December 2025 SWFL Market Hub — Lee, Collier, Charlotte, The Villages, Pasco, Hernando, Sarasota, Hillsborough

December 2025 Market Update — Regional Snapshot Across Florida

2025 vs 2024 Market Snapshot

Buyers

Sales are up and inventory is still elevated. You’ve got options—negotiate on condition, terms, and closing costs.

Sellers

Fewer new listings helps, but buyers are picky. Pricing to the last 30–60 days and showing up turnkey matters.

Investors

Condo supply is still high (MSI ~11.2). Underwrite HOA/insurance/assessments like your life depends on it.

Single-Family Homes — Lee County

Closed Sales

+15% YoY

Median Sale Price

-3.8% YoY

New Listings

-15% YoY

Median Time to Contract

no change YoY

Active Listings

-2.5% YoY

Months’ Supply

down from 7.3

Condos & Townhomes — Lee County

Closed Sales

+19% YoY

Median Sale Price

-8.7% YoY

New Listings

-7.4% YoY

Median Time to Contract

flat vs 72

Active Listings

+1.8% YoY

Months’ Supply

up from 11.0

Buyers

Sales are up while prices are slightly softer. Negotiate repairs/credits—condos give you even more room.

Sellers

New listings are down, but market time is up. Price to today’s comps and don’t chase peak pricing.

Investors

Condo MSI is still high—good entry points if HOA reserves and insurance numbers pencil out.

Single-Family Homes — Collier County

Closed Sales

+30% YoY

Median Sale Price

-1.3% YoY

New Listings

-15% YoY

Median Time to Contract

+6 days

Active Listings

-4.7% YoY

Months’ Supply

down from 8.7

Condos & Townhomes — Collier County

Closed Sales

+30% YoY

Median Sale Price

-1.1% YoY

New Listings

-23% YoY

Median Time to Contract

+5 days

Active Listings

+4.1% YoY

Months’ Supply

up from 9.7

Buyers

Sales are up, prices are up slightly, and inventory is still healthy. Shop around and push for credits.

Sellers

New listings are down, but time-to-contract is still longer. Win with turnkey presentation + realistic pricing.

Investors

Condo pricing is softer with high supply—great for value plays if reserves/assessments check out.

Single-Family Homes — Charlotte County

Closed Sales

+11% YoY

Median Sale Price

+2.3% YoY

New Listings

-11% YoY

Median Time to Contract

+5 days

Active Listings

-8.9% YoY

Months’ Supply

down from 7.9

Condos & Townhomes — Charlotte County

Closed Sales

+28% YoY

Median Sale Price

-18% YoY

New Listings

-5.3% YoY

Median Time to Contract

-12 days

Active Listings

-3.2% YoY

Months’ Supply

flat vs 10.1

Buyers

SF is tighter (MSI ~3.8) and sales are up—move fast on clean homes. Villas/condos are still negotiable.

Sellers

SF: good footing if priced right and turnkey. Condos: longer timelines—lead with condition and value.

Investors

SF demand looks steady; condos are softer. Favor low-capex, HOA-friendly product.

Single-Family Homes — The Villages

Closed Sales

+1.5% YoY

Median Sale Price

-2.6% YoY

New Listings

-4% YoY

Median Time to Contract

-4 days

Active Listings

-6% YoY

Months’ Supply

down from 4.7

Condos & Townhomes — The Villages

Closed Sales

+30% YoY

Median Sale Price

-3% YoY

New Listings

+6.1% YoY

Median Time to Contract

+21 days

Active Listings

+2.4% YoY

Months’ Supply

down from 3.8

Buyers

SF MSI ~3.4 = still competitive—act quickly on the good ones. Condos are softer; negotiate price and terms.

Sellers

SF: priced-right still moves. Condos: fewer buyers + longer timelines—prep and pricing need to be sharp.

Investors

Mixed bag: SF tighter, condos looser. Model vacancy, HOA, and insurance carefully before you jump.

Single-Family Homes — Pasco County

Closed Sales

-3.1% YoY

Median Sale Price

-1.3% YoY

New Listings

-15% YoY

Median Time to Contract

+3 days

Active Listings

+2.1% YoY

Months’ Supply

flat YoY

Condos & Townhomes — Pasco County

Closed Sales

-25% YoY

Median Sale Price

-7.2% YoY

New Listings

-27% YoY

Median Time to Contract

+30 days

Active Listings

-0.3% YoY

Months’ Supply

up from 3.5

Buyers

SF prices are basically flat with MSI ~4.3. Move decisively on well-kept homes; negotiate on dated inventory.

Sellers

Demand is steady but market time is up. Win with turnkey prep and sharp pricing from day one.

Investors

Condo stats are thin and jumpy—treat them as higher-volatility, or stick to SF unless the numbers are stellar.

Single-Family Homes — Hernando County

Closed Sales

-1.1% YoY

Median Sale Price

+0.4% YoY

New Listings

-6.8% YoY

Median Time to Contract

+16 days

Active Listings

+5.2% YoY

Months’ Supply

flat YoY

Condos & Townhomes — Hernando County

Closed Sales

+129% YoY

Median Sale Price

-12% YoY

New Listings

-36% YoY

Median Time to Contract

+41 days

Active Listings

-12% YoY

Months’ Supply

up from 3.9

Buyers

SF prices are down with more supply—good time to shop. Condos show bigger price drops—negotiate hard.

Sellers

Supply and market time are up. Price to today’s comps, stage hard, and expect credit requests.

Investors

Condo prices are down ~10% with higher supply—opportunity if HOA and insurance don’t kill the deal.

Single-Family Homes — Sarasota County

Closed Sales

+18% YoY

Median Sale Price

-8.3% YoY

New Listings

-19% YoY

Median Time to Contract

+8 days

Active Listings

+5.7% YoY

Months’ Supply

down from 5.5

Condos & Townhomes — Sarasota County

Closed Sales

+15% YoY

Median Sale Price

-10% YoY

New Listings

-24% YoY

Median Time to Contract

-8 days

Active Listings

+12% YoY

Months’ Supply

up from 6.9

Buyers

SF is still competitive with ~3.5 months of supply. Be ready to move quickly on the best homes.

Sellers

Prices are up, but sales are down. You can price confidently—only if condition matches the comps.

Investors

SF is stable; condos are softer with rising supply. Underwrite rent, HOA, and insurance very carefully.

Single-Family Homes — Hillsborough County

Closed Sales

-7.1% YoY

Median Sale Price

+2.4% YoY

New Listings

-12% YoY

Median Time to Contract

+9 days

Active Listings

+7% YoY

Months’ Supply

up from 3.2

Condos & Townhomes — Hillsborough County

Closed Sales

-7.3% YoY

Median Sale Price

-0.5% YoY

New Listings

-19% YoY

Median Time to Contract

-8 days

Active Listings

-0.8% YoY

Months’ Supply

up from 4.4

(Interactive counters require JavaScript. Values shown in the cards reflect 2025 endpoints.)