By Brad Dohack, Gulf Pointe | eXp Realty, Estero, FL. Licensed since 2006. Updated November 2026.
The Florida Gulf Coast MLS numbers for the week ending November 10, and what they mean for buyers and sellers in Lee and Collier.
In the 7 days ending Tuesday, November 10, listings in the Florida Gulf Coast MLS took 1,218 price cuts, and that number tells you a lot about who has the leverage right now.
Before we get to the weekly numbers, let's start where I always start: Lee and Collier counties.
Lee and Collier first
The latest county numbers from Florida Realtors cover single-family homes in September 2026. In Lee County, 1,116 homes sold at a $375,500 median price, about even with September 2025. Homes took a median of 58 days to go under contract, and Lee had 5.2 months of supply.
In Collier County, 365 homes sold at a $785,000 median, up 2% from a year ago. Homes took a median of 71 days to go under contract, and Collier had 5.5 months of supply.
Months of supply fell more than 20% from a year earlier in both counties (Lee down 22.4%, Collier down 23.6%), and homes in both counties went under contract faster than the September before. Coming out of summer, both counties were tighter than a year ago.
What the weekly numbers say now
The weekly snapshot is across all of SWFL, the Florida Gulf Coast MLS (FGCMLS), so it covers more than one county. For the 7 days ending November 10, there were 16,806 active listings, up 386 from the week before. 615 homes went pending, 1,070 new listings came on, and there were 1,218 price reductions, equal to 7.2% of everything for sale.
That works out to 27.3 weeks of inventory. That figure is the active count divided by the week's pending sales, so it shows how long today's listings would last at this week's pace of contracts. At this level, buyers have more room to negotiate than they had from June through August, when inventory ran between 20.2 and 24.7 weeks.
Active listings have gone up every week since September 1, when the count was 14,656. Last year followed the same pattern: listings climbed through the fall and peaked at 21,218 on February 17, 2026. It tells us inventory is likely to keep growing until that time.
Compared with the same week a year ago (November 11, 2025), there are 2,327 fewer active listings today (19,133 then). Pending sales were also lower, 615 this week against 724 then, so weeks of inventory is a little higher now, 27.3 against 26.4. The share of listings with a price cut is almost the same, 7.2% now and 7.3% then.
What this means for buyers
You have choices, and you have time to look. With more than 27 weeks of inventory and 1,218 price cuts in a single week, you can ask for things: a lower price, help with closing costs, repairs. Look hard at homes that have been sitting or have already been reduced, because those sellers may be more open to an offer.
Keep one thing in mind. 615 homes still went under contract in that same week. The homes that are priced right and show well are still selling, so when you find the right one, be ready to move.
What this means for sellers
Price is your biggest lever. 1,218 reductions in one week tells me a lot of listings started too high and had to come down. This week brought 1,070 new listings against 615 pending sales, so more homes are coming on than going under contract, and your home is competing with more choices heading into season.
The good news is in the county numbers. In both Lee and Collier, homes that sold went under contract faster than a year ago. Buyers are out there. They are paying for homes that are priced right from day one and ready to show.
Let's talk about your home
County numbers and board-wide counts are a starting point. What matters to you is your street and your price range.
So here is my one question: what address do you want me to look at? Send it over, and I'll tell you what the numbers say for that home.
Have a blessed day.
Brad Dohack, Gulf Pointe | eXp Realty
Sources: Weekly figures are FGCMLS board-wide residential counts from the Gulf Pointe Weekly Market Update sheet (rows for 11/10/2026, 11/3/2026, 9/1/2026, 6/2 through 8/25/2026, 2/17/2026 and 11/11/2025), also shown at liveswfl.com/market-report. County figures are Florida Realtors single-family data for September 2026, from the October 2026 Homes Sold report at liveswfl.com/market-report.
Header image: AI-generated illustration of a typical Southwest Florida street.