Southwest Florida Real Estate Market Update: January 2026 RPCRA Report Reveals Promising Year-Over-Year Growth

As we dive into 2026, the Southwest Florida housing market continues to show signs of resilience and momentum, according to the latest Market Stats Report from the Royal Palm Coast Realtor® Association (RPCRA). Covering key areas like Fort Myers, Cape Coral, Lehigh Acres, and beyond, this January 2026 analysis highlights year-over-year (YoY) increases in closed sales and pending sales, despite seasonal month-over-month (MoM) dips. For homebuyers, sellers, and investors searching for “Southwest Florida real estate trends” or “Fort Myers housing market 2026,” this report offers critical insights into median prices, inventory levels, and regional variations.

While monthly fluctuations are expected in the post-holiday period, the overall data points to a strengthening market. Let’s break down the key findings, starting with the broader RPCRA area (encompassing Lee and Hendry counties, excluding Bonita Springs and Estero), before exploring specific regions.

Single-Family Homes: Steady Prices Amid Rising Sales Activity

The single-family residential segment demonstrates ongoing strength, with YoY gains in closed sales and pending activity signaling buyer confidence. Here’s a snapshot of the core metrics:

Key takeaways for single-family homes in Southwest Florida:

• Sales Momentum: Closed sales rose 4.7% YoY, indicating sustained demand despite a 26.7% MoM drop from December’s holiday rush.
• Pricing Stability: The median price dipped slightly YoY but remains robust at $354,900, reflecting a market that’s cooling from peak highs yet still attractive for buyers.
• Inventory Trends: Active inventory decreased 12.7% YoY, pushing the months’ supply to 10.0—above the National Association of Realtors’ (NAR) balanced market range of 5-7 months, suggesting a buyer’s market in terms of options.
• Buyer Opportunities: With median days on market up to 59 (a 12.5% increase YoY), properties are lingering longer, potentially giving buyers more negotiating power.

For those eyeing “affordable homes in Fort Myers” or “Cape Coral single-family real estate,” this segment shows promise for first-time buyers and investors.

Condo and Townhouse Market: Significant YoY Improvements

The condo/townhouse sector outperformed single-family in several YoY metrics, with notable jumps in sales and pending activity. However, prices saw a sharper decline, which could appeal to budget-conscious buyers.

Highlights for condos and townhouses in Southwest Florida:

• Sales Surge: A 19.5% YoY increase in closed sales and a whopping 72.6% jump in pending sales highlight growing interest, possibly from retirees or second-home buyers.
• Price Adjustments: The median price fell 12.6% YoY to $250,000, making this category more accessible amid broader economic pressures.
• Inventory Dynamics: Months’ supply dropped 26.2% YoY to 14.1, still indicating ample choices but a tightening market compared to last year.
• Market Pace: Days on market climbed to 69, up 23.2% YoY, allowing for more thorough inspections and negotiations.

If you’re searching for “condos for sale in Cape Coral” or “Fort Myers townhouse market trends,” this data suggests a window for value-driven purchases.

Regional Breakdown: How Key Areas in Southwest Florida Performed

The RPCRA report provides granular insights into specific regions, revealing varied dynamics. Here’s a closer look at standout areas:

Cape Coral Region

• Single-Family: Median price held steady at $374,900 (0% YoY), with closed sales up 10.5%. Pending sales surged 38.9%, but inventory fell 25.7% YoY.
• Condos: Prices dropped 22.8% YoY to $200,000, while closed sales rose 22.9%. This area remains a hotspot for affordable waterfront living.

Fort Myers Region

• Single-Family: Median price decreased 8.5% YoY to $447,500, with new listings down 30.3%. Months’ supply is at 8.7, leaning toward balance.
• Condos: A 10.3% YoY price drop to $260,000, paired with 12.2% more closed sales, makes this prime for urban buyers.

Lehigh Acres Region

• Single-Family: Prices eased 3.9% YoY to $307,450, with new listings up 7.6%. Inventory grew 20.5%, offering more options in this growing suburb.
• Condos: Significant 23.0% YoY price reduction to $171,000, with closed sales up 83.3%—ideal for entry-level investors.

North Fort Myers Region

• Single-Family: Median price down 4.5% to $315,000, but pending sales jumped 53.7%. A solid pick for those seeking value near the Caloosahatchee River.
• Condos: Prices fell 14.2% to $157,000, with fewer closed sales but increased pending activity.

Pine Island Region

• Single-Family: Prices dipped 4.0% to $494,500, with inventory plummeting 53.7% YoY—indicating a seller’s edge in this scenic locale.
• Condos: Limited activity, but new listings doubled YoY, suggesting emerging opportunities.

Sanibel Region

• Single-Family: Median price slightly down 3.4% to $1,002,000, with closed sales up 75.0%. Luxury buyers take note: pending sales soared 166.7%.
• Condos: Prices tumbled 38.7% to $690,000, but percent of original price received rose 4.7%, showing competitive bidding.

What This Means for Buyers, Sellers, and Investors in 2026

The January 2026 RPCRA report paints a picture of a resilient Southwest Florida real estate market, with YoY sales growth offsetting seasonal slowdowns. Inventory levels are declining overall, which could lead to upward price pressure in coming months—especially in high-demand areas like Cape Coral and Fort Myers. For sellers, the increased pending sales (34.6% YoY for single-family) suggest quick turnarounds if priced right. Buyers, meanwhile, benefit from longer days on market and a months’ supply above balanced levels.

Looking ahead, factors like interest rates, migration trends, and economic stability will shape the trajectory.
If you’re considering a move,
Call us today at D & V Home mortgage 239-307-LEND (5363)

Data sourced from SWFL MLS, updated February 4, 2026. ©2026 Domus Analytics®.

Disclaimer: Market data is subject to change; this analysis is for informational purposes only.

Southwest Florida Housing Market Report: December 2025 Brings Positive Momentum to SWFL Real Estate

As we wrap up 2025, the Southwest Florida (SWFL) housing market is showing encouraging signs of recovery and balance. According to the latest market stats report from the Royal Palm Coast Realtor® Association (RPCRA), December brought renewed momentum with increases in closed sales, slight upticks in median prices, and a decrease in inventory supply. This shift signals a more active market for buyers and sellers in areas like Fort Myers, Cape Coral, Lehigh Acres, and beyond. Whether you’re searching for single-family homes in Cape Coral or condos in Sanibel, these insights can help guide your real estate decisions in this vibrant region.

In this expert analysis, we’ll break down the key metrics, regional trends, and what they mean for the SWFL real estate landscape. Data is sourced from the SWFL MLS and updated as of January 4, 2026, providing a comprehensive view of the market’s direction heading into the new year.

Key Highlights from the SWFL Housing Market in December 2025

The RPCRA report highlights positive developments across both single-family homes and condo/townhouse segments. After a period of slower activity, the market is stabilizing with increased buyer interest and reduced inventory levels. Here’s a recap of the top-line stats:

Single-Family Homes Market Summary

• Median Sales Price: $360,000 (up 0.3% MoM, down 4.9% YoY)
• Closed Sales: 1,038 (up 14.2% MoM, up 13.8% YoY)
• New Listings: 1,591 (down 14.4% MoM, down 14.6% YoY)
• Pending Sales: 998 (up 1.8% MoM, up 32.7% YoY)
• Median Days on Market: 53 (up 5.0% MoM, up 12.9% YoY)
• Sold Price per Square Foot: $214 (down 0.5% MoM, down 4.5% YoY)
• Percent of Original Price Received: 91.6% (down 0.6% MoM, down 1.3% YoY)
• Active Inventory: 7,359 (down 4.6% MoM, down 6.1% YoY)
• Months Supply of Inventory: 7.1 (down 16.5% MoM, down 17.5% YoY)

Year-to-date (YTD) figures show closed sales up 2.3% compared to 2024, with a median price of $360,000 (down 5.3% YTD).

Condo/Townhouse Market Summary

• Median Sales Price: $249,495 (up 4.0% MoM, down 12.5% YoY)
• Closed Sales: 274 (up 26.9% MoM, up 14.6% YoY)
• New Listings: 538 (down 18.9% MoM, down 4.3% YoY)
• Pending Sales: 249 (down 6.0% MoM, up 45.6% YoY)
• Median Days on Market: 51 (down 5.6% MoM, down 27.1% YoY)
• Sold Price per Square Foot: $174 (down 4.1% MoM, down 13.4% YoY)
• Percent of Original Price Received: 88.2% (up 0.1% MoM, down 1.9% YoY)
• Active Inventory: 2,975 (down 2.0% MoM, down 3.3% YoY)
• Months Supply of Inventory: 10.9 (down 22.7% MoM, down 15.6% YoY)

YTD closed sales are down 2.7% from 2024, with a median price of $252,000 (down 13.1% YTD).

These numbers indicate a market leaning toward balance, with months’ supply approaching the National Association of Realtors’ (NAR) ideal range of 5-7 months for single-family homes. Buyers in SWFL may find more negotiating power, while sellers benefit from quicker sales in certain segments.

Regional Breakdown: How SWFL Areas Performed in December 2025

The SWFL market varies by region, with coastal areas like Sanibel showing premium pricing and inland spots like Lehigh Acres offering more affordable options. Here’s a closer look at select regions:

Cape Coral Region

• Single-Family Homes: Median price $378,800 (down 1.6% MoM), closed sales 394 (up 11.3% MoM), months supply 6.3 (down 15.3% MoM).
• Condos: Median price $219,000 (down 10.6% MoM), closed sales 44 (up 41.9% MoM), months supply 8.5 (down 33.6% MoM). Cape Coral continues to attract buyers with its waterfront appeal, showing strong YoY growth in pending sales.

Fort Myers Region

• Single-Family Homes: Median price $298,000 (up 2.3% MoM), closed sales 83 (up 33.9% MoM), months supply 6.7 (down 26.5% MoM).
• Condos: Median price $170,000 (up 3.0% MoM), closed sales 12 (up 33.3% MoM), months supply 14.0 (down 27.1% MoM). This central hub saw significant MoM increases in closed sales, making it a hot spot for first-time buyers.

Lehigh Acres Region

• Single-Family Homes: Median price $305,900 (down 1.3% MoM), closed sales 207 (up 6.7% MoM), months supply 7.6 (down 11.1% MoM).
• Condos: Median price $182,500 (down 6.6% MoM), closed sales 11 (up 10.0% MoM), months supply 10.5 (down 8.3% MoM). Affordability remains a key draw here, with YTD closed sales up 8.9% for single-family homes.

Pine Island Region

• Single-Family Homes: Median price $355,000 (up 20.3% MoM), closed sales 9 (up 80.0% MoM), months supply 11.5 (down 43.9% MoM).
• Condos: No closed sales in December, but active inventory at 20 with new listings up 50.0% MoM. This quieter area showed volatility but positive MoM price growth.

Sanibel Region

• Single-Family Homes: Median price $1,032,500 (up 19.7% MoM), closed sales 16 (up 60.0% MoM), months supply 14.5 (down 34.4% MoM).
• Condos: Median price $575,000 (down 30.3% MoM), closed sales 9 (flat MoM), months supply 19.5 (up 7.3% MoM). Luxury buyers flock to Sanibel, where median prices remain high despite YoY declines.

These regional variations underscore SWFL’s diverse opportunities, from budget-friendly inland homes to upscale island properties.

Ready to Navigate the SWFL Market? Let DV Home Mortgage Help

With the SWFL housing market gaining momentum, now is an excellent time to explore buying or refinancing options. At DV Home Mortgage, our team of experts specializes in tailored mortgage solutions for Southwest Florida buyers, whether you’re eyeing a single-family home in Cape Coral or a condo in Fort Myers. We offer competitive rates, quick pre-approvals, and personalized guidance to make your dream home a reality.

Don’t miss out on these positive trends—call DV Home Mortgage today at 239-307-5363 to discuss your financing needs and get started with a free consultation!

Deeper Insights: Inventory, Days on Market, and More

Beyond the headlines, inventory levels are tightening, which could lead to more competitive bidding in 2026. Active inventory for single-family homes dropped to 7,359 (down 4.6% MoM), while condos sit at 2,975 (down 2.0% MoM). This reduction in supply, combined with rising pending sales, suggests a seller-friendly shift in the near term.

Median days on market increased slightly for single-family homes to 53 days but decreased for condos to 51 days, indicating faster turnover in the attached segment. Price per square foot also provides value insights: $214 for single-family (down YoY) and $174 for condos (down YoY), making SWFL more accessible compared to peak 2024 levels.

For those tracking long-term trends, YTD data shows resilience with overall closed sales up for single-family homes and pending sales growing across both categories.

What This Means for Buyers and Sellers in Southwest Florida

For buyers: Decreasing inventory and stable prices create urgency—act now to secure properties before potential spring surges. Focus on areas like Lehigh Acres for affordability or Sanibel for investment potential.

For sellers: Higher closed sales and shorter supply months mean better chances for quick, profitable sales. Price competitively to capitalize on renewed buyer activity.

As SWFL heads into 2026, the market’s positive momentum positions it as a top destination for real estate. Stay informed with monthly updates from RPCRA and consult local experts for personalized advice.

If you’re ready to buy, sell, or refinance in Southwest Florida, reach out to DV Home Mortgage for expert support. Visit our website or call 239-307-5363 today!

November 2025 Southwest Florida Real Estate Market Update: Pending Sales Surge as Inventory Rises & Prices Continue to Cool

The Royal Palm Coast Realtor® Association (RPCRA) just released the full November 2025 Market Insights Report for Lee & Hendry counties (excluding Bonita Springs & Estero). The story is clear: buyer activity is heating up heading into season, inventory is at multi-year highs, and prices are softening — creating the most balanced market we’ve seen since 2021.

Below is the complete breakdown with easy-to-read tables, regional highlights, and what it all means for buyers, sellers, and investors right now.

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Overall Market Summary – November 2025 (Lee & Hendry Counties)

Single-Family Homes

Metric	Nov 2025	Nov 2024	YoY Change	Oct 2025	MoM Change	YTD 2025	YTD 2024	YTD Change
Median Sales Price	$359,900	$372,945	▼ -3.5%	$362,000	▼ -0.6%	$360,000	$380,000	▼ -5.3%
Closed Sales	888	838	▲ +6.0%	1,019	▼ -12.9%	12,040	11,892	▲ +1.2%
New Listings	1,856	2,207	▼ -15.9%	2,070	▼ -10.3%	22,622	21,546	▲ +5.0%
Pending Sales	1,055	812	▲ +29.9%	1,029	▲ +2.5%	12,548	11,930	▲ +5.2%
Median Days on Market	49	51	▼ -3.9%	58	▼ -15.5%	55	48	▲ +14.6%
Months Supply of Inventory	8.5	9.0	▼ -5.2%	7.3	▲ +16.5%	—	—	—

Condominiums & Townhomes

Metric	Nov 2025	Nov 2024	YoY Change	Oct 2025	MoM Change	YTD 2025	YTD 2024	YTD Change
Median Sales Price	$240,000	$269,999	▼ -11.1%	$247,995	▼ -3.2%	$252,995	$290,000	▼ -12.8%
Closed Sales	212	173	▲ +22.5%	234	▼ -9.4%	2,930	3,059	▼ -4.2%
Pending Sales	295	230	▲ +28.3%	262	▲ +12.6%	3,095	3,057	▲ +1.2%
Months Supply of Inventory	14.1	17.3	▼ -18.6%	12.2	▲ +15.9%	—	—	—

Regional Highlights – November 2025

Cape Coral

Single-Family Median Price: $385,000 (−1.3% YoY) | Pending Sales +28.1% | Months Supply 7.4

Fort Myers

Single-Family Median Price: $405,000 (−15.3% YoY) | Pending Sales +35.9%

Fort Myers Beach

Single-Family Median Price: $775,000 (−5.7% YoY) | 30.2 months of inventory – true buyer’s market on the beach

Lehigh Acres

Single-Family Median Price: $310,000 (−8.8% YoY) | 8.8 months supply – best affordability in the county

Sanibel & Captiva (separate MLS)

Sanibel single-family inventory hit 23.9 months, median price $925,000 (−17.8% YoY). Condo sales jumped 125% YoY as rebuilt units finally hit the market.

Key Takeaways for Winter 2025–2026 Season

• Pending sales are at multi-year highs → Expect a very active December–March closing season
• 8.5 months of single-family inventory → Officially a balanced-to-buyer’s market
• 14.1 months of condo inventory → Condo buyers have massive negotiating power
• Prices are down 3–11% YoY but holding far better than many predicted
• Well-priced, post-Ian rebuilt homes are still selling in under 45 days

What This Means Right Now

Buyers: Best selection and negotiating leverage in 4+ years. Ask for concessions, longer inspection periods, and rate buydowns.

Sellers: Price to today’s comps (not 2023 peaks), highlight upgrades (new roof, impact glass, elevated mechanicals), and be ready to negotiate.

Investors: Lehigh Acres, North Fort Myers Beach condos, and select Cape Coral waterfront remain attractive for cash-flow and appreciation.

Data source: Royal Palm Coast Realtor® Association / Southwest Florida MLS as of December 4, 2025. Statistics are deemed reliable but not guaranteed.

Need a personalized advice for your specific neighborhood or price range? Call or text me anytime — happy to run the latest numbers for you!

October 2025 Southwest Florida Real Estate Market Update:

Momentum Builds as Inventory Rises and Buyers Return in Force

The Royal Palm Coast Realtor® Association (RPCRA) released its October 2025 market statistics covering Lee and Hendry counties (including Cape Coral, Fort Myers, Fort Myers Beach, Lehigh Acres, Bonita Springs, Estero, Sanibel, Captiva, Pine Island, and surrounding areas), and the headline is unmistakable: Southwest Florida’s housing market is heating up heading into season.

After several years of ultra-low inventory and rapid price appreciation in the wake of Hurricane Ian, October delivered a surge in new listings, a dramatic jump in pending sales, and continued strong absorption — all while median prices remain remarkably stable. In short, this is the most balanced and buyer-friendly market we’ve seen since 2021, yet values are holding firm.

Here’s the complete expert-level breakdown of the October 2025 data, plus actionable insights for buyers, sellers, and investors.

Key Market-Wide Highlights – October 2025 vs October 2024

Single-Family Homes (Lee & Hendry Counties)

• Median Sales Price: $364,900 ▼ 5.2% YoY | ▲ 2.8% MoM
• Closed Sales: 1,001 ▲ 18.7% YoY | ▼ 3.1% MoM
• New Listings: 2,071 ▲ 24.0% YoY | ▲ 22.6% MoM
• Pending Sales: 1,134 ▲ 54.7% YoY | ▲ 11.6% MoM
• Median Days on Market: 57 days ▲ 3.6% YoY | ▼ 3.4% MoM
• Active Inventory: 7,262 listings ▲ 7.4% YoY
• Months Supply of Inventory: 7.3 months ▼ 9.6% YoY (still up from September)

Condominiums & Townhomes

• Median Sales Price: $247,990 ▼ 5.5% YoY | Flat MoM
• Closed Sales: 229 ▲ 33.1% YoY | ▼ 0.9% MoM
• New Listings: 760 ▲ 52.3% YoY | ▲ 56.7% MoM
• Pending Sales: 281 ▲ 81.3% YoY | ▲ 16.6% MoM
• Median Days on Market: 65 days ▼ 15.6% YoY
• Months Supply: 12.3 months ▼ 18.7% YoY (but up 8.4% from September)

The Big Picture: A Classic “Thawing” Market

October 2025 delivered the clearest evidence yet that deferred buyer demand from 2023–2024 is finally meeting meaningful new supply.

• Pending sales exploded — up 54.7% YoY for single-family and a staggering 81.3% YoY for condos. This is the strongest forward-looking indicator we track.
• New listings surged — the highest October single-family new-listing count in at least four years.
• Inventory is finally normalizing — 7.3 months of single-family supply puts us solidly in “balanced” territory (6–8 months is considered neutral). Condo supply at 12.3 months leans buyer-friendly.

Yet despite the influx of competition, median prices have not collapsed — they’re only down about 5% from last year’s peak levels and actually ticked up month-over-month for single-family homes.

Why Is Inventory Finally Rising?

Multiple converging factors are bringing homes back to market:

1. Post-Ian reconstruction phase is largely complete — Many owners who rebuilt or elevated homes after 2022 are now listing at peak equity values.
2. Insurance market stabilization — While premiums remain elevated, the catastrophic rate spikes of 2023–2024 have moderated, giving owners confidence to sell.
3. Lower mortgage rates — The Federal Reserve’s 2024–2025 rate cuts have unlocked move-up buyers who were previously “rate-locked” in 3–4% mortgages.
4. Seasonal timing — October–November is traditionally when snowbirds decide whether to keep or sell their Florida properties.

Buyer Behavior: The Return of the Move-Up & Second-Home Buyer

The dramatic spike in pending sales tells us exactly who is driving this market:

• Move-up buyers from within Florida and out-of-state are taking advantage of sub-6% rates (30-year fixed rates dipped below 6.1% in parts of October).
• Cash-heavy second-home and retirement buyers are jumping back in after sitting on the sidelines during the ultra-low-inventory years.
• Investors are selectively returning, particularly in Lehigh Acres and eastern Cape Coral where price-per-square-foot remains attractive.

Well-priced, updated properties — especially gulf-access waterfront in Cape Coral, new-construction in Babcock Ranch, or move-in-ready homes in gated communities — are still seeing multiple offers and selling in under 30 days.

Regional Spotlight: How Individual Markets Performed

Cape Coral Remains the volume leader with the highest number of new listings and pending sales. Gulf-access pool homes under $600K are moving fastest.

Fort Myers / Gateway / South Fort Myers Strong move-up activity. Median price holding steady in the high $300Ks–low $400Ks.

Fort Myers Beach & Estero/Bonita Springs Condo pending sales surged as buyers scoop up post-Ian rebuilt units with new assessments already paid.

Lehigh Acres Highest inventory levels in the region — true buyer’s market conditions with 9+ months supply in many zip codes.

Sanibel & Captiva Islands Separate Sanibel & Captiva MLS data (released simultaneously) showed inventory exploding to 12.9–16+ months supply, yet median prices remain resilient (Sanibel single-family median hit $815,000 in October). Island buyers finally have legitimate selection again.

Pricing Trends: Stability Amid Rising Supply

• Single-family median price sits at $364,900 — down only 5% from the 2024 peak of ~$385,000.
• Condo median at $247,990 reflects heavy discounting on older, non-warranted coastal product.
• Price per square foot for single-family homes: $214 — still well above pre-Ian levels but off the 2022–2023 highs of $226–$240.

Sellers who price realistically to current comparable sales (not 2023 comps) are achieving 95–98% of list price and selling in 30–60 days.

What This Means for Buyers Heading Into Season 2025–2026

For the first time in four years, buyers have real leverage:

• More inventory = more choices and less pressure to waive inspections
• Sellers are offering concessions: roof credits, flood insurance credits, rate buydowns, HOA fee coverage
• Negotiation room on price — especially on listings that have sat 60+ days
• Best selection since 2021, particularly in the $400K–$800K single-family and $250K–$450K condo range

What This Means for Sellers

1. Price aggressively — the days of setting a number 10–15% above the last comp are over.
2. Highlight post-Ian upgrades — new roof, impact windows, elevated mechanicals, and generator are now table stakes.
3. Professional staging & photography are non-negotiable in a 7+ month supply environment.
4. Be transparent about insurance and any past flood claims — today’s buyers are doing thorough due diligence.

Outlook for Winter 2025–2026: One of the Strongest Seasons in Years?

With pending sales at multi-year highs, new listings flowing, and mortgage rates trending lower, most local brokerages are forecasting 2026 to be the highest-volume sales year since 2021.

The combination of deferred demand finally meeting real supply — without a collapse in pricing — creates the classic “Goldilocks” scenario for a robust, healthy market.

Southwest Florida remains one of the most desirable relocation and retirement destinations in the country. October 2025 data confirms that after a three-year supply-constrained rollercoaster, the market is settling into a sustainable, balanced groove exactly as high season arrives.

Whether you’re a buyer who’s been patiently waiting, a seller ready to capitalize on years of equity growth, or an investor looking for cash-flow opportunities, the numbers don’t lie: now is the moment Southwest Florida’s real estate market is truly reopening for business.

Data sourced from Royal Palm Coast Realtor® Association MLS and Sanibel & Captiva Islands Association of Realtors® MLS as of November 11, 2025. Percentages calculated from reported figures. All statistics are deemed reliable but not guaranteed.

October 2025 Sanibel & Captiva Islands Real Estate Market Report:

A Clear Shift Toward a Balanced (and Still Resilient) Island Market

As the high season approaches on Sanibel and Captiva Islands, the October 2025 data from the Sanibel & Captiva Islands Association of Realtors® Multiple Listing Service (MLS) paints a fascinating picture: inventory is climbing rapidly, pending sales are surging, and days on market are trending in both directions depending on property type and location. After three years of historically low supply and rapid price appreciation in the wake of Hurricane Ian, the islands appear to be transitioning from an extreme seller’s market into a more balanced — yet still highly desirable — real estate environment.

Here’s the complete October 2025 market breakdown, island by island and property type by property type, with year-over-year and year-to-date comparisons.

Sanibel Island Highlights (October 2025 vs October 2024)

Single-Family Residential (Sanibel)

• New Listings: 32 → 50 (+56.3%)
• Pending Sales: 5 → 10 (+100.0%)
• Closed Sales: 5 → 9 (+80.0%)
• Days on Market: 242 → 194 (-19.8%)
• Median Sales Price: $735,000 → $815,000 (+10.9%)
• Average Sales Price: $1,460,000 → $914,889 (-37.3%) ← heavily influenced by one ultra-high-end sale in 2024
• Inventory: 106 → 163 homes (+53.8%)
• Months Supply: 7.6 → 12.9 months (+69.7%)

Condominiums (Sanibel)

• New Listings: 16 → 27 (+68.8%)
• Pending Sales: 5 → 7 (+40.0%)
• Closed Sales: 2 → 9 (+350.0%)
• Days on Market: 234 → 128 (-45.3% in October; +15.6% YTD)
• Median Sales Price (Oct): $842,500 → $1,250,000 (limited sample size)
• Year-to-Date Median: $775,000 → $714,500 (-7.8%)
• Inventory: 77 → 131 units (+70.1%)
• Months Supply: 11.6 → 16.2 months (+39.7%)

Year-to-date through October 2025, Sanibel single-family pending sales are up a robust +35.8% (265 → 360), while closed sales are down -11.3%, indicating a growing pipeline of contracts that should close in the coming months as financing and insurance finalize.

Captiva Island Highlights

Captiva continues to operate as its own micro-market with far fewer transactions but significantly higher price points.

Single-Family Residential (Captiva)

• New Listings (Oct): 3 → 4
• Pending Sales (Oct): 0 → 1
• Closed Sales (Oct): 0 → 1
• Year-to-Date Closed Sales: 6 → 8 (+33.3%)
• Median Sales Price (Oct): $3,311,250 → $1,302,500 (-60.7% — small sample)
• Inventory: 18 → 25 homes (+38.9%)
• Months Supply: 15.0 → 17.5 months (+16.7%)

Captiva condo activity remains extremely limited, with only scattered sales throughout 2025.

The Big Story: Inventory Is Finally Returning

The most important headline coming out of October 2025 is the dramatic increase in active listings:

• Sanibel single-family inventory is up 53.8% year-over-year
• Sanibel condo inventory is up 70.1%
• Combined island-wide inventory now sits at well over 300 properties — a level not seen since before Hurricane Ian

For context, in late 2022 and much of 2023, active inventory on Sanibel routinely hovered in the 30–50 range total. The current 12.9 months of single-family supply on Sanibel and 16+ months of condo supply represent a complete 180-degree turn from the frenzied seller’s market of the past three years.

What’s Driving the Surge in Inventory?

Several converging factors are bringing more properties to market:

1. Post-Ian reconstruction is largely complete — Many owners who rebuilt or renovated after the September 2022 storm have decided to capitalize on strong pricing rather than keep the home as a second residence.
2. Insurance premiums have stabilized (but remain high) — While Florida insurance rates are still elevated, the worst of the post-Ian rate shock appears to be behind us, giving owners more confidence to list.
3. Seasonal timing — October–November is historically when snowbirds and second-home owners decide whether they will use their island property this winter or place it on the market.
4. Interest rate expectations — With the Federal Reserve having cut rates multiple times in 2024–2025, some owners who were “locked in” by low mortgage rates on their primary residences now feel comfortable upgrading or purchasing a new island home, freeing up their existing property.

Buyer Activity Is Responding Quickly

The jump in pending sales is the clearest evidence that buyers have been waiting on the sidelines for more choices:

• Sanibel single-family pending sales doubled in October alone (5 → 10)
• Year-to-date pending sales are up +35.8% — the strongest absorption signal in years
• Condo pending sales on Sanibel are up +30.9% YTD

Well-priced, move-in-ready properties — especially those with recent renovations, new roofs, impact glass, and elevated living spaces — are still seeing multiple offers and selling in weeks rather than months.

Pricing Trends: Still Strong, but More Realistic

Despite the significant increase in supply, median prices remain resilient:

• Sanibel single-family median price up +10.9% in October
• Year-to-date median price essentially flat (-0.1% when removing outlier sales)

The drop in average sales price is largely a statistical artifact of 2024 having several $5M+ sales that did not repeat in 2025. When looking at median price (the more reliable indicator), the market has held value remarkably well given the inventory surge.

What This Means for Buyers in Winter 2025–2026

For the first time since 2021, buyers have legitimate negotiating leverage on Sanibel and Captiva. Expect:

• More realistic list prices (many new listings are priced 5–15% below 2023–2024 peaks)
• Sellers offering concessions (roof credits, closing cost help, HOA fee coverage)
• Longer escrow periods as buyers conduct thorough due-diligence on post-Ian repairs and flood zones
• The best selection in years — especially in the $1M–$2.5M single-family and $700K–$1.5M condo range

What This Means for Sellers

If you’re considering listing this season:

1. Price aggressively to the current market — not to 2023 comps. Overpriced listings are sitting.
2. Highlight post-Ian upgrades: new standing-seam metal roof, elevated mechanicals, impact-rated windows/doors, and whole-home generators are table stakes for top dollar.
3. Professional staging and photography matter more than ever in a higher-inventory environment.
4. Be prepared for thorough inspections and insurance discussions — transparency wins.

Looking Ahead to 2026

With inventory now at multi-year highs and pending sales surging, the islands are poised for one of the most active high seasons in recent memory. Many local agents are forecasting 2026 to be the strongest sales volume year since 2021, as deferred demand from the past three lean years finally meets meaningful supply.

The paradise that is Sanibel and Captiva remains as desirable as ever — but for the first time in years, it’s once again possible to find the right property without getting into a bidding war.

Whether you’re a buyer who’s been patiently waiting or a seller ready to take advantage of years of equity growth, the October 2025 numbers confirm one thing: the window of opportunity on Sanibel and Captiva Islands is wide open right now.

Data sourced from the Sanibel & Captiva Islands Association of Realtors® Multiple Listing Service as of November 10, 2025. Percentages are calculated from reported figures and may be affected by small sample sizes, especially on Captiva and in the condominium segment.