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

November 2025 Market Update — Regional Snapshot Across Florida

2025 vs 2024 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

Condo MSI ~11.4 = leverage. Underwrite HOA/assessments hard and aim for cashflow-first opportunities.

Single-Family Homes — Lee County

Closed Sales

+14% YoY

Median Sale Price

-3.8% YoY

New Listings

-16% YoY

Median Time to Contract

+6 days

Active Listings

+3.6% YoY

Months’ Supply

up from 7.0

Condos & Townhomes — Lee County

Closed Sales

+35% YoY

Median Sale Price

-8.5% YoY

New Listings

-13% YoY

Median Time to Contract

-1 day

Active Listings

+6.4% YoY

Months’ Supply

up from 10.5

Buyers

Strong sales with softer prices. Negotiate repairs and fees; condos give you even more room on price.

Sellers

Expect longer market time (SF ~3 months; condos longer). Nail condition + comps and don’t chase peak pricing.

Investors

Rising inventory and higher MSI on condos = better entry points if HOA and insurance numbers pencil.

Single-Family Homes — Collier County

Closed Sales

+13% YoY

Median Sale Price

-6.5% YoY

New Listings

-17% YoY

Median Time to Contract

+7 days

Active Listings

-0.7% YoY

Months’ Supply

down from 8.3

Condos & Townhomes — Collier County

Closed Sales

+22% YoY

Median Sale Price

no change YoY

New Listings

-9.3% YoY

Median Time to Contract

+17 days

Active Listings

+13% YoY

Months’ Supply

up from 9.0

Buyers

New listings are up, prices are a bit softer, and days are still elevated. Shop around and push for credits.

Sellers

More competition + slower pace. Win with turnkey presentation, realistic pricing, and flexible terms up front.

Investors

Condo medians off and MSI high—good for value plays if HOA reserves and assessments check out.

Single-Family Homes — Charlotte County

Closed Sales

+24% YoY

Median Sale Price

-2% YoY

New Listings

-22% YoY

Median Time to Contract

+5 days

Active Listings

-3.9% YoY

Months’ Supply

down from 7.7

Condos & Townhomes — Charlotte County

Closed Sales

+1.4% YoY

Median Sale Price

-13% YoY

New Listings

-5.2% YoY

Median Time to Contract

-6 days

Active Listings

+4.3% YoY

Months’ Supply

up from 10.6

Buyers

SF is tighter (MSI around ~3.7) and sales are way up—move fast on clean homes; villas/condos are still negotiable.

Sellers

SF: good footing if you’re priced right and turnkey. Condos: expect longer DOM; lead with condition and value.

Investors

SF rents/absorption look stable; condo values softer. Favor low-capex, HOA-light product.

Single-Family Homes — The Villages

Closed Sales

+1.8% YoY

Median Sale Price

-4.3% YoY

New Listings

+1.4% YoY

Median Time to Contract

-1 day

Active Listings

-8.2% YoY

Months’ Supply

down from 4.8

Condos & Townhomes — The Villages

Closed Sales

-27% YoY

Median Sale Price

-12% YoY

New Listings

-19% YoY

Median Time to Contract

+2 days

Active Listings

+12% YoY

Months’ Supply

up from 3.6

Buyers

SF MSI ~3.6 = still competitive—act quickly on the good ones. Condos are softer; negotiate both price and terms.

Sellers

SF: priced-right still moves. Condos: fewer buyers and longer DOM—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

-14% YoY

Median Sale Price

-2.6% YoY

New Listings

-17% YoY

Median Time to Contract

+5 days

Active Listings

+5.1% YoY

Months’ Supply

up from 3.5

Condos & Townhomes — Pasco County

Closed Sales

-32% YoY

Median Sale Price

-2.8% YoY

New Listings

-34% YoY

Median Time to Contract

+60 days

Active Listings

+2.5% YoY

Months’ Supply

up from 3.6

Buyers

SF prices are basically flat YoY with MSI ~4.4. Move decisively on well-kept homes; negotiate on dated inventory.

Sellers

Solid demand but more active listings. Win with turnkey prep and sharp pricing from day one.

Investors

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

Single-Family Homes — Hernando County

Closed Sales

no change YoY

Median Sale Price

-1% YoY

New Listings

-28% YoY

Median Time to Contract

+10 days

Active Listings

+3.6% YoY

Months’ Supply

down from 4.6

Condos & Townhomes — Hernando County

Closed Sales

-45% YoY

Median Sale Price

+18% YoY

New Listings

-39% YoY

Median Time to Contract

-71 days

Active Listings

+3.8% YoY

Months’ Supply

up from 3.9

Buyers

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

Sellers

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

Investors

Condo medians off ~12% and MSI rising—opportunity if HOA and insurance numbers don’t kill the deal.

Single-Family Homes — Sarasota County

Closed Sales

+28% YoY

Median Sale Price

-6.6% YoY

New Listings

-22% YoY

Median Time to Contract

+1 day

Active Listings

+0.8% YoY

Months’ Supply

down from 5.2

Condos & Townhomes — Sarasota County

Closed Sales

-3.4% YoY

Median Sale Price

-12% YoY

New Listings

-3.1% YoY

Median Time to Contract

-4 days

Active Listings

+20% YoY

Months’ Supply

up from 6.3

Buyers

SF is still competitive with sub-4 months of supply. Get prepped and move quickly on the best homes.

Sellers

Sales are up and prices are basically flat. You can price confidently—but only if condition matches the comps.

Investors

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

Single-Family Homes — Hillsborough County

Closed Sales

-1.1% YoY

Median Sale Price

-1.4% YoY

New Listings

-17% YoY

Median Time to Contract

+13 days

Active Listings

+9.8% YoY

Months’ Supply

flat YoY

Condos & Townhomes — Hillsborough County

Closed Sales

-13% YoY

Median Sale Price

-15% YoY

New Listings

-22% YoY

Median Time to Contract

-12 days

Active Listings

+3.4% YoY

Months’ Supply

up from 4.6

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