The Fort Myers market, by the numbers
From our own transaction records and HUD data for Fort Myers ZIP codes.
Updated 2026-09-18.
Fort Myers · FL
3 bed / 2 bathTypical home we buy
1,322 sq ftMedian size
67 daysMedian days on market
5ZIP codes we buy in
Across the Fort Myers properties in our records, the median time on market is 67 days. A cash sale skips that window entirely — there is no listing period, no showings, and no financing contingency that can collapse at day 30.
New construction competes with your resale
Population growth means retail buyers exist — and it means builders are discounting down the road. A dated house is being shopped against an incentive package, which is why it sits.
Condition, not timing, sets your price
In a steady market the spread between an updated house and a dated one is wider than the spread between selling in spring and selling in fall.
ZIP codes we buy in around Fort Myers
3390133905339073391633919
That is 5 ZIP codes across Fort Myers — including 33901, 33905, 33907 and 33916. Not listed? We still look at it — Florida deals outside these ZIPs come through regularly.
What homes are actually selling for in Fort Myers
From 248 recorded sales in the Fort Myers ZIP codes we buy in. Most “we buy houses” sites will not show you this, which makes it very hard to judge whether an offer you receive is reasonable.
Recorded sales · Fort Myers
$260,000Median sale price
$184Median per sq ft
248Sales analysed
1973Median year built
The middle half of Fort Myers sales ran $200,625 to $296,000. A range that wide is why condition and block matter more than square footage when we price a property.
Recorded sales in our own comparable-sales database for these ZIP
codes. Sale prices reflect what buyers paid for homes in their condition at the time —
they are not an appraisal of your property and not an offer.
Fort Myers by ZIP code
We underwrite by ZIP, not by city. Here is what each one looks like in our data:
Look at the gap between 33919 ($277,950) and 33916 ($155,000). Same city, roughly 79% apart. Anyone quoting you a citywide price per square foot is not looking at your block.
Sale figures are medians of recorded sales in our comparable-sales
database; rent is HUD Fair Market Rent for that ZIP. A dash means we do not hold enough data
for that ZIP to publish a number we would stand behind.
What the Fort Myers market is doing right now
Whole-market figures for every Fort Myers ZIP code we buy in, from the Restar
housing database · August 2026. These are not our numbers — they cover every sale in the ZIP, not
just ours.
Fort Myers · FL · live market
$261,387Median sale price · -4.9% yr/yr
79 daysDays on market · -5.0 days yr/yr
$177Price per sq ft
200Homes listed for sale · -13.0% yr/yr
$1,657/moMedian rent
0.94Sale-to-list ratio
Listings in Fort Myers are moving faster than a year ago — a median of 79 days to go under contract, 5 days quicker, and that is only the clock until it goes under contract — a financed buyer then needs another 30 to 45 days to close, assuming their loan holds. If the house is in retail condition and you are not against a deadline, listing it is a real option and we will say so.
Houses here are closing at a median 0.94 of asking price, so the list price sellers start at is not the number they end at. Factor that into any comparison between a cash offer and what an agent projects you will net.
Home values across these ZIP codes are 6.9% lower than a year ago. On a vacant or inherited property that is a second cost running alongside taxes, insurance and utilities while you decide.
Median rent of $1,657 against a median sale price of $261,387 is a gross yield near 7.6%. That is the honest reason we can pay cash in Fort Myers: many of these houses work as rentals for us, so we are not dependent on reselling quickly.
Source: Restar (restar.io) housing database,
built from public records and MLS-derived feeds. A dash means that ZIP has no published figure for
that measure this month.
Fort Myers inside Lee County
Where a market sits relative to its county tells you which buyers can afford it and how
long they take to commit. Here is Lee County against the Fort Myers ZIP codes specifically.
The Fort Myers ZIP codes we buy in run 27% below the Lee County median of $358,799. That gap is the reason a countywide price per square foot is useless for pricing your house, and it is why our offers are underwritten by ZIP.
County-wide, the median sale price is +0.5% against a year ago.
County figures from the Restar housing database; the Fort Myers column is the
median across the ZIP codes listed above. Income is the most recent Census estimate.
What we actually buy in Fort Myers
Fort Myers and Cape Coral are twenty minutes apart and behave differently enough that they need separate pages. Fort Myers listings take a median of about 79 days to go under contract against 66 in Cape Coral, houses close at roughly 0.90 of asking rather than 0.97, and values are down about 7% over the year.
That combination - slower, larger discounts off list, falling values - is the profile of a market where the carrying cost of waiting is real. On a vacant or inherited property in Lee County, taxes, insurance and lawn maintenance run every month whether or not anyone is living in it, and insurance here is not a small line.
The stock is older than Cape Coral's: the typical house we look at was built in 1973, and our own recorded purchases run a median of $260,000. Older stock in Southwest Florida means the 4-point inspection decides the sale. Roof age, panel type, and any open permit from post-storm repairs are the three items that most often stop a lender funding.
If you have a clean, updated house and no deadline, list it - even at 79 days. If you have an insurance problem, an open permit, or a property you are carrying from out of state, that is the case where our number and a fixed closing date usually beat waiting.
What that means for an offer in Fort Myers
So you can check anyone's numbers, including ours: here is the standard calculation applied to a median-priced Fort Myers home.
This is an illustration, not an offer on your house. Treat it as a sanity check on any offer you receive, ours included. The arithmetic is standard; what varies is honesty about the repair number.
If your house is in good condition, this is also the calculation that tells you to
list it instead. We will say so. The full breakdown of
how the offer is built covers where the line falls.
What it costs to sell a house in Fort Myers
Run on the median Fort Myers sale price of $260,000 from our own
recorded-sales data, with the Florida transfer tax at its statutory
rate. This is the listing route; the right-hand column is what a cash sale removes.
How to work out your net proceeds in Fort Myers
Every closing statement follows the same formula:
Net proceeds = sale price − mortgage payoff − closing costs
− commissions − repairs and concessions
On the median Fort Myers sale with an illustrative $117,000 still owed, listing
nets roughly $119,680 after the $23,320 of costs above. A cash offer
starts below the retail price but carries none of those five deductions, which is why the two
routes land closer together than the headline numbers suggest — and why, on a house in
good condition that can wait 60 to 90 days, listing still usually wins.
Illustrative arithmetic on this market's median, not a quote on your
property. Commission is customary rather than fixed and is negotiable; your payoff, liens and
tax proration are specific to your file. See
the full cash offer versus listing
comparison to run it on your own numbers, or
what seller closing costs actually cover.
How a closing actually works in Florida
Florida closings usually run through a title company, and the two things that hold them up here are insurance and permits. An open or unpermitted improvement has to be resolved or explicitly accepted, and wind mitigation drives what a financed buyer can afford to insure. Cash removes the insurance dependency entirely.
On our side the sequence is the same every time: title search, payoff figures ordered on
any existing mortgage, liens and municipal balances identified, then funds and deed recorded.
Nothing about a cash sale skips title work — what it skips is the lender, the appraisal
and the financing contingency, which is where most retail contracts on Fort Myers houses
actually die.
General information about how these transactions typically proceed, not
legal or tax advice. Your closing agent or attorney is the authority on your specific file.
What Florida law requires when you sell
Every row below is a statute rather than our opinion, and each one links to the primary
source so you can check it yourself. These are also the items that most often delay a closing
in Fort Myers.
Disclosure
Florida has no general statutory disclosure form, but under the Johnson v. Davis rule a seller must disclose known material defects that are not readily observable. Since 1 October 2024 a written flood disclosure is required by statute at or before you sign the contract.
Transfer tax
Miami-Dade charges $0.60 per $100 plus a surtax on anything other than a single-family home; the rest of the state is $0.70.
Who closes the file
Florida closings are conducted by a title company, or by a real estate attorney if you prefer one. Neither is required by statute; the title agent is the norm.
Tax on the gain
Florida has no state income tax, so only federal capital gains rules apply. Federally, the primary-residence exclusion shelters up to $250,000 of
gain if you are single and $500,000 if you are married filing jointly, provided you owned and
lived in the house for two of the last five years — see
IRS Topic 701. An
inherited property takes a stepped-up basis at the date of death, which usually means little
or no taxable gain if you sell soon after.
General information about Florida practice, current as of
2026-09-18. It is not legal or tax advice, and rates set at county or municipal level vary
within the state. Your closing agent, attorney or CPA is the authority on your file.
Our offer versus listing it in Fort Myers
The listing timeline is the median days on market for Fort Myers in our own records, plus a typical financed closing. Commission is the customary 6% and varies by agreement.
Three days to change your mind
If you accept an offer, you have three days after signing to walk away for any reason
at all, with nothing owed and no explanation needed. We would rather lose a deal than
have someone feel cornered into one.
Sometimes you should not sell to us
If the house is in good shape and you are not in a hurry, listing it will almost
always net you more than we can offer. That is not us being modest — we buy at a
discount because we take on the repairs, the carrying costs and the risk.
We will tell you when that is your situation. It is a faster conversation for both of
us than pretending otherwise.
Why Fort Myers sellers call us
Most people who reach out are not shopping for the highest number — they are solving
something with a deadline attached. These pages cover what changes in each case:
A sale date does not have to mean a foreclosure on your record.
We buy through probate and can wait for the letters.
A clean date and a clean split of the proceeds.
Occupied is fine. You do not have to remove anyone first.
These get paid out of the proceeds at closing.
Fire, water, structural — we price it, you do not repair it.
Who you will be dealing with
Trevor McAmis
Owner & Acquisitions Lead, Restar Acquisitions. (313) 710-6129 · More about us
Every offer on this site is underwritten by a person, not a form. If the
numbers do not work for you, say so and I will tell you what would.
Other Florida markets we buy in
We buy across Florida, not just Fort Myers. Each of these has its own sale prices, ZIP breakdown and rent data published the same way:
Common questions from Fort Myers sellers
- Do you buy houses with an HOA?
- Yes. We pull the estoppel and any unpaid dues or violations get settled at closing.
- How fast can you close in Fort Myers?
- Typically 7-14 days once title is clear, because there is no lender underwriting. For comparison, the median Fort Myers listing in our records sits 67 days before it is even under contract, and closing runs another 30-45 days after that.
- Can you buy if I still owe on the mortgage?
- Yes. The payoff comes out of the proceeds at closing. The only situation that gets difficult is owing more than the house is worth, and we will tell you that immediately.
- What is the transfer tax when I sell a house in Florida?
- Documentary stamp tax, $0.70 per $100 of consideration — about 0.7% of the price. Seller pays it under Fla. Stat. § 201.02. Miami-Dade charges $0.60 per $100 plus a surtax on anything other than a single-family home; the rest of the state is $0.70. On a cash sale to us it comes out of our side of the settlement statement, not yours.
- Do I need an attorney to close in Florida?
- No. Florida closings are conducted by a title company, or by a real estate attorney if you prefer one. Neither is required by statute; the title agent is the norm.
- What do I have to disclose when selling a house in Florida?
- Florida has no general statutory disclosure form, but under the Johnson v. Davis rule a seller must disclose known material defects that are not readily observable. Since 1 October 2024 a written flood disclosure is required by statute at or before you sign the contract. The citation is Fla. Stat. § 689.302. Selling as-is does not remove the obligation — it changes who pays for the repair, not whether you have to mention it.
- How much does it cost to sell a house in Fort Myers?
- On the median Fort Myers sale price of $260,000 in our recorded-sales data, the listing route runs roughly $23,320 once you add agent commission, transfer tax, title and settlement fees, buyer concessions and pre-listing repairs — around 9% of the sale price. A cash sale to us carries none of those five line items.
- What percentage of my home's value will a cash buyer offer?
- There is no fixed percentage, and any buyer quoting one before seeing the property is guessing. The offer is after-repair value, minus repairs, minus holding and resale costs, minus the buyer's margin. Repairs is the line that moves most: a house needing only cosmetics lands far higher than one needing a roof and mechanicals. Ask any buyer to walk you through all four lines on your specific property.
- Can I sell if I owe more than the house is worth?
- Sometimes, through a short sale, but that needs your lender's written approval and takes months rather than days. We will tell you on the first call if that is what you are looking at, rather than let you find out two weeks in.
- Can I really sell my house as-is?
- Yes. We buy in any condition — no repairs, no cleaning, no staging — and you can leave behind anything you do not want. As-is changes who pays for the work, not what you are required to disclose about it.
- What does a 'cash offer' actually mean?
- That the purchase is funded without a mortgage, so there is no lender, no appraisal and no financing contingency. That is the whole of the advantage: financing falling through is the most common reason a residential sale collapses, and it cannot happen on a cash purchase.
- How do I know your offer is fair?
- Check it against the recorded sales published on this page and against the four-line calculation above it. We show you the comps the number came from. If listing would net you more, we will say so — that conversation is faster for both of us than the alternative.
- What fees or commissions will I pay?
- None. There is no agent commission, no listing fee, and we cover standard closing costs. The number on the offer is what you net, minus any existing mortgage payoff or liens.
- Am I obligated to accept the offer?
- No. The offer is written, free, and yours to walk away from. We would rather you compare it against a listing than feel pushed into it.
- Written offer within 24 hours
- Any condition — no repairs, no cleaning
- No commissions; we cover standard closing costs
- You pick the closing date
Get my cash offer →
Takes about two minutes. Or call
(313) 710-6129 — we answer.
