If you're shopping for a home in Southwest Florida right now, you've probably noticed something interesting: the market has shifted. Prices have come down from their 2023-2024 peaks, inventory is up, and buyers finally have some breathing room to make smart decisions without the frantic bidding wars of the past few years.
But here's the million-dollar question (sometimes literally): Should you buy in Fort Myers, Cape Coral, N. Ft Myers and/or Lehigh Acres?
Each of these markets has its own personality, price point, and opportunity. Let's break it all down so you can figure out which one fits your lifestyle and budget in 2026.
The Big Picture: Where Do Prices Stand Right Now?
Before we dive into the details, let's look at the numbers side by side. This will give you a quick snapshot of what you're working with:
| Market | Average Price (Dec 2025) | Year-over-Year Change | Price per Sq Ft | Days on Market |
|---|---|---|---|---|
| Fort Myers | $574,000 | -6.5% | $257 | 70 |
| Cape Coral | $487,000 | 4.5+% | $223 | 89 |
| N. Ft Myers | $419,000 | NC | $215 | 91 |
| Lehigh Acres | $309,000 | -9% | $188 | 80 |
As you can see, all three markets experienced price corrections over the past year. That's actually good news for buyers, it means the "froth" from the pandemic buying frenzy has settled, and we're looking at more realistic pricing.
Now let's get into what makes each area unique.
Fort Myers:
With a median price of $574,000 and a price per square foot of just $257, Fort Myers now offers opportunities it hasn't in years. This market is clearing through price concessions, not volume collapse, which means liquidity is still intact. T
What Happened to Prices Here?
Fort Myers experienced a sharp price reset. While that might sound alarming, it's actually created a window of opportunity. Prices have stabilized, and the market is showing healthy activity with homes spending an average of 70 days on the market, the fastest of the three areas.
Who Should Buy in Fort Myers?
- First-time buyers looking to break into the Southwest Florida market
- Investors seeking cash-flowing rental properties at accessible price points
- Families who want more square footage without the luxury price tag
- Relocators from higher-cost states who want maximum value
One thing to keep in mind: Fort Myers has tighter inventory compared to Cape Coral, N.Ft Myers and Lehigh Acres. While you'll have more negotiating room than a few years ago, desirable properties still move relatively quickly here.
Cape Coral: The Premium Play
Cape Coral is the crown jewel of Southwest Florida real estate, and its prices reflect that status. With a median of $487,000 and $223 per square foot, you're not paying a premium for the over 400 miles of waterways, plus you're also getting access to some of the most desirable neighborhoods in the region.
The Cape Coral Market Is Actually Showing Strength
Here's something that might surprise you: despite the price corrections, Cape Coral single-family homes are surging in popularity. Sales were the highest in 2025 (year-over-year), and pending sales are also on the rise. That tells us buyers are actively choosing this area.
The Condo Situation
Now, condos in Cape Coral tell a different story. The average condo price sits at $365,000, but inventory is rising and there are growing concerns about that segment. If you're considering a Cape Coral condo, do your homework on the specific building, HOA finances, and any upcoming special assessments.
Who Should Buy in Cape Coral?
- Lifestyle buyers who want the best of the best (water access, boating, golf, etc.)
- Retirees seeking established, walkable communities with top-tier amenities
- Snowbirds looking for a second home
- Investors targeting the rental market
Lehigh Acres:
Can't decide between Fort Myers and Cape Coral? Lehigh Acres might be your Goldilocks option.
At $309,000 average price, Lehigh Acres sits roughly $178,000 below Cape Coral but $265,000 below Fort Myers. You're getting that "in-between" experience.
Why Lehigh Acres Deserves a Closer Look
The inventory situation here is favorable for buyers, with 7.7 months of supply giving you meaningful negotiating power. Despite prices declining 9% year-over-year, closed sales actually increased. Translation: buyers are responding to the adjusted prices and jumping in.
Who Should Buy in Bonita Springs?
- Priced-out buyers who've been out priced in other areas
- Investors who want to re-enter under $350,000
Key Factors to Consider Before You Buy
No matter which market you choose, here are some universal considerations for Southwest Florida buyers in 2026:
1. Insurance Costs
Florida insurance rates have been making headlines, and Southwest Florida is no exception. Factor in your estimated insurance costs before falling in love with a property. This is non-negotiable.
2. HOA Fees and Special Assessments
Especially with condos and community living, dig into the HOA financials. Ask about reserves, recent assessments, and upcoming maintenance needs.
3. Flood Zones
Understand what flood zone your potential property sits in and how that affects your insurance requirements and costs.
4. Future Appreciation
Market experts are predicting prices may begin appreciating again by mid-to-late 2026 as inventory normalizes. If you're on the fence, waiting too long could mean paying more down the road.
So, Where Should YOU Buy?
Let me make this simple:
Choose Lehigh Acres if: You want the best value, you're a first-time buyer, or you're an investor focused on cash flow. You'll get more house for your money here than anywhere else in Southwest Florida.
Choose Fort Myers if: You're in the luxury market, you want established prestige, or you're targeting the high-end rental market. Yes, you'll pay more: but you're buying into one of Florida's most desirable addresses.
Choose Cape Coral if: You want a middle-ground option with good negotiating leverage, you're moving up from a starter home, or you want fort Myers-adjacent living without the price tag.
The Bottom Line
All four markets have corrected from their pandemic-era peaks, and all offer opportunities for smart buyers in 2026. The key is matching your budget, lifestyle, and goals to the right location.
The good news? You have time to make a thoughtful decision. With elevated inventory across Southwest Florida, you're not competing in bidding wars anymore. Take advantage of that breathing room.
Ready to explore your options? The team at RE/MAX Realty Team knows these markets inside and out. We'd love to help you find your perfect Southwest Florida home.