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

January 2026 Market Update — Regional Snapshot Across Florida

2026 vs 2025 Market Snapshot

Buyers

Sales jumped and inventory is high. You’ve got options—negotiate on condition, terms, and closing costs.

Sellers

More listings + longer days means pricing to the last 30–60 days and showing up turnkey matters more than ever.

Investors

Buyers may get a better price on condos right now, but make sure the building’s finances are healthy so the ‘deal’ doesn’t become expensive later.

Single-Family Homes — Lee County

Closed Sales

+15% YoY

Median Sale Price

+0.1% YoY

New Listings

+1% YoY

Median Time to Contract

up from 53 days a year ago

Active Listings

-1% YoY

Months’ Supply

down from 8.4 in 2025

Condos & Townhomes — Lee County

Closed Sales

+19% YoY

Median Sale Price

-11% YoY

New Listings

+2.4% YoY

Median Time to Contract

down from 76 days in 2025

Active Listings

-0.1% YoY

Months’ Supply

down from 13.1 in 2025

Buyers

Strong sales with softer prices. Negotiate repairs and fees; condos still offer room on price.

Sellers

Expect buyers to be picky. Sharp pricing, clean presentation, and flexible terms matter.

Investors

Condo inventory remains high and pricing is softer—opportunity if HOA and insurance pencil.

Single-Family Homes — Collier County

Closed Sales

+6.3% YoY

Median Sale Price

-7% YoY

New Listings

+4.9% YoY

Median Time to Contract

down from 71 days in 2025

Active Listings

+0.1% YoY

Months’ Supply

down from 9.9 in 2025

Condos & Townhomes — Collier County

Closed Sales

+15% YoY

Median Sale Price

-8.3% YoY

New Listings

-1.1% YoY

Median Time to Contract

down from 65 days a year ago

Active Listings

+6.7% YoY

Months’ Supply

down from 12.1 in 2025

Buyers

Single-family sales are up, but prices are softer and inventory is still healthy—good setup for negotiating.

Sellers

Homes are moving, but not instantly. Price to the current market and make the first impression count.

Investors

Condo/townhome price softness plus high MSI can create value plays—just verify HOA financials.

Single-Family Homes — Charlotte County

Closed Sales

+19% YoY

Median Sale Price

-1.1% YoY

New Listings

-14% YoY

Median Time to Contract

down from 70 days in 2025

Active Listings

-11% YoY

Months’ Supply

down from 8.9 in 2025

Condos & Townhomes — Charlotte County

Closed Sales

+90% YoY

Median Sale Price

-0.6% YoY

New Listings

-20% YoY

Median Time to Contract

down from 119 days a year ago

Active Listings

-9.1% YoY

Months’ Supply

down from 13.2 in 2025

Buyers

Single-family MSI is still relatively tight compared to condos/townhomes. Be ready to move on clean homes.

Sellers

SF sales are down and prices softened. Pricing and presentation matter more than wishful thinking.

Investors

Condo/townhome values dropped hard YoY. Could be opportunity—if HOA and carrying costs behave.

Single-Family Homes — The Villages

Closed Sales

-16% YoY

Median Sale Price

-4.3% YoY

New Listings

+7.4% YoY

Median Time to Contract

down from 68 days a year ago

Active Inventory

-5.3% YoY

Months Supply of Inventory

down from 5.1 months a year ago

Condos & Townhomes — The Villages

Closed Sales

+30% YoY

Median Sale Price

-19% YoY

New Listings

-13% YoY

Median Time to Contract

down from 76 days a year ago

Active Inventory

+4.6% YoY

Months Supply of Inventory

down from 4.5 months a year ago

Buyers

SF remains more competitive than condos/townhomes. Condo buyers have more leverage on both price and terms.

Sellers

SF can still move with proper pricing. Condo/townhome sellers need to lead with value and patience.

Investors

Condo/townhome stats weakened sharply. Stress test rents, HOA, and insurance before pulling the trigger.

Single-Family Homes — Pasco County

Closed Sales

-22% YoY

Median Sale Price

-3.2% YoY

New Listings

-1.9% YoY

Median Time to Contract

up from 43 days a year ago

Active Inventory

+3.4% YoY

Months Supply of Inventory

up from 3.5 months a year ago

Condos & Townhomes — Pasco County

Closed Sales

-50% YoY

Median Sale Price

-18% YoY

New Listings

-14% YoY

Median Time to Contract

up from 46 days a year ago

Active Inventory

-2.9% YoY

Months Supply of Inventory

up from 3.9 months a year ago

Buyers

Single-family inventory expanded a lot and prices softened—better selection and negotiating power than last year.

Sellers

More listings = more competition. Price sharp and present well or you’ll sit.

Investors

Condo/townhome sample size is tiny and volatile. Great for opportunists, dangerous for assumptions.

Single-Family Homes — Hernando County

Closed Sales

+28% YoY

Median Sale Price

-4.2% YoY

New Listings

+48% YoY

Median Time to Contract

down from 65 days a year ago

Active Inventory

+49% YoY

Months Supply of Inventory

up from 4.5 months a year ago

Condos & Townhomes — Hernando County

Closed Sales

no change YoY

Median Sale Price

no change YoY

New Listings

+100% YoY

Median Time to Contract

up from 53 days a year ago

Active Inventory

+15% YoY

Months Supply of Inventory

up from 3.9 months a year ago

Buyers

Prices are down in both categories. Condo/townhome buyers especially have room to negotiate.

Sellers

Sales are happening, but buyers are value-focused. Pricing and condition need to be dialed in.

Investors

Condo/townhome pricing is softer and MSI is high—good hunting ground if fees and insurance work.

Single-Family Homes — Sarasota County

Closed Sales

+0.6% YoY

Median Sale Price

-7.5% YoY

New Listings

-20% YoY

Median Time to Contract

up from 45 days a year ago

Active Inventory

-14% YoY

Months Supply of Inventory

down from 6.4 months a year ago

Condos & Townhomes — Sarasota County

Closed Sales

+9.1% YoY

Median Sale Price

-9.5% YoY

New Listings

-11% YoY

Median Time to Contract

up from 53 days a year ago

Active Inventory

-0.6% YoY

Months Supply of Inventory

up from 8.5 months a year ago

Buyers

Single-family is still relatively tight compared to condos/townhomes. Strong homes won’t wait forever.

Sellers

Price growth is modest and days are up. Condition + pricing strategy matter more than last year.

Investors

Condo/townhome prices are softer and MSI is rising. Underwrite conservatively and verify all dues/insurance.

Single-Family Homes — Hillsborough County

Closed Sales

-4.1% YoY

Median Sale Price

+1.0% YoY

New Listings

-6.2% YoY

Median Time to Contract

up from 38 days a year ago

Active Inventory

+1.3% YoY

Months Supply of Inventory

up from 3.4 months a year ago

Condos & Townhomes — Hillsborough County

Closed Sales

-18% YoY

Median Sale Price

-5.6% YoY

New Listings

-7.8% YoY

Median Time to Contract

up from 51 days a year ago

Active Inventory

-2.7% YoY

Months Supply of Inventory

up from 4.9 months a year ago

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