By Bonita Springs-Estero Realtors
June 2025 brought signs of a transitioning housing market across Southwest Florida. The latest data for Fort Myers, Naples, and Bonita Springs-Estero reveal mixed signals: sales activity is holding up (or even rising) in some areas, but prices are adjusting downward, inventory is higher than a year ago, and homes are sitting on the market longer. In short, the market appears to be shifting gradually from the frenzied seller’s market of 2021–2022 toward a more balanced environment in 2025 . Buyers are gaining leverage with more choices and negotiating power, while sellers are having to reset price expectations and be patient as days on market increase. Below we dive into the detailed stats for each area and offer insights for both REALTOR® members and consumers on how to navigate these trends.
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Fort Myers Area: Sales Rebound Amid Price Corrections
Fort Myers saw a robust uptick in sales activity in June, even as prices continued to ease off their peak. According to the Bonita Springs-Estero REALTORS® data, closed sales in the Fort Myers area jumped 9.0% in June 2025 compared to June 2024, signaling solid buyer demand. At the same time, the median sales price dropped by 10.3% year-over-year to around $350,000, indicating that prices have moderated from last year’s levels. Homes are also taking much longer to sell – the median days on market in Fort Myers reached 71 days in June, reflecting a far slower pace than the frenzy a couple of years ago. Other key Fort Myers metrics include:
- Pending Sales: Up +9.7% year-over-year, suggesting a continued strong pipeline of buyer activity entering contracts.
- New Listings: Essentially flat (+1.4% YOY), so roughly the same number of homes came onto the market as last year (about 871 new listings in June).
- Inventory (Active Listings): Up 21.4% compared to a year ago, meaning buyers have significantly more homes to choose from now than last summer.
- Closed Sales Volume: 543 homes sold in June (Fort Myers area), which is a notable increase from last year’s sales count for the month.
Year-over-year percentage changes for key Fort Myers metrics (June 2025 vs June 2024). Fort Myers saw higher closed and pending sales, but a double-digit drop in median price and a substantial rise in inventory, indicating more options for buyers.
What’s driving these trends in Fort Myers? In essence, affordability and demand are finding a new equilibrium. Prices in Fort Myers have come down from last year’s highs, which may be spurring more buyers to purchase – hence the 9% rise in closed sales even as prices fell. Buyer demand is indeed present: pending sales climbed nearly 10%, suggesting many homes are going under contract. With a greater supply of homes on the market (inventory up over 20%) and a 71-day median time to sell, buyers are no longer feeling the rush to bid immediately. Most are now able to negotiate on price – about 87% of Fort Myers homes sold in June went for below the asking price . This is a dramatic shift from the ultra-competitive market of 2021-2022. Overall, Fort Myers data paints a picture of a market in correction: sellers are adjusting prices to attract buyers, and buyers are responding, resulting in more sales at those lower price points. As a result, while prices are down from a year ago, market activity remains healthy, and the months’ supply of inventory has actually come down from early-2025 highs, indicating improving balance between supply and demand.
Advice for Fort Myers Sellers: In this environment, pricing is key. Sellers should price their homes realistically based on recent comparable sales, as overpricing will likely result in extended time on market (remember, 71 days median means many homes take much longer). The good news is that buyers are out there – with sales up 9%, well-priced homes will sell. Ensure your home is in show-ready condition and consider strategic price reductions if activity is slow, since nearly 9 in 10 buyers are negotiating prices down in this market . Working with a REALTOR® who understands the latest market comps will help you avoid chasing the market down.
Advice for Fort Myers Buyers: Buyers have more leverage and choice now than in recent years. With inventory up 21% year-over-year, you can afford to compare options and negotiate confidently. Don’t be afraid to make offers below asking price – with the vast majority of sellers accepting less than list price, you may secure a good deal . However, well-priced homes in desirable neighborhoods can still attract competition, so stay pre-approved and move decisively when you find a property that fits your needs. The current market presents a window to buy at a relative discount to last year’s prices, especially as interest rates have stabilized around the high-6% range.
Naples Area: Resilient Prices and Renewed Buyer Interest
In the Naples area, the market showed resilience in pricing with a notable surge in buyer interest. June 2025 data for Naples (Collier County) reveals a nuanced picture: closed sales were slightly down (-1.8% year-over-year), but pending sales jumped by a remarkable +14.3%. This suggests that while the number of completed sales in June was just below last year’s, a lot more buyers signed contracts to purchase homes, potentially foreshadowing stronger sales in the coming months. Importantly, Naples’ median sales price held essentially steady – it dipped only about 1.0% year-over-year to approximately $580,000 in June 2025, indicating that home values in Naples have not seen the larger corrections observed in some other markets. In fact, some analyses show Collier County’s median price even inching up year-to-date , underscoring Naples’ relative price stability. Additional Naples highlights include:
- Closed Sales: 746 closings in June (1.8% fewer than June 2024, a modest decline).
- Pending Sales: +14.3% YOY – a significant increase in homes under contract, reflecting renewed buyer activity even if all those deals hadn’t closed by June.
- New Listings: -2.3% YOY, meaning slightly fewer homeowners listed their properties this June compared to last. This could be a sign that some sellers are holding off, possibly expecting the market to improve or unwilling to drop their price.
- Inventory (Homes for Sale): +17.5% YOY, so active inventory in Naples is higher than a year ago (on the order of ~6,600 homes for sale ). However, inventory has fluctuated seasonally – after peaking in spring, overall listings have pulled back somewhat as we entered summer .
- Median Days on Market: ~70 days for Naples in June, which is significantly longer than a year ago (Naples’ DOM is up about 23% YOY according to Collier MLS data ). Homes are taking many weeks longer to sell on average, indicating increased buyer caution and more inventory to choose from.
Median sale prices in Naples, Fort Myers, and Bonita Springs-Estero, June 2024 vs June 2025. Naples’ median price (~$580K) in June 2025 was virtually unchanged from a year prior, reflecting more stability in values compared to Fort Myers and Bonita Springs-Estero where prices fell by mid-single to double digits.
Naples stands out as a somewhat more insulated market thanks to its affluent buyer base and high level of cash transactions. Even as rising inventory and longer selling times point to a cooler market, Naples home prices have barely budged (down just ~1%) – a stark contrast to Fort Myers’ 10% price drop. One reason is that Naples still enjoys strong demand from lifestyle and luxury buyers. Many purchases here are by wealthier out-of-state buyers (often paying cash) who are less sensitive to interest rates . In recent months, 50–75% of Naples home sales have been cash deals, far above the national average . This cash influx has helped prop up prices despite higher inventory and mortgage rates. In short, Naples remains a premium market: while the frenzy has cooled, well-priced properties (especially in desirable locations or in move-in condition) continue to find buyers, and sellers haven’t had to concede much on price overall.
That said, buyers in Naples are gaining some bargaining power compared to a year ago. With inventory up ~17–18% and homes averaging ~70 days on market, buyers can take a bit more time and negotiate. Price reductions are becoming more common; in fact, across Southwest Florida there were 1,749 price decreases in just one week of June . Naples is no exception to this trend of seller adjustment. Most homes in Naples are now selling below asking price as well – roughly 87% of Naples sales in 2025 have closed under list price, with sale-to-list ratios averaging around 94–95% . And with months’ supply hovering around 8+ months in Naples (indicating a buyer’s market by classic definition, since anything over 6 months favors buyers), purchasers have the upper hand in negotiations in many cases.
Advice for Naples Sellers: Sellers should recognize that the market isn’t crashing, but it has cooled. Properly priced homes do sell – Naples’ total sales have been essentially flat year-over-year , so demand still exists. To succeed, price your property competitively from the start (don’t assume you can get last year’s peak price if the home down the street just cut theirs). High-end and well-located homes may still command strong prices, but overall expect buyers to negotiate – nearly 9 out of 10 buyers are now purchasing below asking price in Naples . Be patient and prepare for a longer marketing period (2+ months on average). This is also a good time to invest in quality marketing and staging to make your home stand out, as buyers have more choices. Partnering with a REALTOR® who understands the nuances of the Naples market – from gated golf communities to beachfront condos – will help in targeting the right buyer pool. Remember, cash buyers are prevalent in Naples; attracting that segment (who often have specific tastes and expectations) can make the difference in achieving a successful sale.
Advice for Naples Buyers: Naples buyers are seeing opportunities emerge that haven’t been around in years. You’ll find more inventory in the market (+17% YOY) and far less competition than during the pandemic boom. This means you can take a bit more time to evaluate properties, and leverage the buyer’s market conditions to negotiate price and terms. With 87% of homes selling under list price , savvy buyers are asking for (and receiving) discounts – often on the order of 5-8% off asking, and sometimes even seller-paid concessions (for closing costs or rate buydowns). However, don’t expect steep bargains on the most coveted properties; Naples is still a premium market with resilient demand . Well-priced homes in prime locations (think: West of 41, downtown/Old Naples, or recently renovated units with coastal views) can still sell quickly. So if you’re targeting a “best of the best” home, be ready to act decisively. For the broader market, though, you have the upper hand – use it to conduct thorough due diligence (there’s time for multiple visits and inspections now) and craft offers that protect your interests. Finally, keep an eye on interest rates; rates around mid-6% have kept some buyers on the sidelines, but any dips in rates could bring a surge of competition back. Lock in a rate when it’s favorable, or consider creative financing options – but know that Naples’ many cash buyers mean you should be financially prepared and pre-approved to compete.
Bonita Springs-Estero: High Inventory and Selective Buyers in a Cooling Market
The Bonita Springs-Estero market in June 2025 showed a mix of stable sales activity and noticeable cooling in supply and pricing dynamics. This area (straddling southern Lee and northern Collier County) experienced only a slight decline in closed sales (-1.2% year-over-year), essentially flat compared to June of last year with around 240 homes sold in the month. However, like Naples, buyer interest picked up – pending sales were up by +13.4%, indicating more buyers are writing contracts now than a year ago. On the supply side, new listings fell by 8.4% year-over-year (fewer sellers listed homes this June), yet paradoxically the total inventory of homes available jumped by nearly 24%. This suggests that many listings from earlier months remained on the market unsold, swelling the inventory even as new listing flow slowed – a classic sign of a market that has cooled. Pricing is also adjusting: the median sales price in Bonita Springs-Estero slipped to about $557,000, down 3.9% from June 2024. Key figures for Bonita/Estero include:
- Closed Sales: 240 in June 2025, a 1.2% decrease from the 243 (approx.) sold in June 2024 – effectively no change in volume.
- Pending Sales: +13.4% YOY, a healthy increase in contract signings, signaling decent summer demand in Bonita/Estero even if all those pendings haven’t closed yet.
- New Listings: -8.4% YOY – notably fewer homeowners put their properties up for sale this June (only 295 new listings) compared to last year. Potentially, some would-be sellers are holding off due to market conditions or deciding to rent out property instead.
- Active Inventory: +23.7% YOY – a substantial jump in the number of homes for sale (the highest inventory growth of the three areas). This aligns with regional trends showing far more listings on the market in 2025 vs 2024, as the frenzy abates.
- Median Days on Market: 72 days in June (up significantly from mid-2024; for perspective, Bonita Springs’ average days on market climbed 44% YOY ). More than 40% of homes in Bonita/ Estero now take over 90 days to sell , meaning it’s common for a listing to need 3+ months to find the right buyer.
With supply plentiful and homes taking longer to sell, Bonita Springs-Estero is currently a very buyer friendly market. By traditional metrics, the area is in “buyer’s market” territory – months of inventory is likely well above 6 months given the elevated active listings. Buyers can afford to be selective. Indeed, almost every home sold in Bonita Springs-Estero in June sold for under the asking price. Data shows a whopping 96% of homes sold below list price last month in the Bonita Springs market , the highest proportion of under-ask sales in Southwest Florida. This indicates that sellers have had to become quite flexible on price to get deals done. Price reductions are common, and offers are coming in lower as buyers negotiate aggressively. The 3.9% drop in median price year-over-year also reflects this pricing pressure. It’s worth noting that Bonita/Estero’s median price ($557K) remains fairly high – almost on par with Naples – which could be due to a larger share of single-family homes or newer construction selling in the area. But overall, prices have softened from a year ago**, and the trajectory suggests a slow decline or plateau as inventory remains abundant. On the flip side, the uptick in pending sales (+13%) is a bright spot, indicating that buyers are indeed active and willing to purchase, at the right price. With fewer new listings coming on, if demand holds, the excess inventory could start to be absorbed in coming months, potentially stabilizing the market. Seasonality also plays a role: Bonita Springs and Estero see a lot of seasonal residents, and the summer tends to be slower. Some of the inventory growth is likely leftover listings from the spring “snowbird” season that didn’t sell and are now lingering . As we approach the end of summer, we may see some of those sellers take their homes off-market to try again next season, which could trim inventory. For now, though, buyers have the upper hand and plenty of options in Bonita Springs-Estero.
Advice for Bonita Springs-Estero Sellers: First and foremost, understand that the market has changed from the seller’s perspective. With nearly 24% more competition (other listings) than last year, you must make your property stand out on price and condition. Price your home competitively and realistically – if similar homes are sitting unsold, you may need to price below them or offer incentives to attract buyers. Be prepared for offers below your asking price; as noted, almost all recent buyers are negotiating prices down in this area . Rather than resisting the market reality, work with your REALTOR® to strategize the best offer you can get (maybe that means paying some closing costs or accepting a contingent offer, etc.). Patience is key: with a median of 72 days on market, you shouldn’t panic if your home doesn’t sell in the first few weeks. However, if months pass with little interest, it’s a sign you likely need a price adjustment. Also consider timing – the deep summer off-season can be slow in Bonita/Estero, so if you’re listing now, ensure your home is aggressively priced. If you have flexibility, consult with your agent about the option of preparing for the winter season when more snowbird buyers return (but bear in mind prices could inch down further by then). Ultimately, the homes that are selling now are those offering clear value for money in the eyes of buyers.
Advice for Bonita Springs-Estero Buyers: This is your market. With ample inventory and motivated sellers, buyers in Bonita Springs and Estero can often get the home they want on their terms. You likely won’t have to engage in bidding wars – instead, you can take the time to shop around and then negotiate assertively. It’s not uncommon to see offers 5-10% below asking being accepted, especially if a home has been on the market for a while. Always check how long a listing has been active – a home sitting for 3+ months might be ripe for a sizable discount or seller concessions. With nearly half of homes taking over 90 days to sell , even a brand-new listing that doesn’t get quick interest could become an opportunity after a few weeks on market. Inspect properties carefully (some homes may need updates or repairs – and with less competition, you have more power to request fixes or credits). Also, be aware of the seasonal dynamic: inventory is high now, but some listings may disappear in the fall; if you’re looking for a vacation home, off-season is a great time to buy as sellers are more anxious. Lock in a good mortgage rate when you see one; while rates are steady around 6.5–7%, even a small dip can save you money, and sellers might help with a rate buydown given how negotiable this market is. Above all, work with a knowledgeable REALTOR® who knows the Bonita/ Estero neighborhoods – local insight can help identify which sellers are most flexible and which properties are the best values. In a market like this, informed buyers can truly capitalize on the options available.**
Regional Trends and Strategic Insights
Taken together, the Fort Myers, Naples, and Bonita Springs-Estero statistics paint a picture of a Southwest Florida housing market in transition – from an extreme seller’s market toward balance, even tilting into a buyer’s market in some segments. Several common threads emerge:
Prices are adjusting downward or flattening. Median prices fell in two of the three markets (Fort Myers -10.3%, Bonita -3.9%), and were roughly flat in Naples (-1%). Regionally, we are seeing a gentle correction from the 2022 price highs. It’s important to note that this is not a crash, but a gradual deflation of an overheated market. Even after these drops, home values remain much higher than pre-2020 levels. For instance, the median price in Collier County is actually slightly up year-to-date , and Naples’ median is ~50% above the Florida statewide median . Prices in Southwest Florida are finding the level that buyers are willing (and able) to pay in a high interest-rate environment, which in Fort Myers might be around mid-$300s, and in Naples/Estero in the $500-600s for median homes. Expect pricing to remain under pressure in areas with abundant inventory (sellers will need to stay competitive), but drastic declines are unlikely barring a big economic shift. Many sellers have plenty of equity and choose not to sell rather than fire-sale – which is partly why new listings are down in Naples and Bonita.
Homes are taking much longer to sell on average. In all areas, median days on market are roughly 70+ days now, which is a huge change from the sub-30 day medians we saw during the 2021 boom. Compared to June 2024, Naples’ DOM is up 23% , and Bonita Springs’ average DOM jumped ~44% . Translation: buyers are no longer snapping up homes overnight; they have time to deliberate, and many sellers are enduring weeks or months of showings. As long as this trend holds, buyers will continue to hold negotiating leverage, and sellers/agents must employ more effective marketing and pricing strategies. It’s worth noting that higher days on market also reflect some degree of overpricing – many listings “linger” because they started too high and are waiting for price cuts. Indeed, price reduction stats are high (e.g. 1,749 reductions in one week across SWFL ). So, longer DOM doesn’t necessarily mean lack of buyers – it often means sellers are testing pricing and eventually meeting the market after some time.
The market has tilted toward buyers in 2025. By the classic indicators: months of inventory in both Lee and Collier Counties is around 9–10+ months as of mid-year , firmly a buyer’s market threshold (far above 6 months supply). Additionally, a very high proportion of sales are now happening below the list price – around 87–96% of homes are selling under asking across SWFL . Negotiability is back, and buyers know it. We’re even seeing seller concessions (like closing cost credits, interest rate buydowns, home warranties, etc.) becoming more prevalent – tactics rarely needed during the frenzy of 2021. Buyers should seize this newfound leverage, while sellers need to adapt to it.
Interest rates and the broader economy continue to influence the market’s pace. Mortgage rates in the high-6% range have kept some would-be buyers on the sidelines, especially first-time buyers. However, rates have been relatively steady year-over-year (around 6.7% now vs 6.8% a year ago ) and there’s growing optimism that the rate cycle has peaked. If inflation continues to cool and the Fed eventually eases rates, we could see a wave of pent-up demand enter the market. On the other hand, if rates stay elevated into 2026, the market may remain in this cooler state. Southwest Florida’s market also benefits from unique demographics: cash buyers and relocating affluent households play a big role here . This has helped buoy the higher-end segments (especially in Naples), and it means our region might outperform national trends if the economy remains stable. So far, despite the cooldown, Southwest Florida real estate is holding up better than many markets nationally – there’s no sign of a severe downturn, more a controlled moderation.
Strategic Takeaways for REALTORS® and Consumers: The current market requires strategy and local expertise more than ever. Here are some key tips for navigating mid-2025’s housing landscape:
- For REALTOR® Members: Lean into your role as market educators and strategic advisors. The days of simply listing a home and watching it sell in a week are gone. Sellers may be looking to you for tough love on pricing; back up your recommendations with recent comps and market data (which the association provides). Manage client expectations around longer timelines – prepare sellers for a marathon, not a sprint. For buyer’s agents, this is an opportunity to shine by negotiating great deals – use the data on inventory and days on market to justify bold offers or contingencies that protect your buyer. Also, stay hyper-local: neighborhoods and price segments are behaving differently. For example, entry-level homes (where mortgages are crucial) might be slower, while ultra-luxury cash markets might be steadier. Guide your clients accordingly. Finally, keep abreast of market updates (like this one!) and share them with your sphere – an informed client is a better client.
- For Home Sellers: It’s time to be pragmatic and proactive. In a market where buyers have choices, the formula for a successful sale is the right price + appealing condition + patience. Before listing, take care of any obvious repairs or updates that could turn buyers off – you want your home to be the “shiny penny” that stands out. Work with your REALTOR® on a pricing strategy that reflects today’s reality, not last year’s peak. If you haven’t received serious offers after 30-45 days, be prepared to adjust the price or offer incentives. Flexibility can make or break your sale in this climate. Importantly, don’t be discouraged – homes are selling, and you likely have built significant equity over the past few years. By pricing correctly and staying patient, you can still achieve a good result. Remember that statistically, you’re likely to encounter offers below asking; rather than taking it as an insult, see it as a starting point for negotiation. Aim to create a win-win deal – perhaps you net a bit less than you hoped, but you also might get favorable terms (lease-back, extended closing, etc.) that make the deal worthwhile. In summary, sellers should stay realistic but optimistic: the market isn’t what it was in 2021, but Florida real estate is still desirable and transactions are happening every day.
- For Home Buyers: Your window of opportunity is open. After years of racing against the clock and competing in bidding wars, you can finally buy a home on your terms. Take advantage of the higher inventory: shop around and compare; you might find the exact home you want without compromising. With sellers more accommodating, you can secure inspections, appraisals, and even seller-paid repairs or rate buydowns in the contract – protections that were hard to get in a hot market. However, don’t mistake a cooling market for a dead market. Good properties that are priced right will still sell relatively quickly. If you have your eye on a home that checks all your boxes, don’t wait too long thinking you have all the time in the world. Stay vigilant on new listings and be ready to act, because the best deals will attract attention even in a slower market. Also, consider that interest rates, while high, may ease in the future – you marry the house, but date the rate. It could make sense to buy now at a negotiable price and refinance later if rates drop. Finally, do your homework on local market conditions (with your agent’s help). Not all segments are equally soft – for example, if you’re buying in a popular 55+ community or near the beach, those markets may still favor sellers slightly. Tailor your strategy to the specific area and price range. Overall, 2025 has given buyers something they haven’t had in a while: choice and bargaining power. Use them wisely to find the right home at the right price.
In conclusion, the June 2025 market stats confirm that Southwest Florida’s real estate story is one of moderation and balance returning. After the whirlwind of the past few years, our region is moving toward a healthier equilibrium. Buyers are enjoying a less frenetic market with room to negotiate, while sellers are adapting to new norms of longer marketing times and price sensitivity. For both groups, staying informed is crucial. As this mid-year review shows, each local area – Fort Myers, Naples, Bonita Springs/Estero – has its own nuances , and success in this market means crafting strategy based on local data and trends. The Bonita Springs-Estero REALTORS® encourage everyone, members and consumers alike, to leverage these insights in the months ahead. With the right approach, buyers can find their Florida dream home at a reasonable price, and sellers can still achieve good value for their properties. The Southwest Florida market of 2025 may no longer be “instantaneous,” but it remains fundamentally solid – driven by the region’s enduring appeal and a growing population. By staying professional, patient, and proactive, REALTORS® and their clients will navigate this evolving market successfully, turning challenges into opportunities in the journey ahead. Sources: Latest market statistics from Bonita Springs-Estero REALTORS® (June 2025 Infographic data); analysis references from regional market updates and industry insights.
