North Fort Myers 33917

Cape Coral-Fort Myers, FL · Lee County, FL · 19,587 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

46affordability /100

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

Payment burden
32.8%
stretched
Days on market
65
daily
Price cuts
27.6%
of active
Valuation
+9.8%
vs assessor
Look up an address
42
/100
mixed
cooling · seller slight · 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

68/ 100SellerBalancedBuyer
Negotiate Hard
Needs 8.5% correction for affordability
DOM: 81d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)80
Supply & Demand (20%)100
Buy vs Rent (15%)25
Cancellation Rate (10%)75
Days on Market (5%)75

Moderate buyer leverage in 33917. Room to negotiate 5-10% below list. Payment burden: 32.8% of median income. Median days on market: 81. Renting is approximately 6% cheaper than buying (price-to-rent ratio: 12.7). Market appears 15% overpriced vs. assessed values.

What to Offer

Offer 5-10% below list. You have room to negotiate.

Conditions resemble 2019 pre-pandemic levels — moderate overvaluation with slowing demand. Negotiation room exists.
COOLINGSELLER SLIGHT

Market is cooling with expanding inventory. Sellers hold a slight edge. Prices down 4.7% YoY.

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Market snapshoteach number, once

Median price
$293,357
▾ 4.7% YoY
Days on market
65
daily · zip_data
Median rent
$1,923
ZORI
Investor score
68/100
cash-flow lens
Active listings
275
90-day

Valuation3 lenses, different anchors

vs assessor
+9.8%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$322,200
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+46.2%
County-wide market — the widest, slowest signal.
Lee+46.2%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$120
Price-to-income5.4×

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How 33917 ranks in FL
percentile vs all FL ZIPs
Comparative ranking not available for this ZIP.

Affordability, supply & momentum

23SUPPLY
OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply23.4 mo
Days on Market65d
Inv vs History-15.4%
Listing Density19.1/1k
Market dynamics
Price cut %27.6%
Momentumcooling
LeverageSELLER SLIGHT
Months of supply23.4
Sales (90d)0
Investment analysis
Median rent$1,923
Price-to-rent12.7
Est. cap rate5.1%
Buy vs rentfavors buying

Livability

Walk score2
Transit score—
Bike score—

Historical trends

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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.

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Cape Coral–Fort Myers Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Lee County