The Southwest Florida real estate market is sending a clear signal in August 2026: buyers have more leverage across every market segment we track.
From Lee County homes under $1 million to luxury condos in Collier County, active listings are averaging more than 90 days on market.
For buyers, that means more choices and more room to negotiate.
For sellers, price, condition, and presentation matter more than ever.
Here is what the latest numbers show.
August 2026 Market at a Glance
| Market Segment | Active | Avg. List Price | Avg. DOM | Sold | Avg. Sold Price | List-to-Sale |
|---|---|---|---|---|---|---|
| Lee SFH Under $1M | 6,053 | $434K | 118 | 8,367 | $415,630 | 96.7% |
| Lee Condos Under $1M | 2,419 | $334K | 153 | 2,561 | ~$312K* | 94.6% |
| Lee SFH Over $1M | 948 | $2.5M | 167 | 94 | ~$1.93M | 91.0% |
| Lee Condos Over $1M | 210 | $2.2M | 194 | 174 | ~$2.01M | 94.8% |
| Collier SFH Under $1M | 1,337 | $617K | 113 | 1,893 | $580,047 | 96.0% |
| Collier SFH Over $1M | 1,177 | $4.3M | 167 | 172 | ~$2.96M | 92.2% |
| Collier Condos Under $1M | 1,706 | $429K | 142 | 213 | $389,662 | 94.8% |
| Collier Condos Over $1M | 518 | $3.1M | 177 | 44 | ~$1.94M | 92.6% |
Market Signal: All eight segments currently show buyer's-market conditions based on active days on market.
Lee County condos under $1 million include a data outlier in the sold average.
1. Lee County Single-Family Homes Under $1 Million
Active Listings: 6,053
Under Contract: 1,800
Sold: 8,367
Average Active List Price: $434,362
Average Sold Price: $415,630
Average Active Days on Market: 118 days
Average Sold Days on Market: 87 days
Average Sold Price Per Sq. Ft.: $230
List-to-Sale Ratio: 96.7%
What It Means
Lee County's largest market segment remains firmly in buyer's-market territory.
More than 6,000 homes are actively listed, giving buyers plenty of choices. At the same time, sales activity shows buyers are still making moves.
The key for sellers is simple: homes priced correctly are selling.
With a 96.7% list-to-sale ratio, buyers are negotiating, but sellers who enter the market at a realistic price can still attract strong offers.
2. Lee County Condominiums Under $1 Million
Active Listings: 2,419
Under Contract: 409
Sold: 2,561
Average Active List Price: $333,924
Average Sold Price: Approximately $312,507*
Average Active Days on Market: 153 days
Average Sold Days on Market: 111 days
Average Sold Price Per Sq. Ft.: $242
List-to-Sale Ratio: Approximately 94.6%
What It Means
Lee County condos continue to face some of the strongest buyer resistance in the market.
Active listings are averaging 153 days on market.
Insurance costs, association fees, reserve funding, special assessments, and building inspection requirements all play a larger role in today's condo purchase.
Buyers are looking closely at the financial health of each condo association before making an offer.
For sellers, having HOA documents, reserve information, inspection reports, and assessment details ready can help reduce uncertainty.
The sold average includes a data outlier that may affect the reported average.
3. Lee County Single-Family Homes Over $1 Million
Active Listings: 948
Under Contract: 164
Sold: 94
Average Active List Price: $2.5 million
Average Sold Price: Approximately $1.93 million
Average Active Days on Market: 167 days
Average Sold Days on Market: 143 days
Average Sold Price Per Sq. Ft.: $619
List-to-Sale Ratio: Approximately 91.0%
What It Means
Luxury buyers in Lee County have strong negotiating power.
Active luxury homes are averaging 167 days on market, and the list-to-sale ratio sits near 91%.
That does not mean every buyer should expect a 9% discount.
It does show that luxury buyers are looking closely at price and value before making a move.
For sellers, an aggressive original asking price can result in months of extra market time and later price reductions.
In today's luxury market, the first price often matters more than the first price reduction.
4. Lee County Condominiums Over $1 Million
Active Listings: 210
Under Contract: 51
Sold: 174
Average Active List Price: $2.2 million
Average Sold Price: Approximately $2.01 million
Average Active Days on Market: 194 days
Average Sold Days on Market: 137 days
Average Sold Price Per Sq. Ft.: $758
List-to-Sale Ratio: Approximately 94.8%
What It Means
Lee County luxury condos have the highest average active days on market of any segment we track.
At 194 days, the typical active listing has been available for more than six months.
There is an important difference, though.
Properties that attract serious buyers tend to move faster. Current under-contract properties average 76 days on market.
That tells us buyers will act when they see the right combination of location, condition, amenities, association strength, and price.
Luxury condo sellers also compete with new construction, so existing properties need a clear value story.
5. Collier County Single-Family Homes Under $1 Million
Active Listings: 1,337
Under Contract: 424
Sold: 1,893
Average Active List Price: $616,943
Average Sold Price: $580,047
Average Active Days on Market: 113 days
Average Sold Days on Market: 92 days
Average Sold Price Per Sq. Ft.: $335
List-to-Sale Ratio: 96.0%
What It Means
Collier County homes under $1 million remain one of the healthier segments we track.
Homes are still averaging more than 90 days on market, but buyers remain active.
The 96% list-to-sale ratio also shows that sellers who price close to market value can still achieve solid results.
For buyers looking in Naples and surrounding Collier County communities, increased inventory creates more choices without removing competition for the best homes.
6. Collier County Single-Family Homes Over $1 Million
Active Listings: 1,177
Under Contract: 234
Sold: 172
Average Active List Price: $4.3 million
Average Sold Price: Approximately $2.96 million
Average Active Days on Market: 167 days
Average Sold Days on Market: 131 days
Average Sold Price Per Sq. Ft.: $838
List-to-Sale Ratio: Approximately 92.2%
What It Means
Collier County remains one of Southwest Florida's premier luxury markets, but luxury buyers have more leverage than they did during the peak seller's market.
The average active list price is also affected by a small number of ultra-luxury estates, so averages alone do not tell the full story.
For many luxury buyers shopping in the $1.5 million to $5 million range, current conditions can create meaningful opportunities.
With sold homes averaging about 92.2% of list price, buyers and sellers both need strong local comparable sales before deciding where to negotiate.
7. Collier County Condominiums Under $1 Million
Active Listings: 1,706
Under Contract: 330
Sold: 213
Average Active List Price: $429,392
Average Sold Price: $389,662
Average Active Days on Market: 142 days
Average Sold Days on Market: 130 days
Average Sold Price Per Sq. Ft.: $287
List-to-Sale Ratio: 94.8%
What It Means
Collier County condos under $1 million are also feeling the effect of today's more cautious condo buyer.
Active properties are averaging 142 days on market.
Buyers continue to focus on association finances, reserves, assessments, insurance, inspections, and monthly fees.
The average sale-to-list ratio of 94.8% shows buyers are finding room to negotiate.
For sellers, transparency can help. Giving buyers association documents and financial information early can make it easier for them to move forward with confidence.
8. Collier County Condominiums Over $1 Million
Active Listings: 518
Under Contract: 113
Sold: 44
Average Active List Price: $3.1 million
Average Sold Price: Approximately $1.94 million
Average Active Days on Market: 177 days
Average Sold Days on Market: 148 days
Average Sold Price Per Sq. Ft.: $822
List-to-Sale Ratio: Approximately 92.6%
What It Means
Luxury condo buyers in Collier County have choices.
Active properties average 177 days on market, while sold properties average 148 days.
The 92.6% list-to-sale ratio also points to meaningful negotiation in this premium segment.
But averages can hide major differences between buildings.
Gulf access, Gulf views, building age, renovations, association financials, amenities, location, and new construction competition can all have a major effect on value.
This is a market where buyers and sellers benefit from studying each building and property individually.
The Big Picture for August 2026
For Buyers
This market gives buyers something they have not always had in Southwest Florida: time and choice.
Inventory remains high, days on market are longer, and many sellers are more open to negotiation.
That can create opportunities to negotiate on:
- Purchase price
- Closing costs
- Repairs
- Furnishings
- Closing dates
- Rate-buydown contributions
- Other contract terms
But the best homes can still attract strong interest.
A buyer's market does not mean every property is a bargain. It means buyers have more power to compare homes and negotiate based on the facts.
For Sellers
Price matters from day one.
Today's buyers can see competing listings, recent sales, price reductions, days on market, and property history.
If a home enters the market too high, buyers may simply move to the next property.
Strong marketing still matters, but marketing cannot fix the wrong price.
Professional photography, preparation, staging, broad online exposure, and a clear pricing plan can help a home stand out in a crowded market.
For Investors
Higher inventory and longer market times can create opportunities for investors who know their numbers.
Investors should look beyond the asking price and study:
- Insurance costs
- Property taxes
- HOA or condo fees
- Rental restrictions
- Special assessments
- Flood zones
- Maintenance costs
- Expected rental income
- Long-term resale potential
The right purchase price matters, but the full cost of ownership matters even more.
What Does Your Local Market Look Like?
Southwest Florida is not one single real estate market.
Fort Myers can behave differently from Naples.
A golf community can behave differently from a Gulf-access neighborhood.
A condo tower can behave differently from another building just a few blocks away.
That is why broad market statistics are only the starting point.
If you are thinking about buying or selling, we can help you look at the numbers that matter for your specific home, neighborhood, community, or price range.
Ready to Make Your Move?
Whether you are buying, selling, or investing in Southwest Florida, The Myers Group can help you understand the market and make your next move with confidence.
The Myers Group | eXp Luxury
Call: (239) 887-5044
Email: info@myersgroupfl.com
Website: www.MyersGroupFL.com
Luxury Real Estate, Simplified.
Market statistics come from MyersGroupFL.com MLS reports and reflect the reporting period noted above. Real estate markets can vary by neighborhood, property type, community, building, and price range. Statistics are for general market information and should not be used as a substitute for a property-specific market analysis.