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Fort Myers, Florida

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $77K, +4.2% YoY (ZIP); renters hold 33.9% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is −7.7% YoY. inventory, −10.8% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

Computed from this page's data: median listing $337,555 (Realtor). The listing and rental pools are separate samples, not the same homes priced two ways, so the ratios describe the market rather than any one property. Ratios with reasons, not a recommendation to buy.

14 ZIPs in this city:33901 33902 33905 33906 33907 33908 33912 33913 33916 33919 33965 33966 33967 33994

Median Listing Price

$338K

Population

283,434

118,833

Median Days on Market

Active Listings

2,488

New Listings

584

Housing Market

The median listing price is down 7.7% YoY while the median home got down 0.8% bigger, so value per square foot is down 7.0%.

Pricing

Median Listing Price

$338K-7.7% YoY

Average Listing Price

$499K-0.3% YoY

Price per Sq Ft

$211.149-7.0% YoY

Median Sq Ft

1,594-0.8% YoY

Inventory

Active Listings

2,488-14.8% YoY

New Listings

584-1.4% YoY

Total Listings

3,098-10.8% YoY

Buyer Competition

Pending Listings

620+10.7% YoY

Pending Ratio

0.25+30.1% YoY

Median Days on Market

94-11.2% YoY

Price Reduced

16.5%-12.0% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 441,194

441Kunits

Occupied327,80374.3%

Vacant113,39125.7%

2024 Tenure ⓘ

U.S. Census ACS · n = 327,803

328Koccupied

Owner243,65474.3%

Renter84,14925.7%

Renter Share

25.7%-1.3% YoY

Total Housing Units

441,194+2.5% YoY

FY2026 Fair Market Rent

CountyLee County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,629

/month

1 BR

$1,638

/month

2 BR

$1,961

/month

3 BR

$2,560

/month

4 BR

$2,836

/month

FMR trends · Lee County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 33.9% of this ZIP's 118,833 occupied households, on a median household income of $77K.

Population & Age

Total Population

283,434+2.2% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 283,434

283Kresidents

Under 1845,12315.9%

Adults 18–64156,38955.2%

65 & Over81,92228.9%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

47.73+0.9% YoY

Population Under 18

45,123+0.5% YoY

Population 65 & Over

81,922+4.2% YoY

Households & Mobility

Total Households

118,833+2.1% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.29-0.1% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house84.0%

Moved (within US)14.9%

Other1.1%

Veterans

6.8%-5.1% YoY

Income & Poverty

Median Household Income

$77K+4.2% YoY

Per-Capita Income

$47K+3.8% YoY

Mean Household Income

$106K+3.6% YoY

Below Poverty Level

12.5%-1.6% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone70.1%

Public transit0.7%

Worked from home15.9%

Other13.3%

Worked From Home

15.9%+8.1% YoY

Mean Commute

26.41+4.5% YoY

Units & Tenure

Total Housing Units

157,423+1.8% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 157,423

157Kunits

Occupied118,83375.5%

Vacant38,59024.5%

2024 Tenure ⓘ

U.S. Census ACS · n = 118,833

119Khouseholds

Owner78,57966.1%

Renter40,25433.9%

Avg Household Size — Owner

2.30+0.7% YoY

Avg Household Size — Renter

2.28-1.8% YoY

County Demographics

County population is up 3.2% to 817,666: residents under 18 are up 2.8% and those 65 and over are up 3.1%.

Median Age

49.02024

Population

Lee County Population

860,959+2.0% YoY

Households

Total Households

327,803+2.6% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.45+0.4% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 817,666

818Kresidents

Under 18140,31017.2%

Adults 18–64440,80753.9%

65 & Over236,54928.9%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

140,310+2.8% YoY

Population 65 & Over

236,549+3.1% YoY

Median Age

49.00-0.6% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house86.4%

Moved (within US)12.5%

Other1.1%

Veterans

7.7%-3.8% YoY

County Economy

County median household income is $76K, 12.0% of residents are below the poverty level, 15.4% work from home.

Income

Median Household Income

$76K+4.1% YoY

Per-Capita Income

$45K+3.6% YoY

Mean Household Income

$107K+4.1% YoY

Poverty

Below Poverty Level

12.0%+2.6% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone70.8%

Public transit0.5%

Worked from home15.4%

Other13.3%

Worked From Home

15.4%+11.6% YoY

Mean Commute

29.40+3.5% YoY

Done with Fort Myers? Put it next to another market.

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Fort Myers, Florida

Realtor Sep 2026 · ACS 2024

Market Read

A market with no active rental pool to price against. The sale-side figures below are the whole picture.

Tenant economics are strong. Median household income $77K, +4.2% YoY (ZIP); renters hold 33.9% of ZIP households. See the people evidence ↓

What would change this read: the median listing price is −7.7% YoY. inventory, −10.8% YoY, is the number to watch.

Gross Rental Yield

–

1% rule implies 12%/yr

Rent-to-Price

–

1% rule benchmark: 1.00%/mo

Gross Rent Multiplier

–

Price ÷ annual gross rent

Asking vs Voucher

–

No bedroom size has both a rent sample and a published FMR

14 ZIPs in this city:33901 33902 33905 33906 33907 33908 33912 33913 33916 33919 33965 33966 33967 33994

Median Listing Price

$338K

Population

283,434

118,833

Median Days on Market

Active Listings

2,488

New Listings

584

Housing Market

The median listing price is down 7.7% YoY while the median home got down 0.8% bigger, so value per square foot is down 7.0%.

Pricing

Median Listing Price

$338K-7.7% YoY

Average Listing Price

$499K-0.3% YoY

Price per Sq Ft

$211.149-7.0% YoY

Median Sq Ft

1,594-0.8% YoY

Inventory

Active Listings

2,488-14.8% YoY

New Listings

584-1.4% YoY

Total Listings

3,098-10.8% YoY

Buyer Competition

Pending Listings

620+10.7% YoY

Pending Ratio

0.25+30.1% YoY

Median Days on Market

94-11.2% YoY

Price Reduced

16.5%-12.0% YoY

Units & Occupancy

2024 Occupancy ⓘ

U.S. Census ACS · n = 441,194

441Kunits

Occupied327,80374.3%

Vacant113,39125.7%

2024 Tenure ⓘ

U.S. Census ACS · n = 327,803

328Koccupied

Owner243,65474.3%

Renter84,14925.7%

Renter Share

25.7%-1.3% YoY

Total Housing Units

441,194+2.5% YoY

FY2026 Fair Market Rent

CountyLee County · HUD 40th-percentile estimate, not actual market asking rent

Studio

$1,629

/month

1 BR

$1,638

/month

2 BR

$1,961

/month

3 BR

$2,560

/month

4 BR

$2,836

/month

FMR trends · Lee County

HUD Fair Market Rents · FY1983–FY2026

ZIP Profile

U.S. Census ACS characteristics rolled up across the ZIP Code Tabulation Areas in this area, not the parent county.

Renters hold 33.9% of this ZIP's 118,833 occupied households, on a median household income of $77K.

Population & Age

Total Population

283,434+2.2% YoY

2024 Age Mix ⓘ

U.S. Census ACS · n = 283,434

283Kresidents

Under 1845,12315.9%

Adults 18–64156,38955.2%

65 & Over81,92228.9%

Age Composition Over Time

U.S. Census ACS · 2019–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Median Age

47.73+0.9% YoY

Population Under 18

45,123+0.5% YoY

Population 65 & Over

81,922+4.2% YoY

Households & Mobility

Total Households

118,833+2.1% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.29-0.1% YoY

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house84.0%

Moved (within US)14.9%

Other1.1%

Veterans

6.8%-5.1% YoY

Income & Poverty

Median Household Income

$77K+4.2% YoY

Per-Capita Income

$47K+3.8% YoY

Mean Household Income

$106K+3.6% YoY

Below Poverty Level

12.5%-1.6% YoY

Commuting

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone70.1%

Public transit0.7%

Worked from home15.9%

Other13.3%

Worked From Home

15.9%+8.1% YoY

Mean Commute

26.41+4.5% YoY

Units & Tenure

Total Housing Units

157,423+1.8% YoY

2024 Occupancy ⓘ

U.S. Census ACS · n = 157,423

157Kunits

Occupied118,83375.5%

Vacant38,59024.5%

2024 Tenure ⓘ

U.S. Census ACS · n = 118,833

119Khouseholds

Owner78,57966.1%

Renter40,25433.9%

Avg Household Size — Owner

2.30+0.7% YoY

Avg Household Size — Renter

2.28-1.8% YoY

County Demographics

County population is up 3.2% to 817,666: residents under 18 are up 2.8% and those 65 and over are up 3.1%.

Median Age

49.02024

Population

Lee County Population

860,959+2.0% YoY

Households

Total Households

327,803+2.6% YoY

Household Types ⓘ

U.S. Census ACS

--Not reported for this area (ACS).

Avg Household Size

2.45+0.4% YoY

Age

2024 Age Mix ⓘ

U.S. Census ACS · n = 817,666

818Kresidents

Under 18140,31017.2%

Adults 18–64440,80753.9%

65 & Over236,54928.9%

Age Composition Over Time

U.S. Census ACS · 2017–2024

Population growth (first year = 100)

Share of population (change in pp)

Under 18Adults 18–6465 & Over

Population Under 18

140,310+2.8% YoY

Population 65 & Over

236,549+3.1% YoY

Median Age

49.00-0.6% YoY

Mobility & Veterans

2024 Residential Mobility ⓘ

U.S. Census ACS

of residents

Same house86.4%

Moved (within US)12.5%

Other1.1%

Veterans

7.7%-3.8% YoY

County Economy

County median household income is $76K, 12.0% of residents are below the poverty level, 15.4% work from home.

Income

Median Household Income

$76K+4.1% YoY

Per-Capita Income

$45K+3.6% YoY

Mean Household Income

$107K+4.1% YoY

Poverty

Below Poverty Level

12.0%+2.6% YoY

Transportation to Work

2024 Commute Mode ⓘ

U.S. Census ACS

of workers

Drove alone70.8%

Public transit0.5%

Worked from home15.4%

Other13.3%

Worked From Home

15.4%+11.6% YoY

Mean Commute

29.40+3.5% YoY

Done with Fort Myers? Put it next to another market.