Seller guide
Is Now a Good Time to Sell a House in Southwest Florida?
Inventory is lower than a year ago and season is weeks away, but rates above 7% keep buyers price-sensitive. Here is what the data says about timing your sale.
For many Southwest Florida owners, the next three months are a reasonable window to sell, because active single-family listings across the eight MLS markets we track were down 15.2% from a year earlier at the end of October 2026, at 6,921, and the median time from listing to contract fell to 54 days from 65 (Cameron Smith analysis of MLS data, October 2026). The catch is price. The 30-year mortgage rate averaged 7.18% on November 5, 2026 (Freddie Mac), and 49.4% of October single-family sales closed after a price reduction, so homes priced from closed sales sell and homes priced from hope sit.
Last updated November 6, 2026.
Is it a buyer's or seller's market in Southwest Florida right now?
It is a balanced to buyer-leaning market, with 5.1 months of single-family supply and 6.4 months of condo supply in October 2026, down from 6.5 and 9.5 a year earlier. Supply is falling from last year's highs, but buyers still have choices and negotiate, especially on condos.
| Metric | Single-family Oct 2026 | Single-family Oct 2025 | Condo Oct 2026 | Condo Oct 2025 |
|---|---|---|---|---|
| Median sale price | $470,000 | $468,900 | $366,250 | $390,000 |
| Median price vs a year earlier | up 0.2% | Base year | down 6.1% | Base year |
| Closed sales | 1,181 | 1,252 | 512 | 530 |
| Median days list to contract | 54 | 65 | 60.5 | 93.5 |
| Sale price vs original list | 94.7% | 92.6% | 93.4% | 90.6% |
| Sales with a price reduction | 49.4% | 57.0% | 43.9% | 56.4% |
| Cash sales | 35.1% | 31.6% | 69.1% | 63.6% |
| Active listings at period end | 6,921 | 8,161 | 4,292 | 5,276 |
| Months of supply | 5.1 | 6.5 | 6.4 | 9.5 |
Source: Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026.
| 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% |
| 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% |
Source: Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026.
Statewide, Florida single-family homes went under contract in a median 47 days in the third quarter of 2026, down from 52, and sellers received a median 96% of list price, up from 94.9% (Florida Realtors, October 23, 2026). Florida Realtors' chief economist Brad O'Connor described a market that "has lost some momentum, but certainly hasn't fallen apart" (October 16, 2026). Condos are softer: statewide condo supply was 7.7 months in September 2026, against 4.4 months for single-family homes (Florida Realtors).
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.
When is the best month to list a house in Southwest Florida?
Listing between November and February usually puts your home in front of seasonal buyers before competing inventory peaks, since single-family closings across the eight MLS areas peaked at 1,751 in April 2026 versus 968 in January 2026 (Cameron Smith analysis of MLS data, 12 months to October 2026). Waiting until spring means more competition and more price cuts.
Here is how single-family closings moved by month across the eight MLS areas over the past year.
| Month closed | Closed sales | Median price | Median days list to contract | Sale vs original list |
|---|---|---|---|---|
| November 2025 | 1,030 | $449,950 | 69 | 93.6% |
| December 2025 | 1,292 | $493,228 | 58 | 93.4% |
| January 2026 | 968 | $520,000 | 55 | 93.8% |
| February 2026 | 1,220 | $488,495 | 60 | 94.0% |
| March 2026 | 1,699 | $480,000 | 61 | 94.3% |
| April 2026 | 1,751 | $480,000 | 51 | 94.4% |
| May 2026 | 1,570 | $460,000 | 53 | 94.0% |
| June 2026 | 1,578 | $488,750 | 55 | 94.4% |
| July 2026 | 1,470 | $455,000 | 62 | 94.3% |
| August 2026 | 1,273 | $459,990 | 57 | 94.6% |
| September 2026 | 1,197 | $457,000 | 56 | 94.5% |
| October 2026 | 1,181 | $470,000 | 54 | 94.7% |
Source: Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026.
Two patterns stand out. Closings run highest from March through June, which means contracts are written from about February through May, when seasonal buyers are here. Lee County active listings and price cuts both peaked in February and March 2026, at 12,679 listings and 4,972 price cuts (Realtor.com via FRED), so sellers who waited for spring met the most competition and many reduced. Listing in November or December lets you catch early-season buyers with fewer rivals, and gives you room to adjust before the peak.
How do 7% mortgage rates affect my sale?
Higher rates shrink what financed buyers can pay each month, so they push buyers toward well-priced homes and toward sellers who offer credits.
The 30-year fixed averaged 7.18% on November 5, 2026, compared with 6.22% a year earlier, and the 15-year averaged 6.57% (Freddie Mac). A buyer approved for a set payment last year qualifies for less house today. That makes three things matter more for sellers: pricing from recent closed sales, offering a closing credit the buyer can use for a rate buydown instead of a bigger price cut, and marketing to cash buyers, who are a large share of condo and second-home sales. You also compete with builders, who are using rate buydowns and closing credits heavily; see what builders are offering.
Will Amendment 3 help or hurt my sale?
It likely helps in the short run. Amendment 3 gives buyers who become Florida residents by December 31, 2026 a reason to act now, and it lowers future taxes for homestead buyers.
Approved by about 62% of voters on November 3, 2026 (unofficial), it raises the non-school homestead exemption to up to $150,000 of assessed value in 2027 and $250,000 in 2028 (ClickOrlando, November 4, 2026). People who are permanent residents by December 31, 2026 qualify for the larger amount; later arrivals start smaller and wait until their fifth year (Leon County Property Appraiser). That creates a short burst of relocating buyers who want to close, or at least move, before year end. See the December 31 residency deadline.
If you are selling to buy again in Florida, portability and the Save Our Homes cap are unchanged (Volusia County Property Appraiser), though whether an existing homesteader keeps the larger exemption after a move within Florida has not been officially addressed. Read portability after Amendment 3 before you list.
Should I sell now or wait for prices to rise?
Waiting only pays if your home's value rises faster than your holding costs. With single-family prices up 0.2% from a year earlier across the eight MLS areas in October 2026, most owners should not count on appreciation to cover a wait.
The 12-month single-family median through October 2026 was $385,000 in Cape Coral, up 2.7%, and $820,000 in Naples, up 2.6%, while condo medians fell in both (Cameron Smith analysis of MLS data, 12 months to October 2026). Meanwhile, holding costs keep running, including property taxes, insurance, HOA or condo dues, utilities and upkeep. Starting January 1, 2027, Citizens will require flood coverage on all wind-covered personal residential policies, regardless of value (Citizens Property Insurance), which adds cost for some owners and some buyers. If you plan to sell within a year anyway, this season is a known quantity, and next season is not.
There are good reasons to wait: you are short of the two years of ownership and use needed for the federal home sale exclusion, a condo assessment is about to be settled, or a repair will clearly return more than it costs. I run both scenarios for sellers so the decision rests on numbers.
What will I net if I sell now?
Your net is the sale price minus your mortgage payoff, commissions you agree to, Florida documentary stamp tax, title and closing charges, and prorated taxes and dues. I put each line on a written net sheet before you list.
- Documentary stamp tax on the deed: 70 cents per $100 of price, or $2,800 on a $400,000 sale (s. 201.02, F.S.). In Lee and Collier the seller customarily pays it, though the contract controls.
- Property taxes: prorated to the closing date. 2026 bills went out around October 30, 2026 and are not affected by Amendment 3 (Lee County Property Appraiser).
- Brokerage compensation: negotiable and set in your listing agreement, including whether you offer anything toward the buyer's agent.
- Buyer credits or repairs: negotiated after inspection; budget for them on older roofs and systems.
- Capital gains: you may exclude up to $250,000 of gain, or $500,000 on a joint return, if you owned and lived in the home for 24 of the last 60 months (IRS Topic 701).
To see your number, start with what your home is worth, then I add your payoff and costs.
How do I decide whether now is right for me?
Decide from three things: your next move, your net proceeds, and how your home compares with what is for sale today. Market headlines matter less than those.
- Set your deadline. Where are you going, and when do you need the money or the move?
- Price from closed sales. I pull closed sales from the past 3 to 6 months in your area, adjusted for water access, roof age, elevation and flood history.
- Read your competition. Count active listings in your price band and how long they have sat.
- Get a net sheet. Compare selling now with selling in spring, after holding costs.
- Fix only what pays. Roof, insurance documents and obvious deferred maintenance usually come first.
- Pick a list date. In most cases that means before the February inventory peak.
Frequently asked questions
Is it a good time to sell a house in Southwest Florida?
For many owners, yes, if the home is priced from recent closed sales. Active single-family listings across the eight MLS areas we track were 15.2% lower at the end of October 2026 than a year earlier, and the median time to contract fell to 54 days (Cameron Smith analysis of MLS data, October 2026). Seasonal buyers arrive from November through March. Rates near 7.18% keep buyers price-sensitive, so overpriced homes still sit.
What is the best month to list a house in Fort Myers or Naples?
November through February is usually best. Single-family closings in Fort Myers and Naples peaked in spring 2026, 58 in April in Fort Myers city limits and 484 in March in Naples, versus 239 in Naples in November 2025 (Cameron Smith analysis of MLS data, 12 months to October 2026). Listing before the spring peak puts you in front of seasonal buyers with less competition.
Are home prices falling in Southwest Florida?
Single-family prices are roughly flat to slightly higher, and condos are softer. Across the eight MLS areas, the 12-month single-family median through October 2026 was $475,000, up 3.7%, and the condo median was $395,000, down 3.7% (Cameron Smith analysis of MLS data, 12 months to October 2026). Your street, building and condition matter more than the area median.
How long does it take to sell a house in Southwest Florida right now?
Single-family homes across the eight MLS areas took a median 54 days to go under contract in October 2026, down from 65 a year earlier, and a median 34 more days to close (Cameron Smith analysis of MLS data, October 2026). Cash buyers closed in a median 31 days and financed buyers in 36 over the past 12 months. Homes priced correctly in the first two weeks often sell faster than the median.
Should I wait until after Amendment 3 takes effect to sell?
Usually not for that reason alone. Amendment 3 takes effect January 1, 2027 and gives relocating buyers a reason to become residents by December 31, 2026, which may help sales this season. If you plan to buy again in Florida, portability is unchanged, but whether you keep the larger exemption after a move has not been officially addressed.
Do I pay capital gains tax when I sell my Florida home?
Florida has no state income tax on individuals, and federal rules let you exclude up to $250,000 of gain, or $500,000 on a joint return, if you owned and lived in the home as your main home for at least 24 of the 60 months before the sale, per IRS Topic 701. Gain above that, or on a second home, may be taxable. Ask your CPA.
Who pays documentary stamp tax when selling in Florida?
The deed tax is 70 cents per $100 of the sale price under section 201.02 of the Florida Statutes, or $2,800 on a $400,000 sale. In Lee and Collier counties the seller customarily pays it, but the purchase contract decides. It appears on your closing statement along with title charges, prorated taxes and any credits to the buyer.
Talk to Cameron
I price your home from closed sales, not list prices, and adjust for what Southwest Florida buyers weigh most: water access, roof age, elevation, flood history and insurance. You get a written net sheet comparing a list date this season with waiting until spring, and a plan for presenting your insurance and disclosure documents up front. Call or text me at (239) 940-2101, or request a home value. If you are weighing other options, read sell or rent, or see selling in Cape Coral.
Cameron Smith, eXp Realty LLC. Florida Sales Associate, license SL3246540. In real estate full time since 2009 and a second-generation agent. This page is general information, not tax, legal or financial advice. Market figures are county medians and monthly counts that may not reflect your home or neighborhood, and past seasonal patterns may not repeat. Amendment 3 results are unofficial until certified. Talk to a CPA about capital gains and a Florida real estate attorney about your contract.
Sources
- Cameron Smith analysis of Southwest Florida MLS data, pulled November 6, 2026
- Realtor.com via FRED, Housing Inventory: Active Listing Count in Lee County, FL (monthly through October 2026)
- Realtor.com via FRED, Housing Inventory: Price Reduced Count in Lee County, FL (monthly through October 2026)
- Florida Realtors, Florida's housing market continues recent trends in September and 3Q 2026 (October 16, 2026)
- Florida Realtors, Florida homes reach contract faster in Q3 (October 23, 2026)
- Florida Realtors, Florida condo sales rise 3.1% in third quarter (October 20, 2026)
- Freddie Mac, Primary Mortgage Market Survey (November 5, 2026)
- ClickOrlando (WKMG), Results for Amendment 3: how Florida's newest property tax plan works (November 4, 2026)
- Leon County Property Appraiser, Amendment 3 information (post-election update, November 2026)
- Volusia County Property Appraiser, Amendment 3 FAQ (accessed November 6, 2026)
- Citizens Property Insurance, Flood insurance requirement (accessed November 6, 2026)
- Florida Statutes s. 201.02, documentary stamp tax on deeds (2025)
- IRS Topic 701, Sale of your home (accessed November 6, 2026)
- Lee County Property Appraiser, Homestead and portability (accessed November 6, 2026)
Southwest Florida area guides
Get a pricing and timing plan
Call or text Cameron for a price from closed sales, a written net sheet and a list date that fits the season.