Lee County year end 2023 median sales prices fell 2.3%. The year end sales price is the average of the entire year, so it doesn’t necessarily mean December 2023 sales price.

Lee County Year End 2023 Sales Prices

For instance, the median sales price in Lee County for December 2023 was $399,000. That was a 2.2% decrease from 2022 numbers of $407,950. The average sales price fell .9% in December and 1.4% for the year.

Prices Peaked

As you can see from the graph, Lee County year end home prices peaked in 2022. The median topped out in April 2022 while the average topped out in May. Since mid-2022 we have watched a steady decline in prices. The median sales price in April 2022 was $470,000 compared to $399,000 in December 2023. The average sales price in May 2022 was $658,886 compared to $539,765. Of course, some of that is seasonal.

Since the seasonal peak in 2022 we have seen a median price decline of $71,000 and an average decline of $119,121. Many sellers did not realize prices were declining, but News Press readers did because we report it each month.

Today we believe most homeowners realize prices have declined as inventory has risen. Selling a home today requires marketing muscle and experience in selling in a shifting market. Many agents are getting out of the business. Nationally 48% of agents did not do a deal in the 2nd half of 2022.

Locally, 85% of the agents have not been in the business for more than 6 years. This means most have never worked through a shift like we are seeing today, and they don’t know what to do. It is incumbent on agents with less than 10 years’ experience either join a team or join a brokerage with tremendous training.

Lead Flow

Most agents complain they do not have lead flow currently. Not only are buyers harder to close, they are fewer and farther between. Sure, there are many interested lookers, but many lack motivation to act with prices high and interest rates higher. With the total cost of ownership at high levels, buyers have been on the sidelines.

To be successful in real estate requires tremendous sales skills, and lead flow. Lead flow is expensive, and many newer agents do not have the budget to acquire leads. Because leads are converting at less rate due to less motivation, conversion becomes more critical.


Where do agents learn how to convert? They can learn from mentors like us who have been in business through many cycles and shifts. Additionally, some brokerages focus on training, while others cater to more experienced agents. If you are an agent struggling to hold on, Give Sande or Brett a call at 239-489-4042 and we will be glad to offer some resources for you.


If you have a home to sell, or previously tried to sell it and it expired, give us a call. 239-310-6500 Perhaps it failed to sell because of pricing. Maybe the price was fine and it wasn’t marketed heavily. Perhaps your Realtor had a side job and couldn’t devote 100% of their time to selling your home. Whatever the reason, we can take a fresh look at it and make some recommendations. Brett and Sande have sold over 5,000 homes in Lee County over the years. We’ve worked in the best of times and excelled in tough times when agents were getting out. The reason is, we never stop marketing, and nobody outworks us.

Call us to put our marketing muscles, know how, and hard work to work for you. You’ll wonder why you didn’t call us the first time. But that’s OK, we enjoy making a difference for people, even if you found us second.

Good luck. We’ll be watching 2024 like a hawk and reporting trends as they occur.

Happy Selling!

Pricing a home correctly is key to getting a home sold for top dollar. Time on the market is not your friend when selling your home. Our benchmark pricing analysis report helps clarify if a home is correctly priced by illustrating several key factors. We will focus on a few of those factors now.

Showing Activity

Benchmark Pricing Analysis Report

The Benchmark pricing analysis report shows the number of scheduled showings on subject property compared to other similar listings in the area. The report compares active and pending listings as well as closed listings. If the subject property is receiving a comparable number of showings, the price must be in the ballpark, or it wouldn’t receive showings.  If the home is receiving more showings than similar listings, all the better. The marketing is working.

Days on Market

Larger number of showings than pending or closed sales could lead to increased days on market. This tells us that while the home is in the ballpark, it is losing out to other listings when buyers decide to offer. A small price reduction could be warranted. The home just doesn’t measure up in value to competing listings. It is getting shown, which means it’s getting its opportunity. The home just isn’t the winner. Placing a home on the market is like entering a beauty contest. You must price it to be the winner. It is tiring to take home 2nd, or 3rd, or 4th place all the time. Eventually you need a win. Making a price adjustment can get your home on the winner’s stand.

Price Reductions

Benchmark Pricing Analysis Report Price Reductions

Another factor the report shows is the price reductions. The report not only shows how many comparable listings have had price reductions, but it also shows you the size of the reductions. Together with your agent you are deciding at what price to bring your home to the market for. That decision will either be spot on or off a bit. The seller determines the list price while the buyers determine the value. If the seller has miscalculated, a price reduction may be in order.

Chasing the Market

The sooner a seller realizes a price adjustment is in order, quick action can save the seller thousands. You never want to get caught chasing the market down. Adjust before the other sellers and get out. A lingering home on the market does the seller no favors. We have studies that show time on the market is detrimental to a seller’s net proceeds we can share with you when we meet.

The Ellis Team sends these reports out to our sellers on a regular basis. Our sellers always have the latest statistical data so they can make the most informed decisions. Setting a price and placing your head in the sand isn’t going to sell a home today, especially when so many sellers are making price adjustments as well.

Buyer or Seller Market

In a buyer’s market, home sellers are in competition with each other trying to find able buyers as there are more sellers than willing buyers. In a seller’s market, home buyers are in competition with each other over the best listings.

Winning Formula

The winning formula in today’s market is aggressive marketing, proper pricing, and communication. The Ellis Team has a system to communicate with our sellers. Nobody markets a home like the Ellis Team. Together as a team we help you price your home for success. Then we market it and communicate with you. If we are generating showings but no offers, together we’ll tackle the market and guide you through to the finish line. There is a reason the Ellis Team has helped over 5,000 families sell their homes. Sande and Brett have been through market shifts, and we never stop marketing and communicating.

Always call the Ellis Team at Keller Williams Realty to get your home sold fast, and for Top Dollar, 239-310-6500 You plus us makes a winning team! Search the MLS at LeeCountyOnline.com

The Ellis Team analyzes market activity showing reports to determine buyer sentiment. This market report is for all listings using this service, not just our listings.

Market Activity Showing Reports

Realtors, have you ever had a listing that wasn’t receiving many showings? Did you wonder if market activity had suddenly slowed down, or whether it was just your listing? Realtors have the ability to track other listings showing activity and see how it relates to your listing.

If your listing isn’t receiving any showings but other listings are, perhaps it is the price. When a listing is overpriced, the market rejects it and showings fall off. It could also be the photos, the language in the MLS, or the data that was entered. We’ve uncovered so many unchecked or unspecified fields in MLS that would prohibit other Realtors from searching for a property and returning a match. When showing activity is down, you do not want to miss any.

Market Activity Showing Reports

The market activity showing reports allows us to search by city, zip code, neighborhood, bedrooms, price range, and more. For instance, let’s say I have a 5-bedroom home listed and it’s getting 1 showing per week. I might want to know if that’s good or normal. It stands to reason the 5-bedroom homes might receive less showings than 3-bedroom homes, so lumping all the data together doesn’t draw a true comparison.

Pending Sales

Pending sales picked up in the last week. As we head into mid-January you would expect that they would. Pending sales are a barometer of potential future closings. This is why we track pending sales so strongly. What if there was a barometer for pending sales? We think there is. Obviously, you do not have pending sales without showings. Showings lead to pendings.

Pricing Benchmark Reports

The Ellis Team also has access to pricing benchmark reports. Perhaps we’ll do a future article on this. A pricing benchmark report compares the showings of our listings versus the competition. It also calculates the absorption rate to determine how long a property should take to sell versus the availability in the market. Additionally, our report shows your listing relative to your competition, so you can see if your home is priced correctly. The report will also give us price reduction data, so we know what other homeowners are doing and what percentage they are dropping their price.

Rear View Mirror

When you bring a home to market a Realtor typically looks at past sales. However, using past sales is like looking in the rear-view mirror. It tells you where the market has been, but it doesn’t always tell you where the market is going. The pricing benchmark reports and careful study of the showing patterns of competing listings, combined with up to the moment market data puts our sellers in a position to make better decisions.

When the market is on the move, you want to know about it before other sellers. Sellers whose home expired and failed to sell are astounded when they see the data. The reason most sellers overprice their home is because they lack data. The Realtor may be short on listings, so they don’t want to risk telling the seller what they need to hear in fear of losing the listing. When a seller shops for a Realtor, be careful not to select the Realtor who offers the highest price.

Highest Price

The Realtor doesn’t really offer anything. The buyer offers. If your price is too high, all you did was give your listing to a Realtor. Select the best Realtor based upon their track record, knowledge and experience. If you select the best Realtor, you’ll get the price right. And if the price isn’t right, the best Realtor will guide you on how to adjust. You want to sell your home for the most money. Partner with a great Realtor so your home doesn’t sit on the market and collect dust while your neighbors sell their home. Studies show, the longer your home sits on the market, the less price you will get in the end.

Always Call the Ellis Team at Keller Williams Realty 239-310-6500 Or visit www.SWFLhomevalues.com for an instant online price.

We thought you’d like to see the 2024 housing inventory supply numbers as we start off the new year. Everybody asks, are we in a buyer’s or seller’s market. This data gives us our answer.

2024 Housing Inventory Supply

Buyers Market?

A seller’s market is anything less than 5.5 months and a buyer’s market is anything over 5.5 months. Currently the Lee County single family 2024 housing inventory supply stands at 5.05 months supply, which keeps us in a seller’s market.

It might feel like a buyer’s market only because of the change we’ve seen in 2023. Back in October we reported a 4.19-month supply, and in July 2023 it was 3.81. In February 2023 it was 2.81. As you can see, the market moved steadily towards a balanced market in 2023 where neither the buyer nor seller had the upper hand.

A few points to remember. I pulled this data January 2nd. Typically, I wait 10-15 days for all the end of the month sales to come in. By MLS rules they are supposed to be entered within a few days, but I allow for more time. Secondly, there were 282 expired single family home listings in Lee County from Dec 31-Jan 2nd. Many of these homes will be relisted and added to the inventory totals, which will tilt closer to the balanced market or seller’s market should that occur.

Buyer Activity Increase

We have seen an uptick in showing activity the week after Christmas. This often happens, but it did not last year, for obvious reasons. The fact that mortgage rates have declined, and people are visiting SW Florida again, causes us to be optimistic. We expect interest rates to decline slightly in 2024 and more into 2025.

An uptick in pending sales may offset the expired listings that may re-enter the market in the coming days. Currently we are tracking about 902 closed sales in December compared to 955 in 2022. As we mentioned, all sales may not be entered yet. Either way, we are expecting a decline in year over year sales in December which was par for the course in 2023. We’ve been tracking 2018 closed sales levels closely since May, and in 2018 we closed 901 single family home sales. We feel pretty confident in these preliminary numbers.

December Sales Numbers

Preliminary sales numbers suggest a December median sales price of $400,000 which would be down from December 2022. All signs point to declining home sales and declining home prices for December 2023.

Just because home prices might be down in December doesn’t mean they will stay there. In 2023 interest rates were rising. Recently rates began declining, which could stabilize the market, or infuse fuel to the market in 2024. We do not expect large interest rate swings in 2024. What we do not know is how many sellers will decide to sell in 2024. We saw a steady rise in sellers in 2023, and we anticipate a rise in buyers in 2024. The answer to both ends of that equation will answer for us where this market goes.

In the coming month or so we will finalize where our market ended in 2023, and that is important to track. What it does not tell us is where the market will go in 2024. We believe this will become apparent in the next 8-10 weeks. As always, the Ellis Team will keep you updated.

Thinking of Selling?

If you’re thinking about selling, give us a call today. 239-310-6500. Brett and Sande Ellis would love to talk to you about the market, your neighborhood, and what options you have. The most common questions we get are what could we sell the house for now in its present condition and what could we get if we made some improvements? The other is when is the best time to sell? We can help answer those questions.

If you’re just curious about your home’s value, you can get an instant online value now at www.SWFLhomevalues.com.

Happy New Year! Always Call the Ellis Team at Keller Williams Realty with your real estate questions. 239-489-4042

See last week’s article “Property Best Buy List

Ellis Team Weekend Open Houses

Open House Saturday 12-3 PM

8815 Oakshade Cir    $325,000

Ellis Team Open House January 6th
Open House Saturday 12-3 PM Whiskey Creek

Open House Saturday 12-3 PM

4431 Bay Beach Ln Unit 544     $525,000

Fort Myers Beach Ellis Team Open House
Open House Fort Myers Beach Saturday 12-3 PM

Open House Sunday 12-3 PM

14386 Reflection Lakes Dr    $400,000

Reflection Lakes Ellis Team Open House
Reflection Lakes Open House Sunday 12-3 PM



Welcome to the Ellis Team property best buy list for SW Florida real estate. The Ellis Team has been a leader in SW Florida real estate sales for over 35 years and knows a good deal when they see one. We’ve sold over 5,000 homes locally in SW Florida.

Property Best Buy List


Property Best Buy List Qualifications

 It wouldn’t be a property best buy list if any property could make the list. To qualify to be on the Ellis Team property best buy list a property must be deemed a best buy by one of our associates.  Several criteria are used to earn this designation. We look for outstanding value and features. A home may be the least expensive home in a neighborhood but doesn’t necessarily have to be. A home could offer an unbelievable number of features compared to nearby homes or be located on a lot that cannot be duplicated and therefore exemplifies value by its unique nature and price.

Best buy properties would be properties that either our team has showed or previewed for specific clients or properties that score well on paper. This does not mean that our team has inspected the property or warrants the value in any way. There could be many factors including condition, title, permitting, etc. that we wouldn’t be aware of unless a buyer completed the home investigation process. On paper, or at first glance, we’ve identified properties that appear to be of great value and warrant further investigation.

Who Gets the Best Buy Property List?

Nobody gets the entire list. This list is developed internally by Ellis Team members and is meant to assist buyers utilizing our services. We listen to a buyer’s needs and select homes from MLS and our internal list that meets those needs. There wouldn’t be a reason to give access to the entire list because it would not meet every buyer’s needs and would have properties in all price ranges.

What Types of Property Makes the Best Buy Property List?

We have vacant land, single family homes, condos, and residential income properties that qualify to make the list. If we have absences in a category, it simply means we haven’t identified a best buy for that category today. It’s possible we just took some off the list because they recently closed or went pending. New properties could enter the market tomorrow, or an existing property could make a significant price reduction that it now qualifies to go on our list.

When a property is overpriced, it is invisible to buyers most likely to buy that property. When a price reduction occurs, the property becomes visible to more buyers, and in some cases, could be deemed a best buy.

If your home is on the market with another Realtor, don’t call us to see if your home is on the list. Your home may be a best buy, but the list is for Ellis Team clients, and we will not share if your home made the list or not.

What the List Is Not

Our list is not comprehensive. We have not been to every property, and we have not studied every property in SW Florida. We are constantly scanning for new opportunities.  Our list are properties that meet our criteria and properties we have shown or noticed through searches. We may compare these properties to similar nearby properties and/or utilize computerized valuation models. Either way, our internal list is a model that suggests a property might be worth checking out.


If you’re interested in purchasing a home for a good value, check out www.LeeCountyOnline.com. You can register and one of our buyer specialists can listen to your wants and help you find a best buy.  Or you can search on your own for Free.


You can go to www.SWFLhomevalues.com and get your home’s online value for Free. We have additional valuation models for your home as well that we can email you. All you have to do is ask.

The Ellis Team is active in the market and shows or views homes practically every day. We know the market, and if you’re looking for a Best Buy, we can help you learn the market too.

Good luck, and Happy New Year!