One County Gained. One Didn't. Ever Dreamed of Retiring in Europe?

Two counties. Two different pictures. Here is what the numbers show.

If you own a home in Collier or Lee, the June 2026 numbers are worth reading closely, and I want to walk you through what they actually show. Summer is usually the quiet season for showings, and the season when the data tells you the most about where things are actually headed. In June 2026, Collier and Lee are running on genuinely different tracks, and if you own property in either county, the difference is worth understanding before the season turns.

Collier is showing price growth in single family homes and firming inventory. Lee is flatter on price but moving at higher transaction volume and tighter days on market. In both counties, pending sales are up meaningfully year over year, and inventory is down more than 30 percent across every segment. This is a market where preparation matters more than headlines.

The median single family price reached $820,000, up 9 percent from June 2025. The overall median came in at $625,000, up 3 percent. Condos moved the other direction, with a median of $460,250, down 2 percent year over year. Days on market averaged 104. Single family months of supply dropped to 5.9, a 34 percent reduction from a year ago. Closed sales rose 17 percent overall, driven in large part by condo activity, which was up 28 percent. Sellers netted 94.5 percent of asking on average.

For sellers in Collier, the picture is favorable, particularly on the single family side. Owners are pricing into strength. The right list price today is materially higher than a year ago, and the correct number from day one is what brings serious buyers quickly. Condo sellers face a more careful conversation. Pricing needs to reflect the current market, not last year's comps, and presentation, staging, and clean disclosures matter more than they did last summer, particularly in buildings navigating new inspection and reserve requirements.

For buyers in Collier, single family inventory is thin at 5.9 months and getting thinner. The buyers who arrive with financing lined up, criteria clear, and a decision process in place are the ones getting the homes. On the condo side there is real negotiating room, with the median off 2 percent and older buildings competing for attention. This is the segment where taking time to inspect thoroughly and negotiate repairs actually pays.

The median single family price held at $377,758, unchanged from June 2025. The overall median came in at $355,000, down 1 percent. Condo median was $269,250, also flat. Days on market averaged 85, down 2 percent year over year. Single family months of supply dropped to 5.5, a 30 percent reduction. Pending sales climbed 18 percent, and closed sales rose 10 percent overall, with condo closings up 32 percent. Sellers netted 96.0 percent of asking on average.

For sellers in Lee, the price ceiling is real, and pricing above the current comps is what puts a home on the market for months. But sellers who price correctly are moving property quickly and netting more of asking than sellers in Collier. Days on market at 85 is the tightest number across either county. Clean listings that price into the current market, not the peak, are transacting.

For buyers in Lee, this is where the inventory story matters most. Absorption is up sharply, months of supply are down more than 30 percent across every segment, and pending sales are climbing fast. Prices are flat right now, but a market with rising demand and shrinking inventory rarely stays flat for long. Buyers considering Bonita Springs, Estero, and Fort Myers are better served by acting on the right property when it comes up than by waiting for a broader signal that may not arrive on a schedule that helps them.

The common thread

Both counties are running with roughly a third less inventory than a year ago, and pending sales are up double digits in both. The days when a single number told the whole story are over. Where your property sits in this market, single family or condo, Collier or Lee, community by community, is what determines the right move.

If you would like the breakdown for a specific community or a property you already own, reply and I will send it over.

Click here for the latest market report

Featured Property of the Week

$615,990

Sombor - Republic of Serbia

4 Bed | 4 Bath | 5102 Sqft

For this week's featured property, I'd like to share something very personal.

After helping clients find their dream homes in Southwest Florida for more than 10 years, I thought it would be fun to occasionally feature extraordinary properties from around the world. There's no better place to start than my own family home, The Stanisic House, a historic landmark estate built in 1831 in the charming city of Sombor, Serbia.

Most people don't realize that owning a home in Europe can be surprisingly affordable. Whether you're dreaming of retirement, a vacation home, or a unique investment with built in rental income, this property offers an incredible lifestyle in one of Europe's greenest and safest cities, just two hours from Budapest, Hungary and Belgrade, and 4.5 hours from the Adriatic Coast.

Take a look, and if you or someone you know has ever dreamed of owning a home in Europe, I'd love to hear from you.

View Details