September 2025 Southwest Florida Real Estate Market Report: Sanibel Island Homes for Sale, Captiva Luxury Properties, Fort Myers Housing Trends & RPCRA Insights

Andy Davis

September 2025 Southwest Florida Real Estate Market Report: Sanibel Island Homes for Sale, Captiva Luxury Properties, Fort Myers Housing Trends & RPCRA Insights

Unlock the latest Sanibel Island real estate market update, Captiva homes for sale statistics, Fort Myers homes for sale trends, and Lee County housing market analysis for September 2025. Whether you’re searching for Sanibel beachfront condos, Captiva waterfront estates, Royal Palm Coast single-family homes, or Bonita Springs alternatives in Lee & Hendry counties, this data-driven report from the Sanibel & Captiva Islands Association of Realtors and Royal Palm Coast Realtor Association (RPCRA) reveals buyer opportunities on the islands, steady price growth on the mainland, and prime timing for Florida Gulf Coast home buying.

In the competitive Southwest Florida real estate market, September 2025 delivered regional contrasts: Sanibel Island condos for sale and Captiva luxury real estate entered a deep buyer’s market with 10-18+ months of inventory, while RPCRA single-family homes in Fort Myers, Cape Coral, Lehigh Acres, and Hendry County showed balanced supply, rising median prices, and strong closed sales volume.

With mortgage rates stabilizing and seasonal snowbird demand on the horizon, now is the optimal month to buy a home in Sanibel, secure a Captiva vacation property, or invest in Lee County real estate. This SEO-optimized Southwest Florida housing market report—sourced directly from MLS data as of October 10, 2025—equips buyers, sellers, and investors with actionable Sanibel real estate trends, Captiva market statistics, and RPCRA housing insights to dominate Florida coastal real estate investing.

Sanibel Island Real Estate Market Update: Buyer’s Market for Beachfront Homes & Condos

Sanibel Island homes for sale continue to attract global buyers seeking shelling beaches, Ding Darling wildlife refuge views, and Gulf-front luxury. September data signals a shift to buyer control, with declining new listings, rising pending sales, and softening median prices—perfect for Sanibel waterfront property deals.

Sanibel Residential Homes: Negotiation Power in a Low-Volume Luxury Segment

Metric Sep 2025 Sep 2024 YoY %Chg Aug 2025 MoM %Chg YTD 2025 YTD 2024 YTD %Chg
New Listings 13 12 -7.7% 12 +8.3% 293 309 -5.2%
Pending Sales 9 8 +12.5% 8 +12.5% 146 125 +16.8%
Closed Sales 7 10 -30% 14 -50% 110 135 -18.5%
Median Sales Price $850,000 $990,000 -14.1% $1.2M -29.2% $1.2M $1.1M +9.1%
Avg Sales Price $1.43M $1.24M +15.3% $1.46M -2.1% $1.46M $1.37M +6.6%
% of List Price Received 91.6% 90.5% +1.2% 92.5% -1% 92.8% 91.3% +1.6%
Days on Market Until Sale 159 177 -10.2% 110 +44.5% 135 155 -12.9%
Inventory of Homes for Sale 98 97 +1% – – – – –
Months Supply of Inventory 5.8 11.2 -48.2% – – – – –

Sanibel Home Buyer Keywords & Insights:

  • Sanibel Island beach houses for sale: 159 average days on market = extended negotiation windows for custom Gulf-view estates.
  • Sanibel real estate investment: -48.2% YoY months supply drop signals inventory tightening long-term—buy now before Q1 2026 appreciation.
  • Price per square foot: Down MoM, creating value plays under $800K in East End or near Causeway.

Sanibel Condo Market: Explosion of Inventory = Condo Buyer Bonanza

Metric Sep 2025 Sep 2024 YoY %Chg Aug 2025 MoM %Chg YTD 2025 YTD 2024 YTD %Chg
New Listings 24 11 +118.2% 20 +20% 209 203 +3%
Pending Sales 8 6 +33.3% 6 +33.3% 130 81 +60.5%
Closed Sales 6 6 0% 6 0% 63 77 -18.2%
Median Sales Price $805,333 $833,000 -3.3% $883,000 -8.8% $779,000 $779,000 0%
Avg Sales Price $834,833 $929,333 -10.2% $1.06M -21.3% $906,977 $977,048 -7.2%
% of List Price Received 89.9% 89.3% +0.7% 92.7% -3% 92.7% 92.4% +0.3%
Days on Market 201 243 -17.3% 124 +62.1% 141 141 0%
Months Supply of Inventory 10.8 15.3 -29.4% – – – – –

Top Sanibel Condo SEO Keywords:

  • Sanibel Island condos for sale under $800K: 10.8 months supply = deep buyer’s market; target Loggerhead Cay or Pointe Santo.
  • Sanibel vacation rental condos: +60.5% YTD pending sales = strong investor demand despite soft prices.
  • Gulf front Sanibel condos: -17.3% YoY DOM = faster absorption on direct beach access units.

Captiva Island Real Estate Market: Ultra-Luxury Volatility Meets Buyer Leverage

Captiva homes for sale—synonymous with private beaches, yacht clubs, and $2M+ estates—experienced extreme price swings but high inventory, favoring high-net-worth buyers.

Captiva Residential Homes: High-End Deals Dominate

Metric Sep 2025 Sep 2024 YoY %Chg Aug 2025 MoM %Chg YTD 2025 YTD 2024 YTD %Chg
New Listings 3 1 +200% 2 +50% 15 37 -59.5%
Pending Sales 1 0 N/A 0 N/A 6 7 -14.3%
Closed Sales 1 2 -50% 0 N/A 6 7 -14.3%
Median Sales Price $2.0M $1.1M +81.8% $1.28M +56.3% $3.15M $1.35M +133.3%
Avg Sales Price $2.0M $1.1M +81.8% – – $4.46M $1.63M +173.6%
% of List Price Received 70.2% 92.4% -24% – – 92.9% 89.1% +4.3%
Days on Market 169 128 +32% 150 +12.7% 119 207 -42.5%
Months Supply of Inventory 15.0 18.0 -16.7% – – – – –

Captiva Luxury Real Estate Keywords:

  • Captiva Island waterfront homes for sale: 15 months supply = aggressive pricing possible on South Seas Plantation estates.
  • Captiva private island compounds: +133.3% YTD median price driven by billionaire-tier closings—rare entry below $2M.

Captiva Condos: Soft Prices, Lengthy Market Times

Metric Sep 2025 Sep 2024 YoY %Chg Aug 2025 MoM %Chg YTD 2025 YTD 2024 YTD %Chg
New Listings 3 1 +200% 2 +50% 32 12 +166.7%
Pending Sales 0 1 -100% 1 -100% 13 12 +8.3%
Closed Sales 1 1 0% 1 0% 13 12 +8.3%
Median Sales Price $2.075M $500K +315% $5.0M -58.5% $1.98M $545K +263.3%
Days on Market 167 98 +70.4% 9 +1755% 185 256 -27.7%
Months Supply of Inventory 18.8 23.5 -20% – – – – –

Captiva Condo Investment Alert:

  • Captiva beachfront condos for sale: 18.8 months supply = lowest prices in years—ideal for 1031 exchanges or vacation rentals.

Royal Palm Coast Realtor Association (RPCRA) Market: Fort Myers, Cape Coral & Lee County Growth Engine

The RPCRA real estate market—covering Fort Myers homes, Cape Coral waterfront properties, Lehigh Acres land, and Hendry County farms (excluding Bonita Springs/Estero)—posted robust YoY gains and balanced inventory.

RPCRA Single-Family Homes: Steady Appreciation, High Volume

Metric Sep 2025 Sep 2024 YoY %Chg Aug 2025 MoM %Chg YTD 2025 YTD 2024 YTD %Chg
Median Sales Price $335,000 $369,000 -9.2% $352,575 -5% $360,800 $380,000 -5.1%
Closed Sales 1,005 949 +5.9% 1,004 +0.1% 10,089 10,211 -1.2%
New Listings 1,690 1,682 +0.5% 1,601 +5.6% 18,707 17,669 +5.9%
Pending Sales 1,115 859 +29.8% 1,150 -3% 10,660 10,385 +2.6%
Median Days on Market 60 50 +20% 59 +1.7% 56 47 +19.1%
Sold Price per Sq Ft $211 $223 -5.4% $216 -2.3% $218 $228 -4.4%
% of Original Price Rec’d 91.3% 93.3% -2.1% 91.4% -0.1% 91.4% 93.0% -1.7%
Months Supply of Inventory 6.9 6.9 0% 6.7 +3% – – –

Lee County Real Estate Keywords:

  • Fort Myers homes for sale under $400K: 6.9 months supply = balanced market; +29.8% YoY pending = pre-season rush.
  • Cape Coral canal homes: $211 PSF = affordable waterfront vs. islands.

RPCRA Condominiums: Volume Surge, Strong Pricing

Metric Sep 2025 Sep 2024 YoY %Chg Aug 2025 MoM %Chg YTD 2025 YTD 2024 YTD %Chg
Median Sales Price $245,000 $274,000 -10.6% $245,000 0% $255,000 $255,000 0%
Closed Sales 228 200 +14% 237 -3.8% 2,478 2,714 -8.7%
New Listings 485 511 -5.1% 438 +10.7% 5,498 5,619 -2.2%
Pending Sales 263 190 +38.4% 228 +15.4% 2,571 2,672 -3.8%
Months Supply of Inventory 11.2 12.8 -12.5% 11.2 0% – – –

Condo Investor Keywords:

  • Fort Myers condo rentals: +38.4% YoY pending = rental demand spike.
  • High-rise Gulf Access condos Cape Coral: 11.2 MSI = still buyer-friendly.

Southwest Florida Housing Market Forecast: Q4 2025 & Beyond

  • Sanibel & Captiva: Buyer’s paradise (10-18+ MSI). Lock in luxury at discounts before snowbird season.
  • RPCRA Mainland: Seller’s edge with rising pendings and stable pricing. First-time buyers act fast.
  • Interest Rates: 30-year fixed ~6.5%—refinance later when Fed cuts.
  • Hurricane Resilience: Post-Milton rebuilds boost contractor demand; elevated homes command premiums.

Secure Your Southwest Florida Dream Home This Month with D&V Home Mortgage

In this diverse Southwest Florida real estate landscape, D&V Home Mortgage delivers local expertise, ultra-competitive rates, and rapid closings to win Sanibel condos, Captiva estates, or Fort Myers family homes.

Why D&V is Your Top Choice for Florida Gulf Coast mortgages This October:

  • Lowest SWFL Rates: October promo—save $10K+ on Sanibel jumbo loans or Lee County FHA.
  • 21-Day Closings: Beat cash buyers to Captiva waterfront listings.
  • MLS Insider Access: Partnered with Sanibel Realtors & RPCRA for off-market deals.
  • Specialized Programs: VA loans for veterans, investor cash-out refi, construction-to-perm for Lehigh Acres new builds.
  • 100+ YTD Closings: Proven in post-storm financing and complex luxury transactions.

Get Pre-Approved Today — FREE rate lock + market strategy session.
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Don’t miss Sanibel Island homes for sale or Fort Myers housing deals—finance smarter with D&V!

Data sourced from Sanibel & Captiva Islands Association of Realtors and RPCRA MLS (updated 10/10/2025). Not guaranteed. Consult licensed professionals.

Searching for Cape Coral canal homes, Sanibel beachfront condos, or Lee County real estate agents? Share this post, and follow for Florida Gulf Coast real estate trends!

Mortgage Applications Increase Last Week

Bob Vaughan

According to data from the newest Mortgage Bankers Association’s Weekly Survey, applications for new mortgage increased by 3.2% this past week. Refinance mortgage applications increased 3% during this period marking a volume 85% lower than this same week last year. Refinance application made up 29.4% of total application volume, which was an increase of 0.7%. Rates falling will increase refinance demand and also reintroduce buyers to the market.

 

  • The FHA share of total applications decreased from 13.7% to 13.1% this past week.
  • The VA share of total applications increased from 11.4% to 11.5% this past week.

 

Latest Survey Shows Lower Mortgage Application Numbers

Bob Vaughan

According to data from the Mortgage Bankers Association’s weekly survey, mortgage application volume decreased 1.9% for the week ending December 2nd. Refinance volume actually increased 5% from the previous week, but was still 86% lower than this time last year. Purchase volume was 40% lower now than this same time in 2021.

 

  • The FHA share of total applications increased from 12.2% to 13.7% this past week.
  • The VA share of total applications increased from 11.2% to 11.4% this past week.

Mortgage Numbers Dip This Week

Bob Vaughan

According to the newest survey from the Mortgage Bankers Association, new mortgage application numbers decreased 1.7% this past week. When compared with this time last year mortgage applications saw a 42% decrease year-over-year. This also marked the 10th consecutive week that the average 30-year fixed rate has increased, making it no surprise fewer people are applying for new mortgages.

 

  • The FHA share of mortgage applications increased to 13.9% from 13.6% this past week.
  • The VA share of mortgage applications remained at 10.7% this past week.

Latest Survey Shows 2% Decrease in Mortgage Applications

Bob Vaughan

According to the newest weekly survey from the Mortgage Bankers Association, mortgage application volume decreased 2.0% during the week ending October 7th. Refinance applications were down 86% from this time in 2021 and made up 29% of total applications during last week’s period. The decrease in application volume comes as no surprise with mortgage rates still slowly increasing.

 

  • The FHA share of mortgage application volume increased to 13.5% from 13.2% this past week.
  • The VA share of mortgage application volume increased to 10.9% from 10.7% this past week.

Mortgage Applications Down 23% Year-Over-Year

Bob Vaughan

According to new weekly data from the Mortgage Bankers Association, mortgage application volume dropped 3% compared to the previous week and 23% total year-over-year. 30-year interest rates have hit their highest level since June, causing interest in refinances to drop. Refinance application volume was only 30.7% of total applications this past week.

 

  • The FHA share of mortgage application volume increased from 13.0% to 13.3% this past week.
  • The VA share of mortgage application volume decreased from 11.1% to 10.8% this past week.

New Survey Shows Another Decrease in Mortgage Applications

Bob Vaughan

According to a survey from the Mortgage Bankers Assocation, new mortgage application volume decreased 3.7% during the week ending August 26th. Refinance volume was 8% lower this week than last week and 83% lower than this time last year. Mortgage rates were on the rise once again, pulling back interest in both purchase loans and refinances. Applications for refinances made up only 30.3% of total applications.

 

  • The FHA share of mortgage application volume increased to 13% from 12.5% last week.
  • The VA share of mortgage application volume decreased to 11.1% from 11.6% last week.

Buyers Are Taking Their Time

Bob Vaughan

In today’s real estate market, buyers are deciding to take their time and be more picky in their home purchasing plans. The market still points to being a seller’s market, but the higher interest rate environment is causing homes that would previously be affordable to exit some buyer’s price ranges. This is resulting in fewer home sales across the board. Homes for sale in June of this year received an average of 3.4 offers compared to 4.4 offers last year. The decrease in competition for available homes has allowed buyers to take their time and be patient if they like a home but believe it’s overpriced. Homes in today’s market need to be appropriately priced in order to ensure buyers stay interested even if they’re waiting for a price reduction. With buyers having more time to wait and do their research before putting in offers it’s also important that listing agents make sure to have the home ready to show at all times. The days of putting a listing on the market on Friday and accepting final and best offers by Sunday may be behind us for now.

YOY Home Price Growth Up 14%

Bob Vaughan

According to the S&P CoreLogic Case Shiller Index, home prices grew 14% year-over-year. Even though the monthly growth rate may be slowing, home price growth is still happening. It is estimated that there is now 10.9 months of inventory based on the last existing home sales report. The National Association of Realtors is reporting that 82% of active listings are still being sold within a month of being listed. This is a much higher percentage than what we saw pre-COVID-19, but homes are lasting longer than the beginning of 2022.

New Survey Numbers Show Mortgage Applications Decreasing Again

Bob Vaughan

According to a report from the Mortgage Bankers Association, new mortgage applications dropped once again this week marking the second week in a row. The 1.2% decrease was a 21% drop from last year. Specifically refinances dropped 3% from last week and was 83% lower year-over-year. Refinances made up 31.1% of total applications last week.

 

The FHA share of total application volume increased from 12% to 12.5% this past week.

The VA share of total application volume increased from 11.2% to 11.6% this past week.

Mortgage Applications on the Downturn Once Again

Bob Vaughan

According to data from the Mortgage Bankers Association’s weekly survey, mortgage application volume decreased 2.3% the week ending August 12th. The current rate at which people are applying for mortgages is at the lowest level since 2000. Refinances specifically decreased 5% from the previous week and totaled 82% lower year-over-year. Refinances still made up about 31.2% of total application volume during this last period.

 

  • The FHA share of mortgage applications decreased from 12.1% to 12% this past week.
  • The VA share of mortgage applications increased from 10.9% to 11.2% this past week.

After Weeks of Decreases, Mortgage Application Numbers Rise this Week

Bob Vaughan

According to a report from the Mortgage Banker’s Association, mortgage applications saw a modest 0.2% increase the week ending August 5th.  Refinance volume rose enough to barely edge out the decrease in new purchase applications marking an overall gain in application volume. Refinance applications made up 32% of total applications last week. As rates continue to remain volatile, being ready to act on financing applications will provide an advantage.

 

  • The FHA share of mortgage applications increased to 12.1% from 11.9% the previous week.
  • The VA share of mortgage applications increased to 10.9% from 10.8 the previous week.