33921

Cape Coral-Fort Myers, FL · Lee County, FL · 2,413 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

0affordability /100

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

Payment burden
113.4%
severe
Days on market
115
daily
Price cuts
16.0%
of active
Valuation
-34.4%
vs assessor
Look up an address
13
/100
distressed
cooling · balanced · 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

59/ 100SellerBalancedBuyer
Balanced Market
Needs 73.5% correction for affordability
DOM: 51d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)100
Valuation Gap (25%)10
Supply & Demand (20%)100
Cancellation Rate (10%)0
Days on Market (5%)60

Balanced market in 33921. List price is roughly fair — focus on condition and value. Payment burden: 113.6% of median income. A 69% price correction needed to reach 30% affordability threshold. Median days on market: 51.

Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.
COOLINGBALANCED

Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers. Prices down 10.2% YoY.

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Market snapshoteach number, once

Median price
$2,280,451
▾ 10.2% YoY
Days on market
115
daily · zip_data
Median rent
$1,466
county avg
Investor score
15/100
cash-flow lens
Active listings
44
90-day

Valuation3 lenses, different anchors

vs assessor
-34.4%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$1,495,000
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%
Charlotte+52.8%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$1588
Price-to-income18.7×

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How 33921 ranks in FL
percentile vs all FL ZIPs
Comparative ranking not available for this ZIP.

Affordability, supply & momentum

4SUPPLY
OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply73.2 mo
Days on Market115d
Inv vs History+29.0%
Listing Density121.5/1k
Market dynamics
Price cut %16.0%
Momentumcooling
LeverageBALANCED
Months of supply73.2
Sales (90d)0
Investment analysis
Median rent$1,466
Price-to-rent129.6
Est. cap rate0.5%
Buy vs rentfavors renting

Livability

Walk score56
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