by SWFL Land
The median vacant residential lot in Lee County sold for $30,000 in the 12 months from October 2025 through September 2026, up 13% from $26,500 a year earlier, while the number of single-lot sales fell about 10% to 6,295. The higher countywide median comes mostly from a change in where lots are selling, not from rising prices in each market. Lehigh Acres lots held near $22,000 while sales there fell 28%, and Cape Coral sales jumped 37% at a median of $45,000. These figures come from SWFL Land’s analysis of public Lee County Property Appraiser sales records, explained in the methodology section below.
This report is updated every quarter. It covers vacant residential land (the Florida Department of Revenue’s land use code 00), which is where most platted homesites in Lee County fall. It is market information, not an appraisal of any single lot.
Key Findings
- Countywide: 6,295 single-lot sales at a $30,000 median in the last 12 months, versus 6,982 sales at $26,500 in the 12 months before.
- Mix shift: Lehigh Acres went from 64.6% of single-lot sales to 51.3%, and Cape Coral rose from 20.3% to 30.8%. Because Cape Coral lots cost about twice as much, the countywide median rose even though neither market’s median went up.
- Cape Coral: 1,938 sales, up 36.7%, at a $45,000 median, down 5.3%. Dry lots sold at a $42,000 median and canal lots at $63,500.
- Lehigh Acres: 3,227 sales, down 28.4%, at a $22,000 median, essentially flat for two years. The typical lot under 0.3 acres sold for $20,000.
- Fort Myers Beach: 196 sales, up 47%, but the median fell 35% to $120,000 as more storm-cleared and interior lots traded.
- Package deals are common: 2,103 of the 10,253 qualified vacant residential sales recorded in the period were part of 442 multi-lot deals, 892 of them in Lehigh Acres.
- Watch for new-home sales coded as land: about 1,783 sales (950 in Lehigh Acres) were priced more than 2.5 times the land’s assessed value, a sign the deed included a new house that was not yet on the tax roll. We left those out.
How Much Do Vacant Lots Sell for in Lee County?
The table below shows single-lot sales by market for the last 12 months (October 2025 through September 2026) and the 12 months before (October 2024 through September 2025). The 25th and 75th percentiles show the range where the middle half of sales landed.
| Market | Sales, last 12 mo. | Median price | Middle half of sales | Sales, prior 12 mo. | Prior median | Median lot size |
|---|---|---|---|---|---|---|
| Lehigh Acres | 3,227 | $22,000 | $17,119 to $27,750 | 4,508 | $22,500 | 0.25 ac |
| Cape Coral | 1,938 | $45,000 | $36,000 to $81,000 | 1,418 | $47,500 | 0.23 ac |
| Fort Myers area (Fort Myers ZIP codes outside Cape Coral) | 410 | $75,000 | $30,000 to $160,000 | 426 | $55,500 | 0.22 ac |
| Fort Myers Beach | 196 | $120,000 | $63,000 to $290,000 | 133 | $185,000 | 0.07 ac |
| Pine Island (Bokeelia and St. James City) | 165 | $50,000 | $31,000 to $135,000 | 134 | $45,000 | 0.25 ac |
| Alva | 136 | $20,000 | $14,999 to $25,000 | 148 | $19,000 | 0.50 ac |
| North Fort Myers | 81 | $45,000 | $25,000 to $115,000 | 93 | $45,000 | 0.33 ac |
| Bonita Springs | 58 | $225,000 | $145,000 to $450,000 | 59 | $210,000 | 0.25 ac |
| Estero | 26 | $57,500 | $35,000 to $120,000 | 26 | $62,500 | 0.06 ac |
| All Lee County | 6,295 | $30,000 | 6,982 | $26,500 |
Markets with fewer than about 100 sales, such as Estero, Bonita Springs and North Fort Myers, can swing a lot from year to year because a handful of waterfront or small infill lots changes the median. Treat those numbers as a rough guide.
Are Lot Prices Going Up or Down?
It depends on the market. Countywide, the median rose each year: about $25,000 through 2024, $27,000 in the first three quarters of 2025, and $29,000 to $31,000 in 2026. But inside the two biggest lot markets, prices have barely moved.
| Quarter | Lee County sales | Lee County median | Cape Coral sales | Cape Coral median | Lehigh Acres sales | Lehigh Acres median |
|---|---|---|---|---|---|---|
| Q1 2024 | 2,187 | $24,619 | 391 | $46,000 | 1,385 | $20,000 |
| Q2 2024 | 2,544 | $25,000 | 473 | $47,000 | 1,690 | $21,500 |
| Q3 2024 | 2,196 | $25,000 | 382 | $45,300 | 1,519 | $22,000 |
| Q4 2024 | 1,754 | $25,000 | 306 | $49,943 | 1,211 | $22,000 |
| Q1 2025 | 1,888 | $27,000 | 374 | $49,950 | 1,211 | $22,500 |
| Q2 2025 | 1,780 | $27,000 | 389 | $45,000 | 1,123 | $23,000 |
| Q3 2025 | 1,560 | $27,000 | 349 | $45,000 | 963 | $22,000 |
| Q4 2025 | 1,472 | $28,000 | 379 | $47,000 | 825 | $21,000 |
| Q1 2026 | 1,623 | $29,000 | 453 | $45,000 | 830 | $21,600 |
| Q2 2026 | 1,759 | $31,000 | 560 | $43,000 | 888 | $23,000 |
| Q3 2026* | 1,441 | $30,995 | 546 | $47,000 | 684 | $22,000 |
*Q3 2026 is preliminary. The Property Appraiser notes its sales data can run 4 to 6 weeks behind Clerk recordings, so some September 2026 sales were not yet in the data when we pulled it. Expect the Q3 2026 sale counts to rise slightly in the next update. Medians usually move less.
Two things stand out. Cape Coral sales picked up sharply in 2026, with Q2 and Q3 each above 540 single-lot sales, while the median stayed in the $43,000 to $50,000 band it has held since early 2024. Lehigh Acres sales have fallen from more than 1,500 a quarter in mid-2024 to under 900, but the median has stayed between $20,000 and $23,000 the whole time. In plain terms, fewer Lehigh lots are trading, but the ones that sell are not selling for less.
What Is a Cape Coral Lot Worth Right Now?
In Cape Coral, the first question is water. The Property Appraiser assigns each lot a land type, and the split is clear in the last 12 months of sales:
| Cape Coral lot type | Sales, last 12 mo. | Median | Middle half | Prior 12 mo. median |
|---|---|---|---|---|
| Dry lots (no water frontage) | 1,147 | $42,000 | $35,000 to $60,000 | $44,700 (796 sales) |
| Canal lots | 749 | $63,500 | $36,400 to $157,000 | $54,800 (582 sales) |
The canal group is wide because it mixes freshwater canals with Gulf-access canals, and the Gulf-access lots in southwest and southeast Cape Coral sell for far more. ZIP code shows it: 33914 had a $150,000 median on 183 sales and 33904 had $415,000 on 56 sales, while 33909 in northeast Cape Coral had $41,500 on 638 sales and 33993 in the northwest had $40,450 on 844 sales. Our guide on Cape Coral lot values explains why. Utility assessments matter too; see what an unpaid UEP assessment means for a sale.
What Is a Lehigh Acres Lot Worth Right Now?
Lehigh Acres lots are more uniform, so size explains much of the difference:
| Lehigh Acres lot size | Sales, last 12 mo. | Median |
|---|---|---|
| Under 0.3 acre (most quarter-acre lots) | 2,218 | $20,000 |
| 0.3 to 0.6 acre (often double or half-acre lots) | 958 | $24,900 |
| 0.6 to 1.5 acres | 27 | $51,000 |
By ZIP code, 33974 had the most single-lot sales (1,081) at a $19,000 median, 33972 had 877 at $23,000, 33971 had 600 at $21,000, 33976 had 480 at $26,500 and 33936 had 123 at $24,000. Paved road frontage, nearby homes, water and sewer, and the flood zone move individual lots above or below those medians. Our Lehigh Acres lot value guide covers each factor, and owners who live elsewhere can read how to sell a Lehigh lot from out of state.
Why Do So Many Lee County Lots Sell in Packages?
About one in five qualified vacant residential sales recorded in the last 12 months (2,103 of 10,253) was part of a deal that moved more than one lot under a single deed or recorded instrument. There were 442 such deals, and 892 of the lots were in Lehigh Acres. The county records the total package price on each parcel, so these sales make single lots look far more expensive than they are. We removed them from every median in this report.
Package deals usually involve builders lining up lots for spec homes, investors selling inventory, or families selling several inherited lots at once. If you own more than one lot, ask for an offer on the package and on each lot so you can compare.
Why Do Some Vacant Lots Show Sale Prices of $300,000 or More?
A lot keeps its vacant land code until a finished house shows up on the tax roll, which is set as of January 1 each year. When a builder sells a new house before that date, the deed can be recorded against a parcel the county still calls vacant. In the last 12 months, about 1,783 vacant residential sales were priced at more than 2.5 times the parcel’s 2026 land value, including 950 in Lehigh Acres, 167 in Cape Coral and most of the sales in Estero and North Fort Myers. Those are almost certainly new-home sales, not land sales.
This is the most common mistake owners make when they look up “sales” on the Property Appraiser site. If your comps include $280,000 sales on a street of $22,000 lots, check whether a house was being built. Our guide on how to comp vacant land walks through how to screen sales.
What Does This Mean If You Own a Lot in Lee County?
- Use market medians as a starting point, not a price. Your lot’s road, utilities, flood zone, water frontage and any liens or assessments decide where it falls within the range.
- Do not price from the assessed value or from new-home sales. The tax roll value is set for taxes, and new-construction sales coded as land will mislead you.
- Expect fewer buyers in Lehigh Acres than in 2024. Steady prices with lower sales volume often means lots take longer to sell. Our comparison of selling options can help you weigh speed against price.
- Count your net, not your price. Doc stamps, title costs, prorated taxes and payoffs come out of the price. Our land sale net proceeds calculator shows the math.
- If taxes are behind, know your deadline. Our tax deed deadline calculator shows when a certificate holder can first apply for a tax deed.
For a quick estimate on a specific parcel, try our lot value tool. If you want a written number, SWFL Land buys lots across Lee County as-is, including lots with back taxes, liens, heirs or no legal access. Written offers usually come within 24 hours, closings go through a Florida title company, and the written offer spells out who pays each closing cost. Contact us or call 239-686-0823.
Methodology
We built this report from the Lee County Property Appraiser’s public GIS services on October 16, 2026:
- Sales. We pulled every sale from the Property Appraiser’s comparable sales layer for parcels with Department of Revenue code 00 (vacant residential) with a sale year of 2024 through 2026: 28,654 sale records on 23,168 parcels.
- Multi-parcel deals. We matched sales to each parcel’s last qualified sale instrument and removed sales where one instrument covered more than one parcel, plus earlier sales at the same price and month in the same market that were at least twice that market’s median.
- New-home sales. We removed sales priced above 2.5 times the parcel’s 2026 land value, or where no land value was available.
- Nominal sales. We removed sales under $1,000.
- Markets. We placed each parcel using the Property Appraiser’s municipality code for Cape Coral and the county’s ZIP code boundaries for the other markets.
- Medians. All prices are medians of the remaining single-lot sales. The lot size is the median platted or stated acreage of lots sold in the last 12 months.
Limits: the 2.5-times filter can drop a few real lot sales on parcels the county values low, and it cannot catch every new-home sale. Recent months are incomplete because of the recording lag. The data covers vacant residential land only, not acreage coded as agricultural or commercial land. We do not have access to private listing or MLS data, so this report shows closed, recorded sales only.
Frequently Asked Questions
What is the median price of a vacant lot in Lee County, Florida?
From October 2025 through September 2026, the median single vacant residential lot in Lee County sold for $30,000 across 6,295 sales, based on SWFL Land’s analysis of Lee County Property Appraiser sales records. The median was $26,500 in the 12 months before.
What do Lehigh Acres lots sell for in 2026?
The median Lehigh Acres vacant lot sold for $22,000 in the 12 months ending September 2026, with the middle half of sales between about $17,100 and $27,750. Lots under 0.3 acres had a $20,000 median. Prices have stayed between $20,000 and $23,000 per quarter since early 2024.
What do Cape Coral lots sell for in 2026?
The median Cape Coral vacant lot sold for $45,000 in the 12 months ending September 2026. Dry lots had a $42,000 median and canal lots $63,500. Gulf-access areas such as ZIP 33914 had a much higher median of $150,000.
Are Lee County land sales slowing down?
Single-lot sales fell about 10% countywide, to 6,295 from 6,982, driven by a 28% drop in Lehigh Acres. Cape Coral sales rose 37%. Prices within each market were roughly flat.
Why does the Property Appraiser show vacant lots selling for over $300,000?
Many of those are new houses sold before the home was added to the tax roll, so the parcel was still coded as vacant land. Package deals that record a total price on several parcels also inflate single-lot sale prices. Screen both out before you use sales as comps.
How often is this report updated?
SWFL Land plans to update this report each quarter after the Property Appraiser’s sales data catches up with the prior quarter’s recordings. The most recent quarter is always marked preliminary.
Can I use this report to price my lot?
Use it as context. Your lot’s value depends on its specific road access, utilities, flood zone, water frontage and any liens. Pull comps from the same street or unit, or get a written offer and compare.