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.

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.

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.

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.