Housing Market Report
Lee County, FL
Data through February 2026 · Updated monthly
Homes are selling quickly with few price cuts
Avg Home Value
$340,151
▼ 9.9% year-over-year
Days to Pending
62 days
Homes For Sale
12,664
Avg Rent/Month
$1,839
▼ 4.6% year-over-year
The Lee County, FL housing market is showing signs of cooling. The average home value is $340,151, down 9.9% year-over-year as of February 2026. Homes are spending a median of 62 days on the market before going pending. 0.2% of active listings have had a price cut.
Lee County leans toward a seller's market, with 0.1% of homes selling above list price and 0.8% selling below. There are currently 12,664 homes for sale in the county, with 2,201 new listings hitting the market each month. The median sale-to-list ratio is 96.0%, indicating buyers have negotiating leverage.
The average asking rent in Lee County is $1,839 per month, down 4.6% year-over-year. For investors, the gross rent multiplier on a median-priced home is approximately 15.4, indicating moderate cash flow potential.
For homebuyers, the estimated monthly mortgage payment on a median-priced home in Lee County with 10% down is $2,111. That is $272 more per month than the average rent, making renting the more affordable short-term option.
Bottom-tier homes (under the 33rd percentile) are currently valued at $231,826, making them the primary target range for investors looking at wholesale deals, fix-and-flip projects, or BRRRR strategies.
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Market Snapshot
Lee County Housing Market at a Glance
Key metrics for Lee County as of February 2026. Year-over-year changes show how the market has shifted in the last 12 months.
| Metric | Dec 2025 | Jan 2026 | Feb 2026 | 3-Mo Change |
|---|---|---|---|---|
| Avg Home Value | $342,325 | $340,995 | $340,151 | ▼ 0.6% |
| Single Family Value | $357,115 | $355,942 | $355,152 | ▼ 0.5% |
| Median List Price | $399,300 | $399,633 | $399,967 | ▲ 0.2% |
| Avg Rent/Month | $1,846 | $1,844 | $1,839 | ▼ 0.4% |
| Homes For Sale | 11,951 | 12,181 | 12,664 | ▲ 6.0% |
| New Listings | 2,046 | 2,074 | 2,201 | ▲ 7.6% |
| % Listings w/ Price Cut | 0.2% | 0.2% | 0.2% | ▲ 4.8% |
Home Values
Lee County Home Value Trend (2000–2026)
All-home median values including the 2008 housing crash, 2020 COVID surge, and 2022 rate shock. Switch between All Homes, Single Family, Bottom Tier, Top Tier, and Rent to compare trends.
Source: Zillow Research ZHVI / ZORI · Updated monthly
Market Breakdown
What Homes Cost in Lee County
Home values broken down by bedroom count, ZIP code neighborhood, and property type. 3-bedroom homes are valued at $350,259 in Lee County. 1-bedroom units start at $183,202.
| Bedroom Count | Avg Value | Last 30 Days | Last Year |
|---|---|---|---|
| 1 Bedroom | $183,202 | ▼ 0.5% | ▼ 14.2% |
| 2 Bedrooms | $253,072 | ▼ 0.3% | ▼ 13.1% |
| 3 Bedrooms | $350,259 | ▼ 0.2% | ▼ 9.4% |
| 4 Bedrooms | $434,314 | ▼ 0.2% | ▼ 8.1% |
| 5+ Bedrooms | $650,706 | ▼ 0.1% | ▼ 6.8% |
The table above reflects average home values and rent in Lee County, broken down by bedroom count, neighborhoods, and property types. Data sourced from Zillow Research.
Market Tiers
Buyer vs. Investor Segments
Bottom-tier homes (under 33rd percentile) are the primary target for wholesale investors using the 70% rule. In Lee County, bottom-tier homes are valued at $231,826.
Bottom Tier
Under 33rd percentile
$231,826
▼ 11.6% YoY
Wholesale / investor range
Mid Tier
33rd-67th percentile
$340,151
▼ 9.9% YoY
Typical buyer range
Top Tier
Over 67th percentile
$597,688
Luxury / high-end
Market Activity
Supply, Demand and Pricing Power
How quickly homes are selling, how many are available, and whether sellers or buyers have the upper hand in Lee County.
Homes For Sale
12,664
2,201 new/month
% Sold Below List
0.8%
0.1% sold above
% Listings w/ Price Cut
0.2%
$13,000 median cut
Median Days to Close
31 days
62 days to pending
Median List Price
$399,967
Median Sale Price
$400,000
96.0% sale-to-list
Affordability
Monthly Cost to Own in Lee County
Estimated mortgage payments on the median-priced home at current rates. Compare against the average rent of $1,839/month to evaluate buy vs. rent.
| Down Payment | Est. Monthly Payment |
|---|---|
| 5% down | $3,001/mo |
| 10% down | $2,884/mo |
| 20% down | $2,423/mo |
Avg rent in this market: $1,839/month · Mortgage estimates based on Zillow data at prevailing rates
Rental Market
Rent Trends in Lee County
Zillow Observed Rent Index (ZORI) tracks typical asking rent, controlling for quality mix. Rent in Lee County is down 4.6% compared to last year. At current prices, the price-to-rent ratio is 15.4x annual rent.
Avg Asking Rent
$1,839
Year-over-Year
-4.6%
▼ 4.6%
Month-over-Month
-0.3%
▼ 0.3%
Price-to-Rent Ratio
15.4x
Rent trend (ZORI)
Source: Zillow Research ZHVI / ZORI · Updated monthly
Metro Context
Lee County vs. Cape Coral
How Lee County compares to the broader Cape Coral metropolitan area.
| Metric | Lee County | Metro Avg |
|---|---|---|
| Avg Home Value | $340,151 | $340,227 |
| Days to Pending | 62 days | -- |
| % Sold Below List | 0.8% | 0.8% |
| Avg Rent/Month | $1,839 | $1,839 |
By Neighborhood
Home Values in Lee County by ZIP Code
Compare home values and price trends across neighborhoods in Lee County. Click any ZIP to see its full market report.
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Other Counties in FL
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Data Sources and Methodology
Market data on this page comes from the Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI), updated monthly by Zillow Research. ZHVI measures the typical home value for a given region based on Zillow's proprietary automated valuation model, smoothed and seasonally adjusted to remove noise. ZORI measures the typical observed market-rate rent across the region, controlling for quality mix changes.
Sale price, inventory, days-on-market, and sale-to-list metrics are sourced from Zillow Research public data releases. All data is refreshed on the 17th of each month. This report was last updated February 2026.
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