Your Monthly Snapshot of Lee & Collier County
By Ron Myers & The Myers Group Team | Myers Group FL
The summer of 2026 is telling a clear story across Southwest Florida: buyers hold the cards right now.
Days on market remain high across all eight market segments, from entry-level Lee County condos to ultra-luxury Collier waterfront estates. Inventory remains healthy, and motivated sellers are the ones closing deals.
Here’s what the numbers show across our market this month.
With 6,307 active listings and homes sitting an average of 116 days before going under contract, Lee County’s single-family market under $1 million is firmly in buyer’s territory.
However, the 96.6% list-to-sale ratio tells us that well-priced homes are still commanding near-asking prices when they sell. Buyers have time to negotiate, but sellers who price competitively from day one are seeing results.
The Lee County condo market under $1 million is one of the most challenged segments in this report. Active listings are averaging 149 days on market, and the list-to-sale ratio is just 94.5%.
This reflects continued pressure from HOA fees, insurance costs, and new Florida condo rules affecting buyer confidence. Sellers need to price with care and prepare for negotiation. Buyers will find strong value and leverage here.
Luxury single-family buyers in Lee County are finding excellent selection, with 1,059 active listings and an average of 161 days on market.
The 92.8% list-to-sale ratio means buyers are negotiating an average of 7.2% below list price. On a luxury purchase, that can represent major savings. This is a strong buyer window for those watching Sanibel, Captiva, Fort Myers Beach, and Cape Coral waterfront homes.
The Lee County luxury condo segment shows the longest active days on market in this report at 181 days.
Still, 177 units have sold, which tells us that right-priced properties are moving. With a 94.9% list-to-sale ratio, buyers are seeing an average savings of about 5% from list price.
Collier County’s sub-$1 million single-family market remains active, with 1,846 homes sold.
At $320 per square foot on sold homes and a 95.9% list-to-sale ratio, buyers are finding better value than we often see in the Naples area. For buyers who have felt priced out of Naples in recent years, this may be a strong time to re-enter the market.
The Naples luxury single-family market is where buyers are finding some of the strongest negotiating power in Southwest Florida.
With 1,270 active listings and an average of 163 days on market, the market clearly favors buyers. At a 91.3% list-to-sale ratio, buyers are negotiating an average of nearly 9% off list price.
On a $3 million home, that can equal about $270,000 in savings.
Similar to Lee County, Collier condos under $1 million are sitting longer, with active listings averaging 141 days on market.
At $305 per square foot on sold units and a 94.5% list-to-sale ratio, value-focused buyers will find options in Naples, Marco Island, and nearby condo communities.
Collier’s luxury condo segment, including Gulf Shore Boulevard, Park Shore, and other high-end condo markets, is showing 171 days on market for active listings.
The 93.6% list-to-sale ratio shows that motivated sellers are willing to negotiate. Buyers who want a Naples luxury condo may have more choices and leverage than they have had in years.
Market Outlook
All eight Southwest Florida market segments are currently showing buyer’s market conditions, based on days on market above 90 days.
That is uncommon. In many softer markets, at least one or two segments still favor sellers. Right now, elevated inventory, insurance costs, HOA concerns, and higher borrowing costs have created a buyer opportunity across many price points and property types.
For Buyers
This is one of the strongest positions buyers have held in Southwest Florida in years. Come prepared, move quickly when you find the right home, and negotiate with confidence.
For Sellers
Pricing strategy matters more than ever. Homes that sell are priced correctly from day one. Overpriced homes are sitting, and later price cuts can cost more than a strong launch price would have.
Ready To Make Your Move?
The Myers Group helps buyers and sellers make smart moves in changing market conditions.
Whether you are buying your dream home in Naples, selling a Cape Coral investment property, or trying to understand what your home is worth in today’s market, we are here to help.
Contact The Myers Group today:
Call or Text: (239) 887-5044
Email: info@myersgroupfl.com
Website: www.myersgroupfl.com