North Fort Myers is an unincorporated part of Lee County on the north bank of the Caloosahatchee River, across from downtown Fort Myers. Its housing ranges from 55+ manufactured-home parks and gated golf communities to riverfront canal homes and new Del Webb and Lennar construction, so prices vary more here than in most of Lee County. Browse North Fort Myers homes for sale below, or read on for communities, flood and septic notes, and the current market by ZIP code.
North Fort Myers snapshot from U.S. Census Bureau QuickFacts (North Fort Myers CDP), Momentum ZIP-code market data (trailing 12 months, Oct 2026) and Lee County’s FEMA CRS page. Listing prices change daily; see the live MLS listings below.
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About North Fort Myers
North Fort Myers is a census-designated place in northern Lee County. It is not a city. Lee County provides its local government. It sits across the Caloosahatchee River from Fort Myers, with Cape Coral to the west and Charlotte County to the north. It covers about 49 square miles of land (Wikipedia, Oct 2026; U.S. Census, 2020). The community grew fast in the late 20th century. It had 8,798 residents in 1970, 40,214 in 2000 and 42,719 in 2020 (U.S. Census).
North Fort Myers is one of the older-skewing communities in the region. The 2020 Census put the median age at 64.0. Of 28,395 housing units, 23.5% were counted as vacant (U.S. Census 2020, via Wikipedia). Much of that likely reflects seasonal homes whose owners were away during the April count.
North Fort Myers Housing Options
The Census median value of owner-occupied homes is just $161,800 (Census QuickFacts, ACS 2020-2024). Yet the median sale price in each of the two main ZIP codes is more than $300,000 (Momentum, Oct 2026). The gap comes from North Fort Myers’ unusual housing mix:
- Manufactured homes in 55+ communities. There are two kinds. In land-lease parks, you buy the home and rent the lot. In resident-owned communities, you own the land too. Recent Momentum medians included about $120K in Carriage Village and $110K in Forest Park (Momentum, Oct 2026). Browse more on our manufactured homes for sale in SWFL page.
- Site-built golf and gated communities. These include Herons Glen and Del Webb Oak Creek, described below.
- Riverfront and canal homes. These are along the Caloosahatchee near US 41 and in Lochmoor Waterway Estates.
- Single-family homes without an HOA. These are in older subdivisions of ZIP 33917, where the median sold price per square foot was $182, compared with $221 countywide (Momentum, Oct 2026).
North Fort Myers Neighborhoods and Communities
- Herons Glen. A gated community of about 1,300 homes just south of the Charlotte County line, with several holes running along US 41. Ron Garl designed its 18-hole course, which opened in 1991, and he returned in 2021 for a $6 million renovation (GolfGuide, Sep 2023).
- Del Webb Oak Creek. A PulteGroup active-adult community off Bayshore Road, about a mile west of I-75, planned for at least 900 homes (Business Observer).
- Del Tura Country Club. A 55+ manufactured-home community at 18621 N. Tamiami Trail with 1,344 sites, a clubhouse and a pool (MHVillage, Oct 2026).
- Lochmoor Waterway Estates. A separate census area with a 33903 address, on the west side of the tidal Caloosahatchee. About 27% of its area is water, it had 5,828 residents in 2020, and its median age was 55.4 (U.S. Census 2020, via Wikipedia). It is the main option here for canal living closer to the river.
To see how these communities line up along US 41, Bayshore Road and SR 78, use the interactive map search.
North Fort Myers New Construction & Builders
New homes made up 23% of recent sales in ZIP 33903 and 17% in 33917 (Momentum, Oct 2026). The main builders are:
- Del Webb (PulteGroup). Builder of Oak Creek, the 55+ community off Bayshore Road.
- Lennar. In July 2026, Lennar bought 109 acres at Littleton Road and US 41 for a planned 515-home community called Caloosa Commons (Gulfshore Business, Jul 2026).
If you are comparing new builds across the county, see our Fort Myers new construction MLS search.
North Fort Myers Location & Commute
North Fort Myers has good highway access for a community its size:
- Interstate 75. Runs through the area, with access at Exit 143 (SR 78). It is about 38 miles south to the Naples area and 67 miles northwest to the Sarasota area.
- US 41 (North Tamiami Trail). Crosses the Caloosahatchee into downtown Fort Myers and runs about 24 miles northwest to Port Charlotte.
- SR 78. Runs about 16 miles west to Pine Island Center and 34 miles east to LaBelle.
Highway distances are from Wikipedia (Oct 2026). Residents’ average commute is 28.4 minutes each way (Census QuickFacts, ACS 2020-2024). If you will commute into Fort Myers, test the river crossing at rush hour from any home you are serious about.
Flood, Hurricane & Insurance Notes for North Fort Myers
Risk varies a lot by location in North Fort Myers. North Fort Myers as a whole sits at about 16 feet of elevation, but Lochmoor Waterway Estates on the river is listed at 0 feet (Wikipedia, Oct 2026). Recent storms show the pattern:
- Hurricane Ian, 2022. Ian’s winds peeled roofs and left piles of twisted aluminum along the roads of North Fort Myers mobile-home parks (WGCU, Sep 2022).
- Hurricane Helene, 2024. Helene’s storm surge flooded a neighborhood at West North Shore Avenue and North Tamiami Trail near the Edison Bridge, where residents said flooding is a familiar event (Fox 4, Sep 2024).
- Flood insurance discount. North Fort Myers is in unincorporated Lee County, which holds a CRS Class 5 rating. That gives NFIP policyholders a 25% discount, and FEMA confirmed in November 2024 that the county would keep it (Lee County, Nov 2024).
- Roof age and insurance. Florida law bars insurers from refusing a policy solely because a roof is under 15 years old. For an older roof, the owner can get an inspection before the insurer can require a replacement (Fla. Stat. 627.7011, 2025). For manufactured homes, check the year on the HUD data plate and get a wind insurance quote early.
- Septic and sewer. A three-year Harbor Branch study tied water-quality problems in North Fort Myers to aging septic systems installed at high density (WGCU, Aug 2022). FGUA has requested $5 million in state funding to connect up to 300 North Fort Myers homes from septic to sewer. Construction is estimated for June 2026 to June 2027, and the project was still in planning (Florida Senate LFIR FY2026-27). Ask whether a home is in a project area and whether connection costs could apply.
For more on hurricane prep and insurance, see our hurricane guide for Southwest Florida home buyers. Our Florida flood disclosure guide explains what sellers must now tell you about past flooding.
North Fort Myers Real Estate Market Snapshot
The two main ZIP codes behave differently, so compare them separately. Figures are trailing 12 months (Momentum, Oct 2026).
- ZIP 33903 (river and US 41 side). Median sale price $380,000, up 0.9% year over year. Median 53 days on market, 94.0% sale-to-ask, $221 per square foot. There were 309 active listings and 73 pending, and cash buyers made up 30% of sales.
- ZIP 33917 (north and east, toward Bayshore and the Charlotte line). Median sale price $315,000, down 2.3%, across 809 sales. Median 63 days on market, 91.4% sale-to-ask, $182 per square foot. There were 352 active listings and 80 pending.
- Lee County for comparison. 59 median days on market and a 93.2% sale-to-ask ratio.
In 33917, the 91.4% ratio means sellers have typically closed well below their asking price. Price your offer from recent sales in the same community, not from the list price. To estimate a payment, use the SWFL mortgage calculator.
Tips for Buying in North Fort Myers
- In a land-lease park, read the prospectus first. Florida law requires the park owner to give you the approved prospectus before you sign the lot rental agreement or move in, whichever comes first. You then have 15 days to void the rental agreement (Fla. Stat. 723.011, 2025). Look closely at the current lot rent, how increases are set and what the rent covers.
- Confirm 55+ rules and approvals. Many communities here are age-restricted, and some require buyer or park approval. Build that approval time into your closing date.
- Match the flood check to the location. Near the river or in Lochmoor, get the flood zone, an elevation certificate and the storm history. Inland 33917 homes still need a drainage check.
- Confirm sewer or septic. Get a septic inspection where one applies, and ask about any planned septic-to-sewer conversion.
- Expect cash buyers in 33903. With 30% of sales going to cash buyers, a clean, well-documented financed offer helps.
- Know how your agent gets paid. Buyer-agent compensation has been negotiable and set in a written agreement since the 2024 NAR settlement. See who pays the buyer’s agent in Florida.
Selling a North Fort Myers home first? See our North Fort Myers flat fee listing page.
North Fort Myers FAQ
Is North Fort Myers part of the City of Fort Myers?
No. North Fort Myers is an unincorporated community governed by Lee County. It sits across the Caloosahatchee River from the City of Fort Myers.
What ZIP codes cover North Fort Myers?
Homes are mainly in 33903, along the river and US 41, and 33917, which runs north and east toward Bayshore Road and the Charlotte County line. Market data for the two ZIP codes differs, so compare them separately.
What is the difference between a land-lease and an owned-land manufactured home?
In a land-lease park, you own the home but pay rent for the lot. Florida law requires the park to give you its prospectus before you sign. In a resident-owned community, you own the land too, so there is no lot rent, though HOA or co-op fees may apply.
What do homes cost in North Fort Myers?
For the 12 months reported in October 2026, Momentum showed median sale prices of $380,000 in ZIP 33903 and $315,000 in 33917. Manufactured homes in 55+ parks often sell for much less, and riverfront and golf homes for more.
Did North Fort Myers flood in recent hurricanes?
Parts did. Hurricane Helene’s surge flooded a neighborhood near the Edison Bridge in 2024, and Hurricane Ian damaged roofs in several mobile-home parks in 2022. Risk depends on elevation and distance from the river, so check each property.
Nearby Cities & Communities
Comparing inland Lee County prices? See Lehigh Acres homes for sale, or head north to Punta Gorda.
North Fort Myers borders Cape Coral, and Cape Coral homes for sale include canal homes, some with Gulf access. Across the river, Fort Myers homes for sale include downtown condos and established neighborhoods. Inland to the southeast, Lehigh Acres has newer single-family homes on larger lots. If you are relocating, start with our Florida relocation guide.
