Cape Coral-Fort Myers, FL · Lee County, FL · 12,318 properties with county records
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Lee 33931 is in Lee County, FL, part of the Cape Coral–Fort Myers Metro. The typical home value in Lee 33931 is $483,479 (Zillow Home Value Index, September 2026), up 0.0% from a year earlier. Homes that sold went under contract in a median 163 days, and 19% of listings took a price cut (Redfin Data Center, period ending Sep 30, 2026). On Lotvox's market-leverage reading of that data, with 11.2 months of supply, neither buyers nor sellers hold a clear edge. The Lotvox Turnover Index is not published for 33931 yet: it appears only where a held-out test on the county's recorded sales beats chance. Across Lee County's 34 ZIPs with a Zillow value, the middle one is $329,184, so 33931 sits 47% above the county middle. Typical rent is $2,700 a month (Zillow Observed Rent Index, August 2026). Lotvox holds county assessor records for 12,318 properties in 33931.
Headline value data through September 2026. Each source below carries its own date.
Is 33931 a buyer's or seller's market?
By Lotvox's leverage reading of Redfin data through Sep 30, 2026, 33931 is a balanced market. Homes went under contract in a median 163 days with 11.2 months of supply.
What do homes in 33931 sell for?
The typical home value in 33931 is $483,479 (Zillow Home Value Index, September 2026), up 0.0% in a year. County records put the median at about $456 per square foot (computed Apr 21, 2026).
Who is likely to sell in 33931?
Lotvox only publishes its Turnover Index where a held-out test on recorded sales beats chance, and 33931 has not passed that test yet. When it does, the score appears here.
How does 33931 compare to Lee County?
33931's typical value of $483,479 compares with a middle value of $329,184 across Lee County's 34 ZIPs. Both are Zillow Home Value Index figures for September 2026.
Where does this 33931 data come from?
Values and rents come from Zillow's research data, sales pace from the Redfin Data Center, and property counts and turnover from county assessor and deed records. Each number on this page carries its own date, and the method is published at lotvox.com/methodology.
Cite as: Lotvox ZIP market record, 33931 Lee, FL, data through September 2026, https://lotvox.com/cape-coral/zip/33931
Listings Flow Ladder — 33931
Faucet, basin and drain — new listings in, active inventory, closed sales out.as of Sep 30, 2026
the basin is fillingnet 13 listings/mo
Faucet — new listings
42/mo
113% of normal (37) · gushing
Basin — active listings
322
138% of normal (233) · high
Months of supply
11.2 mo
derived — not published at this grain
Drain — closed sales
29/mo
87% of normal (33)
Net — faucet minus drain
+13/mo
filling
Reading
current
as of 2026-09-30
Compare against:2015-01-01 to 2019-12-31 · 5 same-month points
How plugged is the drain? Two definitions, both ours, deliberately not reconciled.
31%Absorption vs its own normal— 1 - (closed sales / active listings) / same-month median of that ratio
13%Closed sales vs its own normal— 1 - closed sales per month / same-month median closed sales per month
Closed sales over 24 months — two different numbers, deliberately not merged.
16/mofall in the monthly rate (36%)— peak 45/mo (2026-04-30) to 29/mo now
312transactions that did not happen— summed monthly shortfall vs the same-month normal, over 24 months below it (vs 2015-19 (COVID excluded))
rate_drop_from_peak is a change in the monthly rate; cumulative_shortfall_vs_normal counts transactions not transacted. They are different quantities and are not interchangeable.
2026-09-30
Redfin market data (county + ZIP), via Lotvox. As of 2026-09-30. Normal = same-month median of monthly rates, minimum 3 same-month points. Source window 3 months (flows shown per month). months_of_supply is not published at this grain (0 non-null rows measured); derived here as active listings / closed sales per month. A fresher supply-only read (46 new, 361 active, 2026-09-01, Realtor.com inventory (county + ZIP), via Lotvox) is available but is NOT used in the net — that source publishes no closed sales, so subtracting across it would mix two vintages.
Should you buy here?
buyer-timing lens
39affordability /100
Buyer leverage is balanced; weigh payment burden and the 3-lens valuation before bidding.
Payment burden
39.6%
severe
Days on market
163
daily
Price cuts
18.9%
of active
Valuation
-28.6%
vs assessor
Days on market and price cuts: Redfin Data Center, rolling 90 days.
Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.
Buyer / seller
buyer-timing lens
Balanced Market
Needs 24.2% correction for affordability
DOM: 140d (falling) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)75
Valuation Gap (25%)10
Supply & Demand (20%)100
Buy vs Rent (15%)0
Cancellation Rate (10%)100
Days on Market (5%)100
Balanced market in 33931. List price is roughly fair — focus on condition and value. Payment burden: 37.4% of median income. A 6% price correction needed to reach 30% affordability threshold. Median days on market: 140.
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.
Address lookup
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Look Up an Address in 33931
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Median price: Zillow Home Value Index (ZHVI). Median rent: Zillow Observed Rent Index (ZORI). Days on market and active listings: Redfin Data Center, rolling 90 days.
Valuation
3 lenses, different anchors
vs assessor
-28.6%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$345,300
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.
in 8,684 · out 6,967 · Lee County, FL (parent county of this ZIP)
active inventory
as of 2026-07-01 · IRS SOI county-to-county migration flows 2022-2023 + Redfin inventory history
Price bands
mix-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
Tier
Median
$/sqft
Sales
Share
Source
Under $250k
$148k
$113
67
19.5%
ZIP
$250k–$500k
$415k
$385
85
24.8%
ZIP
$500k–$750k
$600k
$395
81
23.6%
ZIP
$750k–$1M
$865k
$312
48
14.0%
ZIP
$1M–$1.5M
$1.25M
$382
32
9.3%
ZIP
$1.5M–$2M
$1.80M
$272
15
4.4%
ZIP
$2M+
$2.40M
$399
15
4.4%
ZIP
All sales (the headline median)
$535k
$374
343
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 33931.
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.
ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.
ZIP 33931→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 Burden
39.6%
severe
Source: Freddie Mac PMMS (FRED MORTGAGE30US) 7.32% · Zillow ZHVI · Census income · Updated 2026-10-22
Price-to-rent
14.9x
favors buying
Source: Zillow ZHVI ÷ (Zillow ZORI × 12)
Valuation26
+45.5%
overvalued
Source: Lotvox comps · Updated 2026-05-15
Supply/Demand
11.2 mo
buyer's market
Source: Redfin Data Center (ZIP): inventory ÷ monthly homes sold · Updated 2026-09-30
Insurance Risk
46/100
moderate
Source: FEMA/NFIP · Updated 2026-04
County distress indicators
ECONOMIC INDICATORS
Economic indicators are mixed relative to comparable U.S. counties.
Unemployment Rate
5.2%
FL 4.5%US 4.4%
Near national averages
Source: BLS LAUS · 2026-0857d ago
Poverty Rate
12.1%
FL 12.4%US 12.6%
Near national averages
Median Household Income
$73,099
FL $72,373US $82,006
Near national averages
Cost of Living (RPP)
101.2
FL 101.2US 100.3
Near national averages
Home Value (ZHVI)$339,372
County data: Zillow Home Value Index (ZHVI), BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA
Typical home value: Zillow Home Value Index (ZHVI); change is the 12-month change.
Owner stock, age of householder
Tenure by age of householder (ACS B25007) is not published below county. Any ZIP figure here is DERIVED from the county's age-specific owner rates applied to this ZIP's own age structure — never read directly.
Derived — this ZIP
32.7% in 2023
of owner-occupied homes have a householder 75 or older
