How Big Are Southwest Florida Price Cuts? The Short Answer
In the examples Ben Grieco reviews, the deepest Southwest Florida price cuts landed between roughly 34% and 38% below the first asking price. A Port Charlotte waterfront home that first listed at $1.5 million sold for $985,000. A house that started at $550,000 in 2024 sold for $340,000. A 20-acre North Port property went from $1.4 million to $875,000.
At the same time, other homes sold at or near full price within days. That split is the real story.
One caveat up front. The brief for this article asked about Cape Coral, Fort Myers and Naples. The video doesn't cover those cities. Its examples come from Charlotte County, North Port, Venice and the Burnt Store area. Treat the numbers below as a window into one slice of the region, not a market-wide average.
The Closings and Listings Grieco Highlights
Grieco is a Florida agent who shows homes to buyers, and his video is a walk through individual listings. The discount percentages below are my own arithmetic from the prices he cites. Round numbers are approximate.
| Property (as described) | Original or earlier ask | Sold / current price | Gap |
|---|---|---|---|
| Port Charlotte waterfront, about 4,000 sq ft, 500 days on market | $1.5 million | $985,000 (sold) | About $515,000, or 34% |
| Burnt Store-area new build, listed 2024 | $550,000 | $340,000 (sold) | About $210,000, or 38% |
| North Port, 20 acres, guest house and outbuildings | $1.4 million | $875,000 (sold, cash) | About $525,000, or 37.5% |
| Punta Gorda Isles corner canal lot, flipped | $639,000 (relisted a year after a 2023 purchase) | $339,000 (asking, not sold) | About $300,000, or 47% on the ask |
| North Port pool home, about 1,500 sq ft, 2023 build | $448,000 (2023 listing) | $363,000 (sold, 1 day) | About $85,000, or 19% |
| Venice, Island Walk, 2019 build | Near $865,000 | $865,000 (sold, 2 days) | Little or none |
| Gulf-front condo, 2017 build | Full price | $2.2 million (sold, cash) | None |
The opening house in the video and the Burnt Store home he describes later have matching figures, so they appear to be the same property. I've counted it once.
Three Big Haircuts, and What Drove Them
The Port Charlotte waterfront home
This house came on at $1.5 million last year, dropped to $1.25 million, then to $999,000. It closed in October at $985,000 after about 500 days. Grieco says it was dated and would need roughly half a million dollars of updates. He also notes it had no boat lift. He thinks the original price might have worked in an earlier phase of the market but was out of step with today's.
The North Port acreage property
Grieco describes a roughly 2,000-square-foot main house, a 1,000-square-foot guest house, a barn, kennels and other outbuildings. It was built in 2007, with a spa-style pool he found hard to judge. He says two earlier pending sales around $1.3 million fell through, one in December 2025 and another after a January relisting. It eventually sold in cash for $875,000 after a drop to $1.25 million.
This kind of property shows up elsewhere in the country too. Our look at California homes with land sitting unsold covers why acreage and unusual layouts take longer to price.
The flip caught at the wrong time
The Punta Gorda Isles home sits on a corner canal lot. Grieco says these lots leave little room for a dock and a boat, which makes them harder to sell. The owner reportedly paid $515,000 in 2023, above the $500,000 ask. A relisting a year later at $639,000 didn't work, and the home now asks $339,000. Grieco also mentions a public-record remark of about $300,000 earlier this year and says he doesn't know what it means. Without a closed sale, this is a list-price cut, not a realized loss.
The Other Side: Homes That Sold Fast
The same video shows homes that didn't struggle.
- Venice, Island Walk: A 2019-built home of about 2,400 square feet sold for $865,000 in two days. Grieco says Venice is acting like a seller's market in areas where little new construction is happening.
- Gulf-front condo: A 2017 unit received a full-price cash offer and closed about 30 days later. It was listed in July and gone in under three months at $2.2 million.
- North Port pool home: A 2023 build listed at $363,000 sold at full price in one day, after an earlier $448,000 listing. Grieco's takeaway is that cutting to what the market will bear brings buyers quickly.
- Starter home under $200,000: A flipper bought it for $120,000 in 2023, repaired it, and sold it for $180,000 in one day. The buyer used an FHA loan, and the seller gave $6,300 in help. Grieco says demand for homes under $200,000 is strong, within reason.
Why the Gaps Are So Wide
Several patterns run through the examples.
Prices anchored to an earlier market. Grieco says many of these sellers listed with 2022 or 2023 expectations, or after the hurricanes, when buyers would pay almost anything. Southwest Florida homes were hit by Hurricane Ian in 2022, and the region's insurance costs and storm risk are part of how buyers now price a purchase.
Condition and layout. A dated interior, a corner canal lot, an awkward floor plan or a missing boat lift all show up in his critiques. Buyers who see a list of flaws tend to wait for a lower price.
Segment differences. Gulf-front and well-located resale homes can behave very differently from new builds, waterfront homes needing updates, or investor-owned properties.
Price-change churn. One new-construction pool home listed at $579,000 in August and, per Grieco, had about 30 small changes of $1,000 to $2,000 each. His view is that this irritates shoppers more than it helps. Sellers use the tactic to keep a listing near the top of search results, but it can signal that the owner hasn't found the true price.
For more on how this fits the wider regional picture, see our analysis of the Southwest Florida housing market under 8% mortgage rates.
Limits and Counterpoints
A creator video built on notable listings is not a market report. Several cautions apply.
- Selection bias. Dramatic cuts make better video than ordinary sales. Seven or eight examples can't tell you the median discount in any county.
- Original ask isn't value. A home listed at $1.5 million that sells for $985,000 may have been overpriced from the start. The gap measures seller optimism as much as market decline.
- Cash and condition matter. Some sales were cash, some homes needed work, and a few had unusual features. Those factors can explain a discount without any change in neighborhood prices.
- Possible conflicts and claims. Grieco works with buyers, and he says some listings hide their back-on-market history. Listing-history practices vary by system, so buyers should ask their agent for the full record rather than rely on one portal.
- Geography. Nothing here speaks to Cape Coral, Fort Myers or Naples. Lee and Collier counties have their own inventory, insurance and hurricane-recovery dynamics.
For market-wide figures, use sold-to-list price ratios, median days on market and inventory from Redfin, Realtor.com, Zillow and Florida Realtors.
What This Means for You
This is general information, not personal financial advice.
If you're buying. Look at the full price history, including relists and withdrawn sales. Compare a home's ask against recent closings, not against what the seller paid. Properties that have sat for a long time may offer room to negotiate, but a negotiated price still needs to reflect repairs, flood and wind insurance, and any dock or lift limits. A pending sale that fails, as in the acreage case, can mean financing or inspection trouble.
If you're selling. Grieco's examples suggest buyers respond to price quickly once it matches current conditions. His Burnt Store example drew an offer about two weeks after the price moved to $350,000, he says. Holding out for an earlier peak can cost carrying expenses and months on the market. Our piece on sellers waiting for lower mortgage rates looks at when waiting stops paying.
If you're an owner who isn't selling. Listing asks aren't your home's value. A few deep discounts on distinctive properties don't set a price for a standard house a few streets away. Look at closed sales of similar homes in your own neighborhood from the past few months. An appraiser or a local agent can pull these.
If you're an investor. A flip bought near the 2023 peak and renovated may now be priced for a loss. Grieco's rent example is similar: a three-bedroom home that asked $3,000 a month dropped through several cuts to $2,290, about 24% lower, before the owner switched back to selling.
What to Watch Next
Check three signals over the next few months:
- Sold-to-list ratios and days on market for Charlotte, Sarasota, Lee and Collier counties, from Redfin, Realtor.com or Florida Realtors.
- Mortgage rates. Freddie Mac's weekly Primary Mortgage Market Survey shows the benchmark 30-year rate buyers are working with.
- Insurance and storm season. Premium changes after hurricane season can shift what buyers will pay, especially for waterfront homes.
The picture from these examples is a market with two speeds. Homes priced for today's buyers move in days. Homes priced for an earlier market sit and then take large cuts. The question for any one property is which group it belongs to.