As of late January 2026, the Bonita Springs real estate market is transitioning into a balanced environment. With a 6.8-month supply of inventory, buyers and sellers are asking critical questions about Gulf access properties, Downtown revitalization, and gated community values.
If you’ve driven down West Terry or Bonita Beach Road lately, you’ve seen the change: inventory is up 83% year-over-year. We are officially in a "Decision-Making Market." Here are the unfiltered answers to the questions hitting my inbox this week.
For My Neighbors Planning to Sell
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"Did I miss the peak?" The "pandemic frenzy" peak? Yes. But we’ve entered a Stabilization Phase. In Jan 2026, homes are closing at roughly 94–95% of list price. You haven’t "missed out," but the market is now testing you. If your home isn’t the best-looking home on the block, it needs to be the best-priced home.
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"Why is my neighbor’s house still sitting?" In 2026, buyers are "scrolling past" homes that feel overpriced or dated. In communities like Pelican Landing, move-in-ready homes are still moving in under 30 days, while "project houses" are sitting for 90+.
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"What concession is actually moving the needle?" Right now, it’s all about the Rate Buy-Down. Offering a credit to help a buyer get a 5.5% rate when the market is at 6.4% is often more effective than a $20k price drop.
For My Buyers Looking for Paradise
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"Do I have any leverage on price?" Absolutely. Average Days on Market (DOM) is hovering around 78 days. If a home has been active for over 45 days, we are seeing successful negotiations on price, repairs, and even closing cost credits.
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"What’s the deal with condos vs. houses?" This is the "Big Story" of 2026. Condo inventory has surged (up significantly in some sectors), giving you massive variety. However, single-family homes in "X" flood zones remain more popular among buyers.
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"Should I wait for rates to hit 5%?" Forecasts suggest we might see 6.2% by mid-year. If you wait for the "perfect" rate, you’ll be competing with the flood of buyers who had the same idea. Marry the house, date the rate—refinancing is the 2026 mantra.
