It's one of the first questions we hear from sellers: "How long is this going to take?"
It's a fair question—and the honest answer is that it depends heavily on three things: your price, your property type, and the current market conditions in your specific area.
Here's what the data actually says right now.
The Numbers: What's Happening in Lee County Today
The Lee County market is in a meaningful transition. According to Redfin data, the median days on market for homes in Lee County is currently around 66 days—up slightly from 64 days a year ago. That's not alarming, but it is a signal worth paying attention to.
At the same time, the market is showing real momentum on the demand side. In March 2026, 2,177 residential properties closed across Lee County for just over $1.1 billion in total volume—a strong close to Q1. Closed sales for condos were up 29% year-over-year, and single-family closings were up 9.5%. Inventory, meanwhile, has actually been declining after peaking in late 2025—which is putting mild upward pressure back on well-priced listings.
What does that add up to? A market where well-priced homes are moving, and overpriced homes are sitting.
What Our Team Is Seeing on the Ground
Our median days on market over the last 12 months is 66 days—right in line with the county average. But that number hides an important story.
The listings we've closed fastest shared a few things in common:
They were priced accurately from Day 1, based on real comparable sales—not wishful thinking
They were in strong showing condition (clean, decluttered, well-lit for photos)
They were positioned thoughtfully for their buyer pool—whether that's a relocating family, a cash investor, or a snowbird looking for a turnkey vacation home
The listings that sat longer almost always had one thing in common: they started too high and had to reduce later. A price reduction resets the clock and signals to buyers that something might be wrong with the property—even when there isn't.
Price Tier Matters Too
Not all price points move at the same speed. Here's a general pattern we're observing in Southwest Florida right now:
Under $400K — Strongest buyer demand, especially from first-time buyers and investors. Properties in good condition in Cape Coral, Lehigh Acres, and Fort Myers can move quickly when priced well.
$400K–$700K — The most competitive segment. Plenty of inventory, but buyer activity is healthy. Condition and pricing precision matter most here.
$700K–$1M — Buyers are more selective and typically not in a rush. Expect longer market times unless the property truly stands out.
$1M+ — The luxury market remains active—159 homes sold for $1 million or more in Lee County in March 2026 alone, up from 137 the month prior. But luxury buyers are patient and well-informed. Marketing reach and presentation quality are critical.
What Sellers Can Do to Beat the Average
The average is just that—an average. Sellers who are strategic can consistently outperform it. Here's what moves the needle:
1. Price it right from the start. Our list-to-sale ratio is 92.56%, which means homes do sell below list price in this market. Starting at the right price avoids the damage of sitting and reducing.
2. Get the home ready before it goes live. First impressions—especially in online photos—drive showing requests. A clean, well-staged home generates more early activity, which is when you have the most leverage.
3. Choose the right launch strategy. When you list, how you list, and what marketing channels you use all affect how quickly you find the right buyer. Maximum exposure matters more in a normalized market than it did when everything was selling itself in 2021.
4. Understand your competition. We review active listings, pending sales, and recent closings before pricing any home. Your price isn't set in a vacuum—it's set in the context of what buyers are actually choosing right now.
The Bottom Line
In today's Southwest Florida market, selling in 60–90 days is a realistic expectation for a correctly priced, well-presented home. Sellers who try to "test the market" at an inflated price are often still sitting 120+ days later—and ultimately netting less than if they'd priced it right on day one.
The good news: buyer demand is real, inventory is beginning to tighten again, and the luxury segment is active. This is a market where strategy wins.
Wondering what your home would realistically sell for—and how long it might take? We can walk you through a current market analysis based on your specific home, neighborhood, and goals. There's no cost and no obligation.
Request a Free Home Valuation →
Martin & Kim Hawley are licensed real estate professionals with the Hawley Team at Keller Williams Fort Myers, serving all of Southwest Florida. With 131 transactions closed in 2025 and a median days on market of 66, they bring real data—and real results—to every listing conversation.
