33957

Cape Coral-Fort Myers, FL · Lee County, FL · 8,462 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

40.9%

severe

Days on market

116

daily

Price cuts

13.8%

of active

Valuation

+19.5%

vs assessor

Look up an address

/100

mixed

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

Negotiate Hard

Needs 26.7% correction for affordability

DOM: 107d (falling) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)90

Valuation Gap (25%)25

Supply & Demand (20%)100

Buy vs Rent (15%)0

Cancellation Rate (10%)100

Days on Market (5%)100

Moderate buyer leverage in 33957. Room to negotiate 5-10% below list. Payment burden: 40.1% of median income. A 13% price correction needed to reach 30% affordability threshold. Median days on market: 107.

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.

COOLINGBALANCED

Market is cooling with expanding inventory. Conditions are balanced between buyers and sellers. Prices down 2.2% YoY.

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/33957" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title=" 33957 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/cape-coral/zip/33957?utm_source=embed&utm_medium=backlink"> 33957 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$810,113

▾ 2.2% YoY

Days on market

116

daily · zip_data

Median rent

$9,150

ZORI

Investor score

70/100

cash-flow lens

Active listings

284

90-day

Valuation3 lenses, different anchors

vs assessor

+19.5%

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

Avg assessor$968,200

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$582

Price-to-income6.6×

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How 33957 ranks in FL

percentile vs all FL ZIPs

Comparative ranking not available for this ZIP.

Affordability, supply & momentum

14SUPPLY

OversuppliedSupply Tightness

Ample inventory — buyers have time and leverage to negotiate.

Months of Supply58.5 mo

Days on Market116d

Inv vs History-21.3%

Listing Density81.4/1k

Market dynamics

Price cut %13.8%

Momentumcooling

LeverageBALANCED

Months of supply58.5

Sales (90d)0

Investment analysis

Median rent$9,150

Price-to-rent7.4

Est. cap rate8.8%

Buy vs rentfavors buying

Livability

Walk score36

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

1 tier 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	$72k	$131	6,985	—	COUNTY · Lee, FL
$250k–$500k	$370k	$331	23	11.3%	ZIP
$500k–$750k	$625k	$236	41	20.1%	ZIP
$750k–$1M	$850k	$267	42	20.6%	ZIP
$1M–$1.5M	$1.15M	$263	41	20.1%	ZIP
$1.5M–$2M	$1.62M	$272	25	12.3%	ZIP
$2M+	$2.85M	$324	26	12.7%	ZIP
All sales (the headline median)	$906k	$272	204	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 33957.

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 33957→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