February 2026 SWFL Market Hub — Lee, Collier, Charlotte, The Villages, Pasco, Hernando, Sarasota, Hillsborough

February 2026 Market Update — Regional Snapshot Across Florida

2026 vs 2025 Market Snapshot

Buyers

Inventory remains elevated in both segments, which gives buyers more options and more negotiating power than they had a year ago.

Sellers

Homes are still selling, but buyers are taking their time and comparing value carefully. Pricing and presentation matter.

Investors

Condo inventory is especially high, which creates opportunity, but carrying costs and association fees need to be weighed carefully.

Single-Family Homes — Lee County

Closed Sales

+24% YoY

Median Sale Price

-2.6% YoY

New Listings

-12% YoY

Median Time to Contract

up from 58 days a year ago

Active Inventory

-14% YoY

Months Supply of Inventory

down from 8.8 months a year ago

Condos & Townhomes — Lee County

Closed Sales

+51% YoY

Median Sale Price

-8.2% YoY

New Listings

-18% YoY

Median Time to Contract

up from 64 days a year ago

Active Inventory

-12% YoY

Months Supply of Inventory

down from 14.1 months a year ago

Buyers

With prices softening and inventory still healthy, buyers have more room to negotiate on price, terms, and seller concessions.

Sellers

The market is still active, but buyers are more selective. Well-priced properties in good condition stand out the fastest.

Investors

Condo supply remains elevated, creating more buying opportunities, but due diligence is critical when reviewing costs and financials.

Single-Family Homes — Collier County

Closed Sales

+3.2% YoY

Median Sale Price

-7.0% YoY

New Listings

-18% YoY

Median Time to Contract

up from 66 days a year ago

Active Inventory

-17% YoY

Months Supply of Inventory

down from 10.7 months a year ago

Condos & Townhomes — Collier County

Closed Sales

+40% YoY

Median Sale Price

-2.9% YoY

New Listings

-11% YoY

Median Time to Contract

up from 71 days a year ago

Active Inventory

-10% YoY

Months Supply of Inventory

down from 12.5 months a year ago

Buyers

Buyers have more flexibility in both market segments, with added time to compare properties and negotiate favorable terms.

Sellers

This market requires strong pricing strategy. Buyers have choices, so homes need to show value from the start.

Investors

Sales activity has improved, but inventory is still high enough to create leverage for investors looking for the right entry point.

Single-Family Homes — Charlotte County

Closed Sales

+21% YoY

Median Sale Price

+0.3% YoY

New Listings

-27% YoY

Median Time to Contract

down from 66 days a year ago

Active Inventory

-24% YoY

Months Supply of Inventory

down from 9.6 months a year ago

Condos & Townhomes — Charlotte County

Closed Sales

+58% YoY

Median Sale Price

-9.2% YoY

New Listings

-23% YoY

Median Time to Contract

up from 75 days a year ago

Active Inventory

-20% YoY

Months Supply of Inventory

down from 14.2 months a year ago

Buyers

The single-family market remains fairly balanced, while condos offer slightly more negotiating room and selection.

Sellers

Properties are still moving, but buyers are paying close attention to price and condition. Accurate pricing makes a difference.

Investors

This market is more stable than some others, but there is still more opportunity to negotiate than there was during the peak years.

Single-Family Homes — The Villages

Closed Sales

-4.5% YoY

Median Sale Price

-1.9% YoY

New Listings

-14% YoY

Median Time to Contract

down from 58 days a year ago

Active Inventory

-14% YoY

Months Supply of Inventory

down from 5.4 months a year ago

Condos & Townhomes — The Villages

Closed Sales

-2.7% YoY

Median Sale Price

-0.2% YoY

New Listings

-16% YoY

Median Time to Contract

down from 64 days a year ago

Active Inventory

+0.6% YoY

Months Supply of Inventory

down from 4.5 months a year ago

Buyers

Buyers have gained more breathing room, especially in the condo market, where supply has increased and timing has slowed.

Sellers

Homes can still sell well, but the market is less forgiving. Pricing and condition play a larger role in buyer response.

Investors

The condo market offers more opportunity due to higher supply, while single-family homes remain somewhat more balanced.

Single-Family Homes — Pasco County

Closed Sales

-17% YoY

Median Sale Price

-1.3% YoY

New Listings

-5.6% YoY

Median Time to Contract

down from 55 days a year ago

Active Inventory

+3.2% YoY

Months Supply of Inventory

up from 3.6 months a year ago

Condos & Townhomes — Pasco County

Closed Sales

-36% YoY

Median Sale Price

-15% YoY

New Listings

-7.2% YoY

Median Time to Contract

up from 43 days a year ago

Active Inventory

+5.8% YoY

Months Supply of Inventory

up from 4.0 months a year ago

Buyers

Single-family buyers have more choices than they did a year ago, while the condo market remains very small and can be less predictable.

Sellers

As inventory has grown, sellers need to be realistic about pricing and prepared for buyers to take more time.

Investors

Single-family homes provide the clearer market picture here, while condo activity is limited and should be viewed more cautiously.

Single-Family Homes — Hernando County

Closed Sales

-10% YoY

Median Sale Price

+0.9% YoY

New Listings

-17% YoY

Median Time to Contract

up from 50 days a year ago

Active Inventory

+3.7% YoY

Months Supply of Inventory

down from 4.5 months a year ago

Condos & Townhomes — Hernando County

Closed Sales

+333% YoY

Median Sale Price

-15% YoY

New Listings

-10% YoY

Median Time to Contract

up from 79 days a year ago

Active Inventory

-29% YoY

Months Supply of Inventory

down from 4.7 months a year ago

Buyers

There is more room to negotiate in both segments, especially in condos, where supply remains elevated.

Sellers

Buyers are still active, but they are value-conscious. Properties that are well-priced and well-presented have the strongest advantage.

Investors

Condo inventory remains relatively high, which can create opportunity, but association costs and overall numbers should be reviewed carefully.

Single-Family Homes — Sarasota County

Closed Sales

+6.1% YoY

Median Sale Price

-5.0% YoY

New Listings

-22% YoY

Median Time to Contract

up from 46 days a year ago

Active Inventory

-20% YoY

Months Supply of Inventory

down from 6.8 months a year ago

Condos & Townhomes — Sarasota County

Closed Sales

+36% YoY

Median Sale Price

-3.5% YoY

New Listings

-12% YoY

Median Time to Contract

up from 44 days a year ago

Active Inventory

-6.7% YoY

Months Supply of Inventory

down from 9.1 months a year ago

Buyers

Single-family homes are still relatively steady, while condos give buyers more room to negotiate on price, terms, and concessions.

Sellers

Homes are still selling, but buyers are watching value closely. Strong presentation and realistic pricing matter much more than they did in a faster market.

Investors

Single-family inventory remains fairly balanced, while condo supply has risen to 5.6 months. That creates more opportunity, but the numbers still need to make sense on paper.

Single-Family Homes — Hillsborough County

Closed Sales

-5.1% YoY

Median Sale Price

+1.4% YoY

New Listings

-2.7% YoY

Median Time to Contract

up from 38 days a year ago

Active Inventory

+0.6% YoY

Months Supply of Inventory

up from 3.5 months a year ago

Condos & Townhomes — Hillsborough County

Closed Sales

-14% YoY

Median Sale Price

+0.2% YoY

New Listings

-10% YoY

Median Time to Contract

down from 59 days a year ago

Active Inventory

-4.7% YoY

Months Supply of Inventory

up from 5.2 months a year ago

(Interactive counters require JavaScript. Values shown in the cards reflect February 2026 endpoints.)