Sanibel December Market Update – Josh Bohling - LPT Realty SW FL

🌴 SW Florida December Market Update Sanibel – Josh Bohling - LPT Realty SW FL

Southwest Florida's real estate market typically sees a December surge, fueled by ideal weather, the return of "snowbirds," and seasonal buyers hunting for their dream property. However, it's important to acknowledge current headlines about market adjustments. Following a period of rapid expansion, the market has stabilized: high prices have seen reductions, rising insurance expenses have plateaued, and the environment is now defined by more discerning buyers and a larger inventory. ☀️🏖️📊

But the local Sanibel numbers paint the true picture...

📍 Sanibel – Single Family Homes (November 2025 vs 2024)

* 📈 Closed sales units: 9 (no change vs Nov 2024, down 18.2% vs Oct 2025)
* 📦 Active inventory units: 214 (up 46.6% vs Nov 2024, up 25.1% vs Oct 2025)
* 🏡 New listings: 65 (up 44.4% vs Nov 2024, up 25.0% vs Oct 2025)
* 💵 Median sales price: $925,000 (down 17.8% vs Nov 2024, up 15.6% vs Oct 2025)
* 📉 Median price per sq ft: $366 (down 13.7% vs Nov 2024, down 16.4% vs Oct 2025)
* ⏳ Median days on market: 36 (up 71.4% vs Nov 2024, down 67.6% vs Oct 2025)
* 📊 Months of supply: 23.8 (up 46.6% vs Nov 2024, up 53.0% vs Oct 2025)
* 🔻 List-to-sale ratio: 90.2% (down 2.1% vs Nov 2024, down 0.9% vs Oct 2025)

✅ Takeaway: The Sanibel single-family home market in November 2025 shows stable sales volume year-over-year but a significant decrease in median sales price and price per square foot. Active inventory has increased substantially, and the months of supply has risen dramatically, indicating a shift toward a buyer's market with more options and negotiating power for purchasers.

📍 Sanibel – Condos & Townhouses (November 2025 vs 2024)

* 📈 Closed sales units: 9 (up 125.0% vs Nov 2024, up 12.5% vs Oct 2025)
* 📦 Active inventory units: 160 (up 56.9% vs Nov 2024, up 14.3% vs Oct 2025)
* 🏡 New listings: 38 (up 15.2% vs Nov 2024, up 31.0% vs Oct 2025)
* 💵 Median sales price: $825,000 (down 7.2% vs Nov 2024, up 19.7% vs Oct 2025)
* 📉 Median price per sq ft: $607 (up 2.2% vs Nov 2024, up 5.1% vs Oct 2025)
* ⏳ Median days on market: 59 (up 165.9% vs Nov 2024, down 71.7% vs Oct 2025)
* 📊 Months of supply: 17.8 (down 30.3% vs Nov 2024, up 1.6% vs Oct 2025)
* 🔻 List-to-sale ratio: 94.4% (down 1.8% vs Nov 2024, up 5.8% vs Oct 2025)

✅ Takeaway: The Sanibel condo and townhouse market in November 2025 experienced a remarkable surge in closed sales year-over-year, more than doubling from the previous November. While the median sales price declined slightly year-over-year, the price per square foot actually increased. Active inventory has grown significantly, and the dramatic increase in median days on market suggests properties are taking much longer to sell, creating opportunities for buyers to be more selective.

🧠 What Does It All Mean?

Single Family Homes = Sanibel's single-family market is experiencing a clear shift toward buyers. With stable sales volume but declining prices and a massive increase in months of supply, buyers have significantly more leverage and options than they did a year ago.

Condos/Townhomes = The condo and townhouse market shows strong sales activity with more than double the transactions compared to last November. However, the substantial increase in days on market and inventory levels indicates that while demand exists, buyers are taking their time and being more selective in their purchases.

👉 The takeaway: Sanibel's real estate market is in a period of significant adjustment favoring buyers. With increased inventory, longer selling times, and price reductions in the single-family segment, buyers have more opportunities and negotiating power than they've had in recent years. For sellers, strategic pricing and patience will be key to success in this evolving market environment.

📞 Ready to make your move? Let's talk strategy and find the right opportunity for you.

Josh Bohling REALTOR📍 LPT Realty | Southwest Florida  
Cell📲 239-320-5326-Call or Text