Saint James City 33956

Cape Coral-Fort Myers, FL · Lee County, FL · 4,853 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

34affordability /100

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

Payment burden

41.3%

severe

Days on market

102

daily

Price cuts

18.0%

of active

Valuation

-37.1%

vs assessor

Look up an address

/100

mixed

cooling · balanced · prices rising 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

Strong Buyer's Market

Needs 27.4% correction for affordability

DOM: 76d (falling) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)90

Valuation Gap (25%)80

Supply & Demand (20%)100

Buy vs Rent (15%)50

Cancellation Rate (10%)100

Days on Market (5%)75

Strong buyer leverage in 33956. If you must buy now, offer 10-15% below list price. Payment burden: 40.3% of median income. A 13% price correction needed to reach 30% affordability threshold. Median days on market: 76. Renting is approximately 35% cheaper than buying (price-to-rent ratio: 16.2). Market appears 25% overpriced vs. assessed values.

What to Offer

Offer 10-15% below list price. Sellers are under pressure.

Conditions most similar to late 2007 — overvaluation without corresponding income growth. Significant correction potential.

COOLINGBALANCED

Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers.

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/33956" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Saint James City 33956 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/cape-coral/zip/33956?utm_source=embed&utm_medium=backlink">Saint James City 33956 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$430,303

▴ 0.0% YoY

Days on market

102

daily · zip_data

Median rent

$2,191

ZORI

Investor score

57/100

cash-flow lens

Active listings

90-day

Valuation3 lenses, different anchors

vs assessor

-37.1%

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

Avg assessor$270,800

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$367

Price-to-income6.6×

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How 33956 ranks in FL

percentile vs all FL ZIPs

Comparative ranking not available for this ZIP.

Affordability, supply & momentum

16SUPPLY

OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply51.3 mo

Days on Market102d

Inv vs History-28.0%

Listing Density38.9/1k

Market dynamics

Price cut %18.0%

Momentumcooling

LeverageBALANCED

Months of supply51.3

Sales (90d)0

Investment analysis

Median rent$2,191

Price-to-rent16.2

Est. cap rate4.0%

Buy vs rentneutral

Livability

Walk score7

Transit score—

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	$97k	$82	72	48.0%	ZIP
$250k–$500k	$350k	$154	39	26.0%	ZIP
$500k–$750k	$600k	$158	21	14.0%	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)	$250k	$156	150	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 33956.

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 33956→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