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
Median Sale Price
-2.1% YoY
Median Time to Contract
+10 days
Months’ Supply
from 5.8 in 2024
Condos & Townhomes — Lee County
Median Sale Price
-6.7% YoY
Median Time to Contract
+10 days
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
Median Sale Price
-1.0% YoY
Median Time to Contract
+6 days
Months’ Supply
from 6.7 in 2024
Condos & Townhomes — Collier County
Median Sale Price
-9.3% YoY
Median Time to Contract
+18 days
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
Median Sale Price
-1.6% YoY
Median Time to Contract
+12 days
Months’ Supply
from 6.6 in 2024
Condos & Townhomes — Charlotte County
Median Sale Price
-14% YoY
Median Time to Contract
+36 days
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
Median Sale Price
+1.5% YoY
Median Time to Contract
+20 days
Months’ Supply
down from 5.0 in 2024
Condos & Townhomes — The Villages
Median Sale Price
-13% YoY
Median Time to Contract
+27 days
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
Median Sale Price
-4.8% YoY
Median Time to Contract
+15 days
Months’ Supply
from 3.5 in 2024
Condos & Townhomes — Pasco County
Median Sale Price
-11% YoY
Median Time to Contract
+23 days
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
Median Sale Price
+5.1% YoY
Median Time to Contract
+13 days
Months’ Supply
from 4.1 in 2024
Condos & Townhomes — Hernando County
Median Sale Price
-34% YoY
Median Time to Contract
+0 days
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
Median Sale Price
-1.6% YoY
Median Time to Contract
+12 days
Months’ Supply
from 6.6 in 2024
Condos & Townhomes — Sarasota County
Median Sale Price
-17% YoY
Median Time to Contract
+51 days
Months’ Supply
from 5.4 in 2024
