Peak Season Snapshot
| Market | Supply / Pace | What It Means |
|---|---|---|
| Estero | 2–3 months | Demand leader — sellers favored, move quickly as a buyer |
| Naples | ~3 mo. to contract | Premium & stable — cash-heavy luxury, more negotiable than Estero |
| Bonita Springs | 8–12 months | Strategy market — well-priced homes still move |
| Punta Gorda | 6–10 months | Buyer leverage growing — real negotiation room |
| Fort Myers | 12–15 months | Cautionary — clearest buyer's market in the region |
Estero: The Demand Leader
Estero posted 664 closed sales this peak season — the strongest in five years and a +19% jump year-over-year, narrowly surpassing the 2021–22 COVID-surge season.
Most of that demand is relocation buyers and end-users moving from higher cost-of-living states permanently — not speculators. That's why this demand has durability.
Inventory remains tight at 2–3 months of supply versus 5–6 in a balanced market. Sellers are in a favorable position. Buyers need to move quickly on well-priced homes.
Naples: Premium and Stable
Naples has slowed from its 2021 peak but hasn't broken. Cash-heavy, luxury-oriented buyers aren't rate-sensitive. Homes are taking roughly three months to go under contract, but prices haven't collapsed. Expect selective demand and a more negotiation-friendly environment than Estero.
Bonita Springs: Strategy Market
Bonita sits in the middle. Supply has climbed to 8–12 months, but demand hasn't dried up. Pricing strategy and presentation make or break a deal here. Overpriced homes sit. Well-priced, well-presented homes still move.
Punta Gorda: Buyer Leverage Growing
Inventory sits at 6–10 months and absorption has slowed. Buyers have options and time. Sellers need to be competitive and realistic — there's negotiation room here that simply doesn't exist in Estero.
Fort Myers: The Cautionary Market
Fort Myers is carrying 4,000+ active listings with 12–15 months of inventory and homes averaging 5+ months to contract. This is the clearest buyer's market in the region. Sellers who price aggressively move product. Everyone else waits — sometimes a very long time.
The Big Picture: 24,000 Units on Corkscrew
Over 24,000 units of new housing are in the pipeline along the Corkscrew Road corridor — the largest development wave Southwest Florida has seen in a generation.
New construction adds short-term competition for resale sellers, but it also signals long-term confidence from developers who have done their homework. Estero sits at the center of this growth — surrounded by FGCU, Southwest Florida International Airport, Miromar Outlets, and Hertz Arena. Infrastructure follows density, and it's following here.
What Should You Do Right Now?
- Estero sellers: The market is working in your favor. Request a free valuation — today's demand may surprise you.
- Estero buyers: Don't wait on good homes. Inventory is tight and well-priced listings move fast.
- New construction buyers: I represent buyers at every builder on the Corkscrew Corridor at no cost to you — the builder pays my commission.
- Fort Myers sellers: Pricing is everything. An overpriced listing in this market will sit and stigmatize.