Market analysis · July 2026
Lee County housing market
Condos taking almost twice as long to sell as houses, on the freshest data in this register.
Florida, July 2026
| Measure | Figure | Change and period |
|---|---|---|
| Median sale price, single-family | $425,000 | +3.7% year over year |
| Median sale price, condo and townhouse | $295,000 | unchanged year over year |
| Closed sales, single-family | 23,870 | +5.1% year over year |
| Closed sales, condo and townhouse | 8,194 | +11% year over year |
| Months' supply, single-family | 4.5 months | no change figure published |
| Months' supply, condo and townhouse | 7.8 months | no change figure published |
| 30-year fixed mortgage rate | 6.76% | no change figure published week ending 10 Sept. 2026 |
One thing that is widely reported and is not what this data shows
The common claim: Florida condo inventory has surged because of the post-Surfside reserve requirements.
What these figures show: In July 2026, condo active inventory fell year over year in every South Florida county in this register. Condo weakness appears in median price, days to contract and months of supply, not in a rise in listings.
A driver that is documented and dated: Fannie Mae and Freddie Mac eliminated the limited review option for many condo loans on 3 Aug. 2026, and many existing Miami condominium buildings lack FHA approval.
Lee County housing market, July 2026
Condos taking almost twice as long to sell as houses, on the freshest data in this register.
Association MLS data, with a caveat. The source is association-grade but something about it needs stating before you read the numbers. It is stated below.
Read this first. These are the reporting association's own MLS figures for AUGUST 2026 — a month more recent than the rest of this register, which is July. They are not directly comparable with the July figures for other counties, and the association's MLS territory is not identical to the county boundary.
| Measure | Figure | Change and period |
|---|---|---|
| Median sale price, single-family | $364,999 | no change figure published August 2026 |
| Median sale price, condo and townhouse | $227,249 | no change figure published August 2026 |
| Median days on market, single-family | 48 days | no change figure published August 2026 |
| Median days on market, condo and townhouse | 90 days | no change figure published August 2026 |
| Closed sales, single-family | 1,074 | no change figure published August 2026 |
| Closed sales, condo and townhouse | 267 | no change figure published August 2026 |
| New pending sales, single-family | 1,179 | no change figure published August 2026 |
| New pending sales, condo and townhouse | 290 | no change figure published August 2026 |
| Active inventory, single-family | 5,803 | no change figure published August 2026 |
| Active inventory, condo and townhouse | 2,200 | no change figure published August 2026 |
Insurance
| Measure | Figure | Change and period |
|---|---|---|
| Citizens personal lines average premium | $2,846 | -2.6% year over year effective 1 June 2026 Citizens personal lines average premium. Not a countywide market average. |
| Citizens HO-3 multiperil average premium | $3,072 | -7.5% year over year effective 1 June 2026 The largest Citizens HO-3 reduction of any county in this register. |
What the analysts say
reserve requirements and financing complexities continue to create a more complicated environment for condo transactions
What this page does not report
These figures could not be sourced for Lee County from a citable public source for July 2026, so they are not published here rather than estimated:
- Year-over-year changes for the August figures.
- Months of supply and percent of original list price for August.
- Documented Hurricane Ian effects on 2026 transactions. No authoritative 2026 quantification was found, and none is asserted.
Works Cited
- “2026 Rate Kit.” Citizens Property Insurance Corporation, Dec. 2025, www.citizensfla.com/documents/20702/35182283/2026+Rate+Kit.pdf. Accessed 10 Sept. 2026.
- “Market Statistics.” Royal Palm Coast REALTOR® Association, Aug. 2026, rpcra.org/mls/economic-insights/market-statistics.html. Accessed 10 Sept. 2026.
- Connolly, Amy. “Rising Condo Sales Signal Opportunity as Florida Market Stabilizes.” Florida Realtors, 19 May 2026, www.floridarealtors.org/news-media/news-articles/2026/05/rising-condo-sales-signal-opportunity-florida-market-stabilizes. Accessed 10 Sept. 2026.
Figures describe July 2026 and were compiled on 2026-09-10. Florida Realtors releases August 2026 county data on 16 September 2026. Market data is historical reporting, not a forecast, and nothing here is a prediction about what any individual property will sell for. Jacob Campbell is a Florida real estate sales associate and is not an attorney, CPA, lender, appraiser, home inspector or insurance agent.
Working in Lee County
I am a licensed Florida sales associate and can work anywhere in the state, but Lee County is not one of the markets I am in week to week. For a transaction here I would either work it directly or place you with an agent who is already in this market through The Keyes Company, depending on which actually serves you better — and I will tell you which I think it is.