What Buyers and Sellers Should Know Now
If you're navigating the Southwest Florida real estate market—whether as a buyer, seller, or investor—here’s your clear and factual update based on the latest July 2025 data. No speculation. Just what’s actually happening right now, and how to make informed decisions.
🔍 Current Market Snapshot (as of July 2025)
| Category | Fort Myers | Cape Coral | SWFL Average |
|---|---|---|---|
| Median Sale Price | $352,500 | $369,000 | ~$365,000 |
| Days on Market | 103 days | 75–78 days | ~80 days |
| Inventory | 8.8 months | 7.3–12.3 months | ~8–8.6 months |
| Sale-to-List Ratio | ~96% | 93–97% | ~95% |
| Price Reductions | 1,300+ listings cut price in July across SWFL |
📌 This is considered a “balanced-to-buyer-leaning” market, meaning buyers have negotiating power, but well-priced homes are still moving.
🧩 Key Market Drivers Right Now
1. Inventory Has Improved
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Active listings dropped from ~24,000 in May to ~18,000 by August.
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More options = more flexibility for buyers.
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Sellers still have an opportunity—especially when pricing reflects current market value.
2. Interest Rates Are Steady
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Federal Reserve held rates at 4.25–4.50% in July.
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Average 30-year mortgage rate is about 6.75%.
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Many lenders are offering rate buydowns or closing credits, which can benefit both parties.
3. Home Insurance Is a Factor
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Average premiums in Florida are about $6,000/year.
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Inland and newer homes often carry lower premiums.
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Buyers: ask about insurance quotes up front.
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Sellers: having recent wind mitigation and roof updates can help listings stand out.
💡 Tips for Buyers
✅ Take advantage of selection – With inventory up, you’re less likely to get into bidding wars.
✅ Get pre-approved and budget wisely – Include insurance and taxes in your calculations.
✅ Look for motivated sellers – Many homes are seeing price adjustments; don’t be afraid to negotiate.
✅ Don’t wait for the “perfect” time – Timing the market rarely beats buying smart with the right terms.
💡 Tips for Sellers
✅ Price accurately from the start – Overpriced homes are sitting longer and eventually dropping.
✅ Prepare your home – Staging, curb appeal, and updated photos still matter.
✅ Highlight benefits – Recent updates, low insurance costs, or favorable flood zones should be noted.
✅ Be open to negotiations – Flexibility on closing dates or minor repairs can make all the difference.
🛠️ What’s Next?
Based on current trends:
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Prices are stable with slight adjustments in some areas.
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Inventory is normalizing, giving buyers options while keeping sellers competitive.
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No crash indicators – just a healthy market returning to balance after the rapid pace of 2021–2022.
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Experts expect modest price growth (~3–4% annually) to resume in 2026–2027, especially in high-demand zip codes.
📣 Bottom Line
The Southwest Florida housing market remains strong, active, and full of opportunity for both buyers and sellers. Whether you’re looking to upgrade, invest, or settle into your first home—success in today’s market comes down to being well-informed and well-prepared.