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

September 2025 Market Update — What’s REALLY Happening in SWFL Right Now

2025 vs 2024 Market Snapshot

Buyers

Sales up, prices a touch softer, DOM higher. Use clean terms + inspection/credit asks—especially on condos.

Sellers

Inventory and time are up. Price to the last 30–60 days, launch turnkey, be ready for concessions on condos.

Investors

Condo MSI ~9.7 = leverage. Underwrite HOA/assessments, aim for cashflow-first deals.

Single-Family Homes — Lee County

Closed Sales

+14% YoY

Median Sale Price

-2.1% YoY

New Listings

-2.3% YoY

Median Time to Contract

+10 days

Active Listings

+13% YoY

Months’ Supply

from 5.8 in 2024

Condos & Townhomes — Lee County

Closed Sales

+17% YoY

Median Sale Price

-6.7% YoY

New Listings

-5.9% YoY

Median Time to Contract

+10 days

Active Listings

+6.5% YoY

Months’ Supply

from 8.3 in 2024

Buyers

Single-family demand is strong but prices edged down. Negotiate fees/repairs; push harder on condos (prices off ~9%).

Sellers

Expect longer market time (SF ~84 days; condos longer). Nail condition + comps; don’t chase yesterday’s pricing.

Investors

Condo softness + rising DOM = entry points. Stress-test HOA, insurance, and special assessments.

Single-Family Homes — Collier County

Closed Sales

+25% YoY

Median Sale Price

-1.0% YoY

New Listings

-3.1% YoY

Median Time to Contract

+6 days

Active Listings

+6.5% YoY

Months’ Supply

from 6.7 in 2024

Condos & Townhomes — Collier County

Closed Sales

+16% YoY

Median Sale Price

-9.3% YoY

New Listings

-16% YoY

Median Time to Contract

+18 days

Active Listings

+14% YoY

Months’ Supply

from 7.0 in 2024

Buyers

New listings surged for SF; prices slightly down. Shop wider, negotiate credits—condos are especially bendy.

Sellers

More competition + slower pace. Win on turnkey presentation and realistic list strategy from day one.

Investors

Condo medians off ~14% with high MSI—good for value plays; verify HOA health before you pounce.

Single-Family Homes — Charlotte County

Closed Sales

+25% YoY

Median Sale Price

-1.6% YoY

New Listings

+22% YoY

Median Time to Contract

+12 days

Active Listings

+6.3% YoY

Months’ Supply

from 6.6 in 2024

Condos & Townhomes — Charlotte County

Closed Sales

+34% YoY

Median Sale Price

-14% YoY

New Listings

-8.8% YoY

Median Time to Contract

+36 days

Active Listings

-0.4% YoY

Months’ Supply

no change vs 2024

Buyers

SF is tighter (MSI ↓ to ~4) and prices ticked up. Move fast on clean homes; condos are more negotiable.

Sellers

SF: firmer footing—price confidently if turnkey. Condos: expect longer DOM; lead with condition and value.

Investors

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

Single-Family Homes — The Villages

Closed Sales

+32% YoY

Median Sale Price

+1.5% YoY

New Listings

-7.4% YoY

Median Time to Contract

+20 days

Active Listings

-7.8% YoY

Months’ Supply

down from 5.0 in 2024

Condos & Townhomes — The Villages

Closed Sales

+32% YoY

Median Sale Price

-13% YoY

New Listings

-19% YoY

Median Time to Contract

+27 days

Active Listings

+22% YoY

Months’ Supply

from 3.9 in 2024

Buyers

SF MSI ~3.8 = still competitive—act quickly on the good ones. Condo segment is softer; negotiate terms & price.

Sellers

SF: priced-right still moves. Condos: fewer buyers and longer DOM—be aggressive on prep and pricing.

Investors

Mixed bag: SF tighter, condos looser. Model both scenarios; vacancy and insurance sensitivity matter.

Single-Family Homes — Pasco County

Closed Sales

+13% YoY

Median Sale Price

-4.8% YoY

New Listings

+6.3% YoY

Median Time to Contract

+15 days

Active Listings

+9.7% YoY

Months’ Supply

from 3.5 in 2024

Condos & Townhomes — Pasco County

Closed Sales

-16% YoY

Median Sale Price

-11% YoY

New Listings

-29% YoY

Median Time to Contract

+23 days

Active Listings

+2% YoY

Months’ Supply

from 3.7 in 2024

Buyers

SF prices up ~5% with MSI ~4.6. Move decisively on well-kept homes; negotiate on dated inventory.

Sellers

Solid demand but more active listings. Win with turnkey + sharp pricing out of the gate.

Investors

Condo stats are thin and volatile (median off ~34%). Stick to SF or ultra-conservative condo underwriting.

Single-Family Homes — Hernando County

Closed Sales

+27% YoY

Median Sale Price

+5.1% YoY

New Listings

+8.7% YoY

Median Time to Contract

+13 days

Active Listings

+22% YoY

Months’ Supply

from 4.1 in 2024

Condos & Townhomes — Hernando County

Closed Sales

+14% YoY

Median Sale Price

-34% YoY

New Listings

-27% YoY

Median Time to Contract

+0 days

Active Listings

+6.1% YoY

Months’ Supply

from 3.7 in 2024

Buyers

SF prices slightly lower with more supply—good time to shop. Condos: bigger price drops, longer DOM—negotiate.

Sellers

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

Investors

Condo medians off ~17% and MSI rising—opportunity with careful HOA/insurance diligence.

Single-Family Homes — Sarasota County

Closed Sales

+25% YoY

Median Sale Price

-1.6% YoY

New Listings

+22% YoY

Median Time to Contract

+12 days

Active Listings

+6.3% YoY

Months’ Supply

from 6.6 in 2024

Condos & Townhomes — Sarasota County

Closed Sales

0% YoY

Median Sale Price

-17% YoY

New Listings

-7.7% YoY

Median Time to Contract

+51 days

Active Listings

+13% YoY

Months’ Supply

from 5.4 in 2024

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