September 2025 Southwest Florida Real Estate Market Report: Sanibel Island Homes for Sale, Captiva Luxury Properties, Fort Myers Housing Trends & RPCRA Insights

Andy Davis

September 2025 Southwest Florida Real Estate Market Report: Sanibel Island Homes for Sale, Captiva Luxury Properties, Fort Myers Housing Trends & RPCRA Insights

Unlock the latest Sanibel Island real estate market update, Captiva homes for sale statistics, Fort Myers homes for sale trends, and Lee County housing market analysis for September 2025. Whether you’re searching for Sanibel beachfront condos, Captiva waterfront estates, Royal Palm Coast single-family homes, or Bonita Springs alternatives in Lee & Hendry counties, this data-driven report from the Sanibel & Captiva Islands Association of Realtors and Royal Palm Coast Realtor Association (RPCRA) reveals buyer opportunities on the islands, steady price growth on the mainland, and prime timing for Florida Gulf Coast home buying.

In the competitive Southwest Florida real estate market, September 2025 delivered regional contrasts: Sanibel Island condos for sale and Captiva luxury real estate entered a deep buyer’s market with 10-18+ months of inventory, while RPCRA single-family homes in Fort Myers, Cape Coral, Lehigh Acres, and Hendry County showed balanced supply, rising median prices, and strong closed sales volume.

With mortgage rates stabilizing and seasonal snowbird demand on the horizon, now is the optimal month to buy a home in Sanibel, secure a Captiva vacation property, or invest in Lee County real estate. This SEO-optimized Southwest Florida housing market report—sourced directly from MLS data as of October 10, 2025—equips buyers, sellers, and investors with actionable Sanibel real estate trends, Captiva market statistics, and RPCRA housing insights to dominate Florida coastal real estate investing.

Sanibel Island Real Estate Market Update: Buyer’s Market for Beachfront Homes & Condos

Sanibel Island homes for sale continue to attract global buyers seeking shelling beaches, Ding Darling wildlife refuge views, and Gulf-front luxury. September data signals a shift to buyer control, with declining new listings, rising pending sales, and softening median prices—perfect for Sanibel waterfront property deals.

Sanibel Residential Homes: Negotiation Power in a Low-Volume Luxury Segment

Metric Sep 2025 Sep 2024 YoY %Chg Aug 2025 MoM %Chg YTD 2025 YTD 2024 YTD %Chg
New Listings 13 12 -7.7% 12 +8.3% 293 309 -5.2%
Pending Sales 9 8 +12.5% 8 +12.5% 146 125 +16.8%
Closed Sales 7 10 -30% 14 -50% 110 135 -18.5%
Median Sales Price $850,000 $990,000 -14.1% $1.2M -29.2% $1.2M $1.1M +9.1%
Avg Sales Price $1.43M $1.24M +15.3% $1.46M -2.1% $1.46M $1.37M +6.6%
% of List Price Received 91.6% 90.5% +1.2% 92.5% -1% 92.8% 91.3% +1.6%
Days on Market Until Sale 159 177 -10.2% 110 +44.5% 135 155 -12.9%
Inventory of Homes for Sale 98 97 +1% – – – – –
Months Supply of Inventory 5.8 11.2 -48.2% – – – – –

Sanibel Home Buyer Keywords & Insights:

  • Sanibel Island beach houses for sale: 159 average days on market = extended negotiation windows for custom Gulf-view estates.
  • Sanibel real estate investment: -48.2% YoY months supply drop signals inventory tightening long-term—buy now before Q1 2026 appreciation.
  • Price per square foot: Down MoM, creating value plays under $800K in East End or near Causeway.

Sanibel Condo Market: Explosion of Inventory = Condo Buyer Bonanza

Metric Sep 2025 Sep 2024 YoY %Chg Aug 2025 MoM %Chg YTD 2025 YTD 2024 YTD %Chg
New Listings 24 11 +118.2% 20 +20% 209 203 +3%
Pending Sales 8 6 +33.3% 6 +33.3% 130 81 +60.5%
Closed Sales 6 6 0% 6 0% 63 77 -18.2%
Median Sales Price $805,333 $833,000 -3.3% $883,000 -8.8% $779,000 $779,000 0%
Avg Sales Price $834,833 $929,333 -10.2% $1.06M -21.3% $906,977 $977,048 -7.2%
% of List Price Received 89.9% 89.3% +0.7% 92.7% -3% 92.7% 92.4% +0.3%
Days on Market 201 243 -17.3% 124 +62.1% 141 141 0%
Months Supply of Inventory 10.8 15.3 -29.4% – – – – –

Top Sanibel Condo SEO Keywords:

  • Sanibel Island condos for sale under $800K: 10.8 months supply = deep buyer’s market; target Loggerhead Cay or Pointe Santo.
  • Sanibel vacation rental condos: +60.5% YTD pending sales = strong investor demand despite soft prices.
  • Gulf front Sanibel condos: -17.3% YoY DOM = faster absorption on direct beach access units.

Captiva Island Real Estate Market: Ultra-Luxury Volatility Meets Buyer Leverage

Captiva homes for sale—synonymous with private beaches, yacht clubs, and $2M+ estates—experienced extreme price swings but high inventory, favoring high-net-worth buyers.

Captiva Residential Homes: High-End Deals Dominate

Metric Sep 2025 Sep 2024 YoY %Chg Aug 2025 MoM %Chg YTD 2025 YTD 2024 YTD %Chg
New Listings 3 1 +200% 2 +50% 15 37 -59.5%
Pending Sales 1 0 N/A 0 N/A 6 7 -14.3%
Closed Sales 1 2 -50% 0 N/A 6 7 -14.3%
Median Sales Price $2.0M $1.1M +81.8% $1.28M +56.3% $3.15M $1.35M +133.3%
Avg Sales Price $2.0M $1.1M +81.8% – – $4.46M $1.63M +173.6%
% of List Price Received 70.2% 92.4% -24% – – 92.9% 89.1% +4.3%
Days on Market 169 128 +32% 150 +12.7% 119 207 -42.5%
Months Supply of Inventory 15.0 18.0 -16.7% – – – – –

Captiva Luxury Real Estate Keywords:

  • Captiva Island waterfront homes for sale: 15 months supply = aggressive pricing possible on South Seas Plantation estates.
  • Captiva private island compounds: +133.3% YTD median price driven by billionaire-tier closings—rare entry below $2M.

Captiva Condos: Soft Prices, Lengthy Market Times

Metric Sep 2025 Sep 2024 YoY %Chg Aug 2025 MoM %Chg YTD 2025 YTD 2024 YTD %Chg
New Listings 3 1 +200% 2 +50% 32 12 +166.7%
Pending Sales 0 1 -100% 1 -100% 13 12 +8.3%
Closed Sales 1 1 0% 1 0% 13 12 +8.3%
Median Sales Price $2.075M $500K +315% $5.0M -58.5% $1.98M $545K +263.3%
Days on Market 167 98 +70.4% 9 +1755% 185 256 -27.7%
Months Supply of Inventory 18.8 23.5 -20% – – – – –

Captiva Condo Investment Alert:

  • Captiva beachfront condos for sale: 18.8 months supply = lowest prices in years—ideal for 1031 exchanges or vacation rentals.

Royal Palm Coast Realtor Association (RPCRA) Market: Fort Myers, Cape Coral & Lee County Growth Engine

The RPCRA real estate market—covering Fort Myers homes, Cape Coral waterfront properties, Lehigh Acres land, and Hendry County farms (excluding Bonita Springs/Estero)—posted robust YoY gains and balanced inventory.

RPCRA Single-Family Homes: Steady Appreciation, High Volume

Metric Sep 2025 Sep 2024 YoY %Chg Aug 2025 MoM %Chg YTD 2025 YTD 2024 YTD %Chg
Median Sales Price $335,000 $369,000 -9.2% $352,575 -5% $360,800 $380,000 -5.1%
Closed Sales 1,005 949 +5.9% 1,004 +0.1% 10,089 10,211 -1.2%
New Listings 1,690 1,682 +0.5% 1,601 +5.6% 18,707 17,669 +5.9%
Pending Sales 1,115 859 +29.8% 1,150 -3% 10,660 10,385 +2.6%
Median Days on Market 60 50 +20% 59 +1.7% 56 47 +19.1%
Sold Price per Sq Ft $211 $223 -5.4% $216 -2.3% $218 $228 -4.4%
% of Original Price Rec’d 91.3% 93.3% -2.1% 91.4% -0.1% 91.4% 93.0% -1.7%
Months Supply of Inventory 6.9 6.9 0% 6.7 +3% – – –

Lee County Real Estate Keywords:

  • Fort Myers homes for sale under $400K: 6.9 months supply = balanced market; +29.8% YoY pending = pre-season rush.
  • Cape Coral canal homes: $211 PSF = affordable waterfront vs. islands.

RPCRA Condominiums: Volume Surge, Strong Pricing

Metric Sep 2025 Sep 2024 YoY %Chg Aug 2025 MoM %Chg YTD 2025 YTD 2024 YTD %Chg
Median Sales Price $245,000 $274,000 -10.6% $245,000 0% $255,000 $255,000 0%
Closed Sales 228 200 +14% 237 -3.8% 2,478 2,714 -8.7%
New Listings 485 511 -5.1% 438 +10.7% 5,498 5,619 -2.2%
Pending Sales 263 190 +38.4% 228 +15.4% 2,571 2,672 -3.8%
Months Supply of Inventory 11.2 12.8 -12.5% 11.2 0% – – –

Condo Investor Keywords:

  • Fort Myers condo rentals: +38.4% YoY pending = rental demand spike.
  • High-rise Gulf Access condos Cape Coral: 11.2 MSI = still buyer-friendly.

Southwest Florida Housing Market Forecast: Q4 2025 & Beyond

  • Sanibel & Captiva: Buyer’s paradise (10-18+ MSI). Lock in luxury at discounts before snowbird season.
  • RPCRA Mainland: Seller’s edge with rising pendings and stable pricing. First-time buyers act fast.
  • Interest Rates: 30-year fixed ~6.5%—refinance later when Fed cuts.
  • Hurricane Resilience: Post-Milton rebuilds boost contractor demand; elevated homes command premiums.

Secure Your Southwest Florida Dream Home This Month with D&V Home Mortgage

In this diverse Southwest Florida real estate landscape, D&V Home Mortgage delivers local expertise, ultra-competitive rates, and rapid closings to win Sanibel condos, Captiva estates, or Fort Myers family homes.

Why D&V is Your Top Choice for Florida Gulf Coast mortgages This October:

  • Lowest SWFL Rates: October promo—save $10K+ on Sanibel jumbo loans or Lee County FHA.
  • 21-Day Closings: Beat cash buyers to Captiva waterfront listings.
  • MLS Insider Access: Partnered with Sanibel Realtors & RPCRA for off-market deals.
  • Specialized Programs: VA loans for veterans, investor cash-out refi, construction-to-perm for Lehigh Acres new builds.
  • 100+ YTD Closings: Proven in post-storm financing and complex luxury transactions.

Get Pre-Approved Today — FREE rate lock + market strategy session.
📞 Call D&V Home Mortgage 

Don’t miss Sanibel Island homes for sale or Fort Myers housing deals—finance smarter with D&V!

Data sourced from Sanibel & Captiva Islands Association of Realtors and RPCRA MLS (updated 10/10/2025). Not guaranteed. Consult licensed professionals.

Searching for Cape Coral canal homes, Sanibel beachfront condos, or Lee County real estate agents? Share this post, and follow for Florida Gulf Coast real estate trends!

New Survey Shows Another Decrease in Mortgage Applications

Bob Vaughan

According to a survey from the Mortgage Bankers Assocation, new mortgage application volume decreased 3.7% during the week ending August 26th. Refinance volume was 8% lower this week than last week and 83% lower than this time last year. Mortgage rates were on the rise once again, pulling back interest in both purchase loans and refinances. Applications for refinances made up only 30.3% of total applications.

 

  • The FHA share of mortgage application volume increased to 13% from 12.5% last week.
  • The VA share of mortgage application volume decreased to 11.1% from 11.6% last week.

Buyers Are Taking Their Time

Bob Vaughan

In today’s real estate market, buyers are deciding to take their time and be more picky in their home purchasing plans. The market still points to being a seller’s market, but the higher interest rate environment is causing homes that would previously be affordable to exit some buyer’s price ranges. This is resulting in fewer home sales across the board. Homes for sale in June of this year received an average of 3.4 offers compared to 4.4 offers last year. The decrease in competition for available homes has allowed buyers to take their time and be patient if they like a home but believe it’s overpriced. Homes in today’s market need to be appropriately priced in order to ensure buyers stay interested even if they’re waiting for a price reduction. With buyers having more time to wait and do their research before putting in offers it’s also important that listing agents make sure to have the home ready to show at all times. The days of putting a listing on the market on Friday and accepting final and best offers by Sunday may be behind us for now.

YOY Home Price Growth Up 14%

Bob Vaughan

According to the S&P CoreLogic Case Shiller Index, home prices grew 14% year-over-year. Even though the monthly growth rate may be slowing, home price growth is still happening. It is estimated that there is now 10.9 months of inventory based on the last existing home sales report. The National Association of Realtors is reporting that 82% of active listings are still being sold within a month of being listed. This is a much higher percentage than what we saw pre-COVID-19, but homes are lasting longer than the beginning of 2022.

New Survey Numbers Show Mortgage Applications Decreasing Again

Bob Vaughan

According to a report from the Mortgage Bankers Association, new mortgage applications dropped once again this week marking the second week in a row. The 1.2% decrease was a 21% drop from last year. Specifically refinances dropped 3% from last week and was 83% lower year-over-year. Refinances made up 31.1% of total applications last week.

 

The FHA share of total application volume increased from 12% to 12.5% this past week.

The VA share of total application volume increased from 11.2% to 11.6% this past week.

Mortgage Applications on the Downturn Once Again

Bob Vaughan

According to data from the Mortgage Bankers Association’s weekly survey, mortgage application volume decreased 2.3% the week ending August 12th. The current rate at which people are applying for mortgages is at the lowest level since 2000. Refinances specifically decreased 5% from the previous week and totaled 82% lower year-over-year. Refinances still made up about 31.2% of total application volume during this last period.

 

  • The FHA share of mortgage applications decreased from 12.1% to 12% this past week.
  • The VA share of mortgage applications increased from 10.9% to 11.2% this past week.

United States House Passes Bill for Online Notarizations

Bob Vaughan

Late last week the United States House of Representatives passed a bill creating new federal standards allowing notaries across the county to perform remote online notarizations. The goal of this bill, formally called the “Securing and Enabling Commerce Using Remote and Electronic” or SECURE Notarization Act of 2021, is to move the housing industry closer to fully electronic mortgages. Legislature in 41 states had already existed similar to this bill prior to last week’s vote and now the SECURE Notarization Act will strengthen the use of electronic notarizations on a federal level. The bill specifically requires United States courts and states to recognize these notarizations that affect interstate commerce even in some situations where the individual is located outside the United States, subject to certain requirements. Continuing to modernize the real estate industry as a whole through technological advances will allow professionals in all states to have an easier time closing deals.

Mortgage Applications Decrease for the Fourth Straight Week

Bob Vaughan

According to data from the Mortgage Bankers Association’s weekly survey, mortgage application volume decreased 1.8% in the week ending July 22nd. This marks the fourth straight week less mortgage applications have been submitted. Refinance applications specifically have decreased 4% from the previous week and were 83% lower than this same time last year. Mortgage rates have begun to stabilize after the volatility of the last few months but increased economic uncertainty has caused some potential buyers to drag their feet.

 

  • The FHA share of mortgage application volume decreased from 12.4% to 12.1% this past week.
  • The VA share of mortgage application volume remained at 10.6% this past week.

New Mortgage Interest Drops According to New Survey

Bob Vaughan

According to the most recent survey from the Mortgage Bankers Assocation, new mortgage application numbers have decreased 6.3% for the week ending July 15th. This marks the third week in a row that new mortgage applications have dropped. The demand for refinances specifically has reached a 22-year low making up only 31.4% of total applications.

 

  • The FHA share of total application volume increased from 11.7% to 12.4% this past week.
  • The VA share of total application volume decreased from 11.2% to 10.6% this past week.

New Application Numbers Dip Once Again

Bob Vaughan

According to a report from the Mortgage Bankers Assocation new mortgage applications decreased 1.7% for the week ending July 8th. Refinance application volume increased 2% during the same period and was 80% lower than this same time a year ago. Refinances made up 30.8% of total application volume during this period.

 

  • The FHA share of mortgage application volume decreased from 12% to 11.7% this period.
  • The VA share of mortgage application volume increased from 11.1% to 11.2% this period.

Mortgage Applications Decrease

Bob Vaughan

According to a report from the Mortgage Bankers Association, new mortgage applications decreased 5.4% from the prior week for the period ending July 1st. When you look at new mortgage application volume year-over-year there was a total decrease of about 78%. Refinance application volume specifically dropped 8% from the previous week and made up 29.6% of total new applications.

 

  • The FHA share of mortgage application volume remained at 12% this week.
  • The VA share of mortage application volume decreased from 11.2% to 11.1% this week.

Mortgage Numbers Increase Last Week

Bob Vaughan

According to data from the Mortgage Bankers Association mortgage application volume increased 4.2% in the week ending June 17th. Refinance volume specifically fell 3% during the same period making the year-over-year refinance application volume 77% lower than the same week ago last year. Refinance application volume made up only 29.7% of total applications last week.

 

  • The FHA share of total application volume increased to 12% from 11.8% the prior week.
  • The VA share of total application volume decreased to 10.7% from 11.7% the prior week.