The 100% Commission Real Estate Brokerage in Fort Myers.

The Fort Myers market right now (mid-2026)

Fort Myers has cooled and rebalanced. The Lee County single-family median sits at $385,000, up just 1.3% year over year, with homes going to contract in a median 57 days — improved from 66 a year earlier — and 5.8 months of single-family supply (Royal Palm Coast REALTOR® Association / Florida Gulf Coast MLS, June 2026). That's a market that spent 2024–2025 building a large inventory overhang and is now working it back down: active single-family listings fell about 18.6% year over year, the condo count roughly 19.8%, even as closed sales rose (single-family +3.3%, condos +30.4%).

One honest data note: city-level medians diverge widely. Redfin showed the City of Fort Myers median around $345,000 in late 2025 (down double digits), and several 2026 buyer guides put the spring range at roughly $325,000–$360,000, because Fort Myers's property mix — downtown condos, historic McGregor estates, Gateway new construction, beach rebuilds — swings the number month to month. County single-family data is the reliable anchor; values across Lee County softened roughly 7% through spring 2026 (SWFL/FGCU market reporting, 2026) before supply started tightening again. For agents, the read is simple: prices are flat-to-soft, buyers have leverage, and every deal takes more pricing skill and more negotiation than the 2021 boom ever required.

The condo problem: supply, cash, and the reserve law

The condo and townhome segment is a separate market with its own headwinds. The Lee County condo median is $270,000, flat year over year, on 7.7 months of supply with a median 80 days to contract (RPCRA / Florida Gulf Coast MLS, June 2026) — buyer-friendly, and softer than single-family. It's also overwhelmingly a cash market: 64% of condo closings are all-cash versus 28% of single-family, reflecting the retirees, seasonal buyers, and investors who dominate this segment.

Sitting on top of that is Florida's SB 4-D condo-safety law. Buildings three stories and up must complete milestone inspections at 30 years and structural integrity reserve studies (SIRS), and as of January 1, 2025 associations can no longer waive or reduce reserves for the nine SIRS components (Florida SB 4-D reporting, 2025–2026). Combined with a hard insurance market, that's driving special assessments — some ranging from $10,000 to over $100,000 per unit — through 2025–2026 closings. Older coastal and pre-2000 buildings carry the most scrutiny. Agents who can read a reserve study, explain a milestone-inspection status, and price against the assessment risk are the ones closing condos here; the ones who can't are walking away from a third of the market.

Who's buying: retirees, seasonal, investors, and the beach rebuild

Fort Myers's buyer pool is classic Southwest Florida: retirees and seasonal snowbirds, a heavy Midwest relocation stream (Ohio, Michigan, Illinois, Indiana), and investors drawn by cash-friendly condos and the Cape Coral adjacency next door. That mix is why cash is so prevalent and why the seasonal calendar still drives listing timing. It's also a market where hurricane resilience now prices in directly: since Hurricane Ian (September 2022), homes with impact windows, reinforced roofs, and higher elevation command a premium, and demand has shifted toward newer, code-compliant construction (SWFL recovery reporting, 2026).

The neighborhoods split cleanly. The downtown River District is the walkable urban core — restaurants, condos, and infill. The McGregor Boulevard corridor holds the historic, tree-lined estate market near the Edison & Ford Winter Estates, the city's luxury anchor. Gateway, master-planned near the airport and JetBlue Park, is the family and new-construction lane. Fort Myers Beach (Estero Island) is a genuine rebuild market three-plus years post-Ian — elevated new construction, teardown-to-rebuild lots, and a commercial recovery still moving through permits, with a new 1,000-foot pier slated to break ground late 2026. And Cape Coral, immediately adjacent, feeds Fort Myers agents a huge canal-front and new-construction inventory on the same MLS. Reading which of these markets you're standing in is the core skill.

MLS, association, and the commission math

Fort Myers agents belong to the Royal Palm Coast REALTOR® Association (RPCRA) — formed from the 2016 merger of the Fort Myers and Cape Coral associations, now 7,000+ members with offices in Fort Myers and Cape Coral — and list through the Florida Gulf Coast MLS (RPCRA / Florida Gulf Coast MLS). One membership covers Fort Myers, Cape Coral, the beaches, and the surrounding Lee County market, which pairs naturally with a statewide brokerage: work downtown condos, McGregor estates, and Cape Coral canal homes on the same license and the same MLS.

Now the math. An agent closing 10 single-family sides a year at Lee County's $385,000 median grosses about $115,500 at 3% per side. At a 25% split brokerage, roughly $28,875 goes to the house before monthly fees; at a 20% split, about $23,100. At Gromadzki, those ten closings cost $4,990 flat — meaning roughly $18,000–$24,000 more stays with the agent, every year. In a 57-days-on-market, buyer-leaning environment where each deal takes more showings and more negotiation, keeping what you earn per closing matters more, not less.