single-family homes went under contract in a median 62 days and Cape Coral single-family homes in 53 days over the 12 months to October 2026, and 52.6% of single-family sales across the eight areas closed after a price reduction (Cameron Smith analysis of MLS data, 12 months to October 2026).

How these numbers were measured. Figures come from closed MLS sales and listings in Southwest Florida MLS, pulled November 6, 2026. Each city follows the MLS City field. Estero includes Miromar Lakes, Fort Myers covers only the city limits and downtown MLS areas (unincorporated Fort Myers mailing addresses are left out), and Naples is the Naples postal city on the Collier mainland, with Marco Island counted separately. Single-family means detached homes and detached villas that are not condo owned. Condo and townhouse covers condo-owned units in low, mid and high rise buildings, attached villas and townhouses. Manufactured homes, co-ops, timeshares, land and rentals are excluded. Sales under $20,000 or below 50% or above 150% of list price were dropped, and sales entered after the fact without MLS marketing count toward prices but not toward days or sale-to-list figures. Days list to contract runs from the listing date to the first pending date. Months of supply is active listings at period end divided by average monthly closed sales over the prior 12 months. Flood zone is not in the MLS export, so any flood zone figures on this page come from FEMA or county sources.

A median is the middle sale in a month. It tells you the direction of the market, not the value of your home. A canal home in southwest Cape Coral and an inland villa in Lehigh Acres are both in that Lee County number.

Why are online home value estimates often wrong in Southwest Florida?

Automated estimates work from public records and nearby sales, and they cannot see the things that move value most here: water access type, bridges, seawall condition, roof age, elevation, storm damage and repairs, and condo reserves.

Several local factors make automated models less reliable:

Mixed water types on the same street. In Cape Coral, a gulf access lot and a freshwater canal lot a few blocks apart can differ in value by a large amount, and a model that averages them misses in both directions.
Storm history. Homes that flooded in Ian (2022), Helene or Milton (2024) range from fully rebuilt above code to still damaged. Public records rarely show which.
Seasonal and cash sales. Across the eight MLS areas we track, 66.3% of condo sales and 35.0% of single-family sales over the 12 months to October 2026 were cash (Cameron Smith analysis of MLS data, 12 months to October 2026), and some sales are between related parties or are distressed, which skews averages.
Fast-changing inventory. Lee active listings went from up 41% year over year in April 2025 to down 14% in March 2026 (Gulfshore Business, August 1, 2026). Models lag turns like that.
Condo buildings. Two identical units in different buildings can be worth very different amounts if one has a large special assessment pending.

Use online estimates as a rough range. Do not set a list price from one.

What features move value most here?

In Southwest Florida, the biggest value drivers are water access, insurability and flood history, followed by condition and location. Buyers now price insurance and flood cost into their offer, so features that lower those costs carry real weight.

Water: gulf access with no bridges or a short trip to open water draws boating buyers. Freshwater canals and lake views rank next. Seawall age and condition matter for every canal home.
Roof age and type: a newer roof helps a buyer get coverage and a better premium. An older roof can narrow your buyer pool to cash buyers.
Wind protection: impact windows and doors or rated shutters, documented on a wind mitigation report, can lower premiums.
Elevation and flood zone: an elevation certificate showing the home sits above base flood elevation helps buyers get a flood quote. Citizens will require flood coverage on all wind-covered personal residential policies starting January 1, 2027 (Citizens Property Insurance).
Flood history: sellers must disclose known flood damage and flood assistance under Florida law (Florida Realtors, September 30, 2025).
Utilities and assessments: in Cape Coral, an unpaid UEP assessment such as North 1 East's (about $32,288 per standard lot before an expected $4,000 grant, Cape Coral Breeze, November 20, 2025) comes off what a buyer will pay.
Community fees: HOA dues, CDD assessments and mandatory golf dues all affect what a buyer can afford monthly.

How do condo values differ from single-family values?

Condo values depend on the building as much as the unit. Reserves, structural studies, recent or pending assessments, master insurance cost and rental rules can move a unit's value more than its finishes.

Condos are the weaker segment right now. The condo median across the eight MLS areas fell 3.7% over the 12 months to October 2026, to $395,000, and units sold at a median 91.5% of original list price after a median 72 days to contract, versus 94.2% and 57 days for single-family homes (Cameron Smith analysis of MLS data, 12 months to October 2026). Naples-area condo values were down nearly 17% from their August 2022 peak by the Zillow Home Value Index (Gulfshore Business, August 1, 2026). Under HB 913, effective July 1, 2025, buyers get 7 days to review condo documents, including the SIRS funding method (Governor's office, June 23, 2025). For a condo valuation I review the building's SIRS, budget, minutes and assessment history alongside closed sales in the same building. More detail is in how to sell a condo in Southwest Florida.

Building age shows up clearly in condo prices, with units in buildings from 2010 or later selling at a median $470,000 over the past 12 months versus $325,000 in buildings from 1995 or earlier.

Condo and townhouse sales by building age, all eight areas, 12 months to October 2026
Segment	Closed sales	Median price	Median price per sq ft	Median days list to contract	Sale vs original list
Built 1995 or earlier	3,268	$325,000	$264	75	89.9%
Built 1996 to 2009	3,448	$400,000	$249	72	91.9%
Built 2010 or later	1,349	$470,000	$281	65	93.4%

Source: Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026.

How does the new tax law affect what buyers will pay?

Amendment 3, approved by about 62% of voters on November 3, 2026 (unofficial), lowers expected property taxes for buyers who homestead, which helps their monthly budget. It does not reduce school taxes or non-ad valorem assessments.

For homesteads, the non-school exemption rises to up to $150,000 of assessed value in 2027 and $250,000 in 2028, then indexes to inflation (ClickOrlando, November 4, 2026). Buyers who are permanent Florida residents by December 31, 2026 qualify for the larger amount; later arrivals start with a smaller exemption and wait until the fifth year, per property appraiser guidance that may be refined by implementing legislation. Non-homestead properties get a 5% cap on yearly non-school assessment increases starting in 2027 (Leon County Property Appraiser, November 2026).

For sellers, that means a homestead buyer's projected tax bill on your home may be lower than your current bill shows, especially from 2028. I show that estimate in the listing materials. Details are in Amendment 3 for buyers and Amendment 3 and portability for sellers.

How is a professional market analysis done?

A comparative market analysis starts with closed sales of similar homes nearby, usually within the past three to six months, and adjusts each for differences from your home. Active and pending listings show what buyers will compare you against today.

Define the true comparables. Same water type, similar size, age and lot, and in the same community or building when possible.
Adjust for differences. Roof age, impact windows, pool, updates, garage, elevation and any storm repairs.
Check the competition. Active listings, price reductions and days on market tell me where buyers are resisting.
Account for costs a buyer will carry. HOA or condo dues, CDD and UEP assessments, insurance and flood quotes, and the projected 2027 and 2028 tax bill.
Set a range, not one number. I give you a likely sale range and a recommended list price, with the reasoning for each.

I also visit the home when you are ready, because condition and updates are where most online estimates miss.

How do I request a free valuation?

Send your address through the home value request form or call or text (239) 940-2101. Include anything that would not show up in public records, such as a new roof, impact windows, a seawall repair or storm work.

I will prepare a price range from recent closed sales and walk you through it by phone. If you are planning to sell, I can add a net sheet showing your estimated proceeds at a few price points and a timeline that fits your next move. There is no obligation to list.

Frequently asked questions

What is the median home price in Lee County?

Lee County is not one MLS area, so here are the Lee cities we track. Over the 12 months to October 2026, the single-family median was $385,000 in Cape Coral, $545,000 in Fort Myers, $310,000 in Lehigh Acres, $340,000 in North Fort Myers, $650,000 in Estero and $730,000 in Bonita Springs (Cameron Smith analysis of MLS data, 12 months to October 2026). Condo medians ranged from $165,000 in North Fort Myers to $425,000 in Bonita Springs. Values vary widely by water access and condition, so compare sales near your home.

What is the median home price in Naples?

In Naples, the single-family median was $820,000 over the 12 months to October 2026, up 2.6% from the prior 12 months, and $799,000 in October 2026 alone (Cameron Smith analysis of MLS data, 12 months to October 2026). The condo and townhouse median was $446,700 over 12 months. Those figures cover the Naples postal city on the Collier mainland and exclude Marco Island, where the single-family median was $1,550,000.

How accurate are Zillow estimates in Cape Coral?

Automated estimates, including Zillow's, can be well off for individual Cape Coral homes because they cannot see water access type, bridges, seawall condition, roof age, elevation or storm repairs, which drive value there. A gulf access home and a freshwater canal home a few blocks apart can differ sharply. Use online estimates as a rough range and get an analysis based on matching closed sales.

Does a new roof raise my home's value in Florida?

A newer roof usually helps value and saleability in Florida because it affects whether a buyer can get homeowners insurance and at what premium. An older roof can limit financed buyers and push offers lower. Keep the permit, the installation date and a wind mitigation report on hand, since buyers and insurers ask for them during the inspection period.

Does past flooding lower value?

It can, depending on how much damage occurred, how well the home was repaired, and its elevation and flood zone. Florida sellers must disclose known flood damage during their ownership and any flood assistance received. A documented repair record, permits and an elevation certificate help buyers judge the risk and often reduce the discount compared with a home with an unclear history.

How often should I check my home's value?

Check at least once a year, and any time you are considering selling, refinancing, appealing an assessment or updating insurance coverage. Southwest Florida values have shifted quickly since 2022, and condo values in particular have moved with new building laws and assessments. If you plan to sell within a year, a fresh analysis before season gives you the most current comparable sales.

Talk to Cameron

A good valuation tells you what your home will likely sell for and why. I build yours from recent closed sales that match your home's water type, condition and location, add the costs a buyer will carry, and walk you through it by phone. Call or text me at (239) 940-2101, or send a home value request. Area guides: Cape Coral, Fort Myers, Naples, Estero, Bonita Springs and Marco Island. Selling soon? Read how to sell in Cape Coral, how to sell a condo and sell or rent.

Cameron Smith, eXp Realty LLC. Florida Sales Associate, license SL3246540. In real estate full time since 2009 and a second-generation agent. A comparative market analysis is an opinion of likely sale price, not an appraisal, and market figures are medians that may not reflect your home. This page is not tax, legal or insurance advice. Confirm exemptions with the Lee County Property Appraiser or Collier County Property Appraiser and coverage with your insurer.

Sources

Southwest Florida area guides

Naples Cape Coral Fort Myers Bonita Springs Marco Island

What Is My Home Worth in Lee and Collier County?