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.
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!
