When you want the clearest picture of what's happening in Southwest Florida real estate, you come to the source — and for over a decade, Myers Group at eXp Luxury has been that source for buyers and sellers across Lee and Collier counties. This month's data reveals a market with deep inventory, motivated sellers, and strategic opportunities for buyers who know where to look. Here is the full breakdown across all segments.
1. LEE COUNTY — SINGLE FAMILY HOMES UNDER $1 MILLION
With over 6,700 active listings and an average of 114 days on market, Lee County's under-$1MM SFH segment is firmly in buyer's market territory. Sellers are averaging a 3.5% discount from list to close, with homes selling near $418K — excellent value for the space (1,815 sq ft avg.). Buyers have time and negotiating leverage; sellers should price sharply from day one to compete in this crowded field.
2. LEE COUNTY — CONDOS UNDER $1 MILLION
The Lee County condo segment under $1MM carries the deepest buyer advantage of any local market this month — 145 average days on market and a 5.4% list-to-sale gap. With nearly 2,845 active condos available, buyers are firmly in control. Investors and lifestyle buyers alike have a compelling window here: motivated sellers, declining cost-per-sqft, and a wide selection of units averaging over 1,400 sq ft in the under-contract cohort.
3. LEE COUNTY — SINGLE FAMILY HOMES OVER $1 MILLION
Lee County's luxury SFH market shows a nuanced picture: while active inventory sits at 150 days — firmly buyer's market — the homes actually closing are doing so in 85 days, a balanced-market pace. This gap suggests that correctly priced luxury properties are moving briskly, while overpriced listings accumulate days. Buyers targeting waterfront and island properties in the $1.7–$2.5MM sweet spot are finding strong value.
4. LEE COUNTY — CONDOS OVER $1 MILLION
Lee County's luxury condo market is seeing solid transaction volume (171 closed) even as active inventory lingers at 165 days. The under-contract average list price of $2.9MM — well above the active average — indicates that premium units are moving faster than the broader pool. Properties at Coconut Road, Pelican Colony, and the Estero Blvd. corridor are driving closings. Buyers willing to commit on quality buildings are finding more negotiating room than this segment has seen in years.
5. COLLIER COUNTY — SINGLE FAMILY HOMES UNDER $1 MILLION
Collier County's under-$1MM SFH segment commands a premium over Lee County — $583K average sold price vs. $418K — reflecting Naples-area land values. With 92 days DOM for closings and a 95.9% list-to-sale ratio, this is among the most active segments in the region. Communities like Heritage Bay, Golden Gate Estates, and Talis Park are seeing consistent activity.
6. COLLIER COUNTY — SINGLE FAMILY HOMES OVER $1 MILLION
Collier County's ultra-luxury SFH market is dominated by Port Royal, Gordon Drive, and Gin Lane estates — with active listings reaching as high as $271M. Despite the headline prices, the market is firmly a buyer's market at 155 days active DOM, and closed sales are averaging $2.55M at $742/sqft. The 6.7% list-to-sale discount gives well-capitalized buyers meaningful negotiating room in this trophy-property segment.
7. COLLIER COUNTY — CONDOS UNDER $1 MILLION
Collier County's condo market under $1MM tells a story of patient inventory and motivated closings. With 2,097 active units averaging 135 days on market and a 5.3% list-to-sale gap, buyers are clearly in the driver's seat. Gulf Shore Blvd., Marco Island, Pelican Bay, and Bonita Beach Road corridors are producing consistent closings in the $735K–$910K range. The $297/sqft sold average represents genuine value for the Naples market.
8. COLLIER COUNTY — CONDOS OVER $1 MILLION
Collier County's luxury condo market is one of the most extraordinary in the country — with Gulf Shore Blvd., Grenadier, Bay Colony, and Vanderbilt Drive assets commanding prices from $1MM to $38MM. At 163 active days on market and a 7.4% list-to-sale discount, buyers with capital have real negotiating power. The 594 closed sales at an average of $2.16M demonstrate that quality inventory is still transacting — precision pricing is the key.