🏡 Southwest Florida Real Estate Market Recap – July 2025 Data

As summer winds down and families prepare for back-to-school season, the Southwest Florida housing market is showing signs of shifting. With fresh data from multiple local boards and MLS reports, here’s an in-depth look at what’s happening across Lee County, Collier County, and the surrounding region.

📊 Key Highlights – July 2025

• Median Sales Price (Florida Gulf Coast MLS): $424,900 — virtually unchanged from July 2024’s $425,000.

• Supply of Inventory: 7.0 months — up 15.8% from last year’s 6.1 months, signaling more selection for buyers.

• Lee vs. Collier County (Bonita Springs-Estero REALTORS® data):

  • Lee County: ~7.0 months supply, median sales price around $355,000–$400,000 depending on property type.

  • Collier County: ~9.0+ months supply, median sales price above $600,000.

• Median Days on Market: 71 days (up 36.5% year-over-year) — homes are taking longer to sell.

• Active Inventory: 26,159 homes — a 3.5% dip from last year but still a healthy supply.

• New Listings: 4,547 — down 3.5% compared to July 2024.

• List Price Received: 94.0% — indicating buyers are negotiating more successfully.

🧐 What the Data Means

1. The Market is Moving Toward Balance
With 7.0 months of supply in the Florida Gulf Coast MLS and nearly 10 months according to broader regional reports, Southwest Florida is leaning into buyer’s market territory. The National Association of Realtors® considers 5–6 months of inventory balanced, so we are above that range.

2. Prices Are Holding Steady (For Now)
Median sales prices haven’t taken a sharp dive — in fact, the Florida Gulf Coast MLS shows virtually no change year-over-year. However, county-by-county breakdowns reveal Collier’s luxury-heavy market maintaining higher values, while Lee’s median prices are flatter.

3. Homes Are Taking Longer to Sell
A 36.5% jump in median days on market means buyers are in less of a rush and have more choices, while sellers need to be strategic on pricing and presentation.

4. Negotiations Are Back
With sellers receiving 94% of list price on average, buyers are more confident in making offers below asking — and getting them accepted.

📌 County Comparisons: Lee vs. Collier

• Lee County:

  • Inventory: ~7 months

  • Median Price: Lower overall than Collier

  • Days on Market: 90+ for many properties, trending up

• Collier County:

  • Inventory: ~9 months

  • Median Price: $600,000+

  • Days on Market: 100+ in some segments, indicating slower absorption in the higher price ranges

💡 What Buyers & Sellers Should Do Now

For Buyers:

• Take advantage of increased selection and slower pace to negotiate better terms.

• Lock in interest rates when possible, as mortgage market volatility continues.

For Sellers:

• Price competitively from the start — overpricing leads to longer market times and more price reductions.

• Ensure your home stands out with professional photos, strong online presence, and showing flexibility.

🔍 Final Word

Southwest Florida is no longer in the frenzy of 2021–2022. Inventory is building, days on market are stretching, and negotiation power is shifting toward buyers. Success in this market comes down to strategy, timing, and knowing your local numbers.

Data Sources:

• Florida Gulf Coast MLS

• Bonita Springs-Estero REALTORS® / InfoSparks

• South Naples Estero REALTORS® Market Review

• SWFL MLS data (compiled August 2025)