How Condos Stack Up Against Single-Family Homes in Southwest Florida

Written by:

Rudi Davis

Date:

03 Nov 2025

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Local real estate expert Billee Silva of Jones & Co. Realty recently shared insights comparing condominiums and single-family homes across Southwest Florida. In an interview, Silva highlighted important differences, trends, and considerations for buyers and investors navigating the current market.

“Single family homes are still doing pretty good because people are relocating. People are upsizing, people are downsizing, you know, people are moving to the area for jobs, so they still need, typically, single family homes,” said Silva, who has 30 years of experience in the Fort Myers market and specializes in waterfront and luxury properties.

The Southwest Florida market currently shows a clear divide between property types. Condominiums are facing notable challenges, while single-family homes have maintained more stable performance despite broader market adjustments.

Silva highlighted several distinctions between property types shaping the Southwest Florida market. Condominiums, she explained, are facing slower sales as rising insurance costs, particularly since the hurricane, have driven up HOA fees and deterred potential buyers. In contrast, single-family homes continue to perform more steadily, as they are often purchased as primary residences rather than investment properties, making them less vulnerable to short-term economic swings.

She also discussed how location impacts the value and appeal of different property types within the region’s varied submarkets. “Cape Coral, Fort Myers, Estero, Lehigh, North Fort Myers, they’re all very different markets, and they all have their own niches. For example, Cape Coral, if you’re looking for gulf access and the boating lifestyle, that’s more likely where people are going to flock.”

She pointed out that each area caters to different buyer preferences. Cape Coral is known for waterway access, Fort Myers offers established neighborhoods, Estero features gated golf communities, and Lehigh provides more rural, affordable options.

For those considering investment options, Silva noted, “We are a big secondary market, and the majority of people purchasing condos, they’re second homes. So with the economy and the uncertainty of the economy, people are scared to pull the trigger until they know what’s happening.”

This leads to a fundamental difference in buyer motivation. Single-family home buyers are typically motivated by necessity, while condo buyers make discretionary decisions that can be postponed during uncertain times.

Silva emphasized that current market dynamics favor single-family homes due to their appeal to relocating families and individuals seeking primary residences. In contrast, the condo market is challenged by higher HOA fees and a buyer base that is increasingly cautious about discretionary purchases.

Looking ahead, Silva expects the performance gap between these property types to continue as long as economic uncertainty affects discretionary spending. “They’re not as frivolous as they were a few years ago,” she said, referring to the secondary market buyers who have traditionally driven condo sales in Southwest Florida.