Southwest Florida saw encouraging market activity in July, with closed sales up 5.4% and pending sales up 14.5% year over year. The regional median sale price reached approximately $395,000, up 1.3%, while active inventory declined 22.9% to about 5.6 months of supply.

The takeaway: Buyers still have choices, but inventory is tightening. Well-priced, well-presented homes continue to stand out.

CAPE CORAL

Median Sale Price: $393,000 | +12.3%
Closed Sales: 520 | +7.7%
Months of Supply: 4.9

Cape Coral had one of the region’s strongest months, with rising prices, increased sales and inventory down nearly 28%. Sellers received a median 97.9% of their final asking price.

Orchid Take: Buyers remain selective, but properly positioned homes are attracting attention.

FORT MYERS

Median Sale Price: $331,000 | -1.2%
Median Price/Sq. Ft.: $199
Active Inventory: 2,533 | -22.9%

Fort Myers continued to stabilize, with pending sales up 11.5% and inventory declining. Well-positioned homes sold in a median of approximately 59 days, while older listings gave buyers more room to negotiate.

Orchid Take: Pricing, condition and value remain critical. Fresh, compelling listings have an advantage.

BONITA SPRINGS

Median Sale Price: $470,000
3-Month Rolling Median: Approximately $540,000
Active Inventory: 743 | -33.2%

Bonita Springs experienced the largest inventory decline, down more than 33% year over year. The luxury market remains price-sensitive, making recent closed sales more important than neighboring asking prices.

Orchid Take: Strategic, market-supported pricing is what creates activity.

NAPLES

Median Sale Price: $615,000 | +4.2%
Median Price/Sq. Ft.: $337 | +5.0%
Closed Sales: 664 | +9.0%

Naples had another strong month, with sales growth continuing for the 14th consecutive month and inventory down nearly 23%.

Ochid Take: Luxury buyers remain selective, making quality, location, and pricing essential.

If you are thinking about selling this fall or winter, August and September are the months to prepare, not November.

Season may feel months away, but the homes that make the strongest entrance into the market are typically the ones whose sellers have already done the homework.

1. Start With Pricing, Before Spending Money

Before renovating, replacing or remodeling anything, understand where your property fits within today’s competitive landscape. Some improvements make a meaningful difference. Others simply make for a very expensive goodbye gift to the next owner.

2. Take Care of the “Unexciting” Items

Roof condition, HVAC servicing, pool equipment, water intrusion, exterior maintenance and hurricane protection may not make the glamour shots, but buyers notice them during inspections.

Addressing maintenance proactively can remove unnecessary objections later.

3. Gather Your Property Records

Start organizing:

Roof and HVAC information, Permits and warranties, Hurricane protection documentation, Major improvement invoices, Association information. Insurance information, Recent surveys or elevation certificates, when available.

4. Edit Before You Stage

Luxury presentation is often about less, not more.

Decluttering, editing furnishings, opening sightlines, and creating visual breathing room can dramatically change how a home photographs and feels during a showing.

5. Think Lifestyle, Not Just Square Footage

Today’s buyer is purchasing more than bedrooms and baths.

Water views. Boating. Golf. Outdoor entertaining. Resort amenities. Walkability. Privacy. Architecture. Indoor-outdoor living.

Your marketing should communicate why someone wants to live there, not simply what comes with the house.

6. Build the Launch Before the Listing

Photography, video, staging, property preparation, digital marketing and launch strategy should be coordinated before a property reaches the MLS.

A home’s first impression is difficult to recreate.