North Fort Myers 33903

Cape Coral-Fort Myers, FL · Lee County, FL · 11,573 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

60affordability /100

Buyer leverage is buyer advantage; weigh payment burden and the 3-lens valuation before bidding.

Payment burden

25%

affordable

Days on market

daily

Price cuts

26.2%

of active

Valuation

+42%

vs assessor

Look up an address

/100

mixed

cooling · buyer advantage · prices easing year-over-year.

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

Seller's Market

DOM: 90d (falling) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)0

Valuation Gap (25%)10

Supply & Demand (20%)100

Buy vs Rent (15%)0

Cancellation Rate (10%)75

Days on Market (5%)75

Seller-favored market in 33903. Expect to pay at or near list price. Payment burden: 24.6% of median income. Median days on market: 90.

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.

COOLINGBUYER ADVANTAGE

Market is cooling with expanding inventory. Buyers have strong negotiating leverage. Prices down 5.2% YoY.

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/33903" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="North Fort Myers 33903 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/cape-coral/zip/33903?utm_source=embed&utm_medium=backlink">North Fort Myers 33903 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$227,163

▾ 5.2% YoY

Days on market

daily · zip_data

Median rent

$1,630

ZORI

Investor score

67/100

cash-flow lens

Active listings

190

90-day

Valuation3 lenses, different anchors

vs assessor

+42.0%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$322,600

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+45.5%

County-wide market — the widest, slowest signal.

Lee+45.5%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft$185

Price-to-income4.0×

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How 33903 ranks in FL

percentile vs all FL ZIPs

Comparative ranking not available for this ZIP.

Affordability, supply & momentum

25SUPPLY

BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply34.9 mo

Days on Market65d

Inv vs History-15.1%

Listing Density16.5/1k

Market dynamics

Price cut %26.2%

Momentumcooling

LeverageBUYER ADVANTAGE

Months of supply34.9

Sales (90d)0

Investment analysis

Median rent$1,630

Price-to-rent11.5

Est. cap rate5.6%

Buy vs rentfavors buying

Livability

Walk score10

Transit score1

Bike score—

Historical trends

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Price bandsmix-shift

Price Bands — the median behind the median

A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Lee.

Current tiers · 12 months to Aug 25floor 10 sales/tier

4 tiers had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	$135k	$90	253	54.3%	ZIP
$250k–$500k	$330k	$135	176	37.8%	ZIP
$500k–$750k	$585k	$132	24	5.2%	ZIP
$750k–$1M	$850k	$190	1,196	—	COUNTY · Lee, FL
$1M–$1.5M	$1.20M	$228	782	—	COUNTY · Lee, FL
$1.5M–$2M	$1.70M	$273	299	—	COUNTY · Lee, FL
$2M+	$2.90M	$381	405	—	COUNTY · Lee, FL
All sales (the headline median)	$213k	$114	466	100%	ZIP

No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.

National context — not local

NAR's aggregate existing-home median for the United States and the South census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 33903.

United States
South

Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.

Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.

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Lee County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

ZIP 33903→Lee County, FL

12-Month Direction

-24Moderate Deterioration

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

44· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden52

28.5%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent47

1.296x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation26

+45.5%

overvalued

Source: Lotvox comps · Updated 2026-05-15