SW Florida Summer Market Update-Condos, Villas and Townhomes – Surprising Trends in 2025!

🌴 SW Florida Summer Market Update – Surprising Trends in 2025!

**By Josh Bohling – LPT Realty SW FL**

Summer in Southwest Florida usually means slower real estate activity — between storm season, intense heat, and the seasonal dip in tourism, the market tends to cool down. But 2025? It’s shaping up a little differently. 👀

In Q2 of this year, we’re seeing more movement than usual. Buyers are out looking, offers are being written (including quite a few *multiple offer* situations), and showings are on the rise. While we’re not setting any sales records and sales are happening, the condo, villa and townhouse market has a lot of deals and opportunities for the savvy investor. 

Sure, you’ve probably seen headlines about rising inventory and a cooling market — and some of that’s true. After years of rapid growth, Southwest Florida is experiencing a natural correction driven by higher prices, increased carrying costs (insurance being a big one), buyer caution, overbuilding in some pockets, and overall economic uncertainty. 🌪️🏗️📉

But let’s zoom in on the real numbers — in the condo, townhome, and villa segments. These tell a very different story than the single-family market, and the discounts are worth paying attention too.

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📍 **Lee County – Condos, Townhomes & Villas** *(June 2025 vs. June 2024)

📈 **Closed Sales**: Up **5.8%**
🏡 **New Listings**: Down **5.6%**
➡️ **Inventory is tightening**, but prices are dropping — meaning serious opportunities for buyers!

💵 **Median Price per Sq Ft**: Down **17%**
📉 **Median Sales Price**: Down **16.4%**
🔻 **Average Sale-to-List Price**: Homes are selling at **6.2% below list**

📊 **11 Months of Supply**: A strong indicator of excess supply.

**Takeaway**: **Deals.** Lee County is offering incredible value in the condo/townhome space right now — especially compared to last year.

📍 **Collier County – Condos, Townhomes & Villas** *(June 2025 vs. June 2024)

📉 **Closed Sales**: Down **11.3%**
📉 **New Listings**: Down **3.7%**
📦 **Inventory**: Sky-high at **25.8%** increase
📊 **9.6 Months of Supply**: Definitely a **buyer’s market**

💵 **Median Sales Price**: Down **6.3%**
📉 **Price per Sq Ft**: Down **8.3%**
🔻 **Average Sale-to-List Price**: Buyers are negotiating **6% off list** when homes are priced properly.

✅ While Collier remains more stable and consistent than Lee County, **both markets are brimming with opportunity.**

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 🧠 **What Does It All Mean?**

We’re clearly in a window where buyers — especially condo and villa buyers — have the upper hand. Prices have come down significantly from the 2023 highs, supply is up, and there’s room to negotiate.

Lee County is showing faster momentum in activity with deeper discounts, while Collier County offers more consistency but still plenty of leverage for buyers.

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👉 Bottom Line?

If you’ve been waiting for the *right time* — this could be it. Whether you’re a first-time buyer, investor, or looking for a seasonal getaway, there’s a wave of  deals  in the condo, townhome, and villa market.

Let’s build a strategy to find the right one for you.

📞 **Call or message me today** — I’m here to help you make the most of the Southwest Florida market with insight, strategy, and clarity.

**Josh Bohling**
📍 *LPT Realty | Southwest Florida*
📲 239-30-5326