9653 Hemingway Ln #3304 · Fort Myers, FL 33913

$239,900

2 bd · 2.0 ba · 1,200 sqft · Condo public records · 25 Days on market

Built 2006 $1016/mo HOA · 24% of rent

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL! Discover the epitome of SWFL resort living in this newly renovated first-floor condo, nestled within the prestigious Colonial Country Club. Spanning 1200 square feet, this residence features 2 bedrooms, 2 bathrooms, a full kitchen opening to the family room, in-unit laundry, and a generously sized screened lanai overlooking the preserve area. Indulge in the Gordon Lewis-designed 18-hole championship golf course, boasting 5 sets of tees catering to golfers of all skill levels. Beyond golf, enjoy amenities such as a state-of-the-art fitness center, clubhouse, pro shop, tennis shop, pickleball courts, and 24-hour security with gated entry. Notably, Colonial was recently honored as one of America's Healthiest Clubs. Conveniently located near I-75, RSW airport, baseball stadiums, downtown Ft Myers, restaurants, shopping, medical facilities, and the world-class beaches of SWFL, this newly renovated Colonial Country Club condo offers a lifestyle of luxury and convenience. Embrace the epitome of sophistication in this prime SWFL residence

Key facts

• Lanai views
• New flooring
• First floor condo

Tags

• FIRST FLOOR CONDO
• NEW FLOORING
• SPLIT BEDROOM FLOOR PLAN
• OPEN CONCEPT LAYOUT
• LANAI VIEWS
• COVERED PARKING SPACE

Property features AI

Finance

• Other: Directions: Use the main entrance off Colonial Blvd
• Financial info: One-time fees applicable; Total annual recurring HOA fees reported
• HOA & community: Mandatory HOA; Master HOA fee billed quarterly; Condo fee billed quarterly; Professional management; HOA maintenance covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, exterior pest control, security, sewer, street lights, street maintenance, trash removal, and water; Community amenities include clubhouse, community pool and spa, fitness center, golf course (golf-bundled), tennis, pickleball, bocce, putting green, walking/bike paths, business center, library, restaurant, shopping, guest room, and underground utilities; Gated golf-course community (The Preserve at Colonial Country Club)

Exterior

• Parking: 1 assigned covered parking space; Detached 1-car carport
• Security: Gated community with guard at gate; Entry keypad
• Utilities: Central water; Central sewer; Cable available; Electric service (central)
• Home design: Residential property; Traditional style; Low-rise building (1-3 stories); Built in 2006; Zero lot line; Rear exposure faces SE; Located in a planned unit development (PUD) within Colonial Country Club
• Construction: Concrete block construction; Tile roof; Stucco finish
• Exterior features: Patio; Exterior storage; Single hung windows; Stucco exterior; Tile roof; Preserve view; Central irrigation

Interior

• Kitchen: Electric cooktop; Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator with icemaker
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Cable prewire and cable available; High-speed internet available; Pantry; Smoke detectors; Walk-in closet; Window coverings; Dining area in living room; Guest room and guest bath; Screened lanai/porch; Turnkey furnished; Split bedroom floor plan
• Laundry & utility: Washer and dryer; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $236k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.0% in Fort Myers — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 86/100 on livability (#14 in FL, #383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 811 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,157/mo this rent would consume 45% of the median local household income ($110k/yr) (locally 276% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 24% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,301 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.73% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.47×
• Total profit: $-35,704
• Equity at exit: $35,770

10-year hold

• IRR: -18.3%
• Equity multiple: 0.22×
• Total profit: $-52,334
• Equity at exit: $20,742

Cash invested: $67,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 811
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $4,157 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$280 /mo · $3,362/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,016
• Vacancy / Maint / Mgmt: −$873
• Net cashflow: $203

Break-even live

Break-even rent $3,900

Max offer price $239,900

Occupancy floor 90%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	3d	1	0.01mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	24d	1	0.05mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	24d	1	0.10mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	24d	1	0.34mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	24d	1	0.38mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	24d	1	0.38mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	14d	1	0.38mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	24d	1	0.40mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	24d	1	0.41mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	12d	1	0.48mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	24d	1	0.93mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	24d	1	0.96mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	3d	1	0.96mi
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	24d	1	1.01mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	21d	1	1.11mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	16d	2	1.14mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	21d	1	1.14mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	24d	1	1.20mi
9851 6 Mile Cypress Pkwy Fort Myers, FL	3.0	1.0–2.0	1040	$2,056	$1.98	2d	42	1.20mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	21d	1	1.22mi
10700 Ravenna Way Fort Myers, FL	2.0	2.0	1251	$3,488	$2.79	24d	2	1.24mi
8285 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1132	$1,500	$1.33	24d	1	1.26mi
8285 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1132	$1,500	$1.33	3d	1	1.26mi
8291 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1132	$1,599	$1.41	12d	1	1.26mi
8293 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1132	$1,300	$1.15	24d	1	1.26mi
8205 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1071	$1,399	$1.31	24d	1	1.27mi
7922 Dani Dr Fort Myers, FL	1.0–3.0	1.0–2.0	981	$1,710	$1.74	2d	32	1.29mi
10720 Ravenna Way #104 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	24d	1	1.29mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	24d	1	1.31mi
8162 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1132	$1,600	$1.41	24d	1	1.33mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	24d	1	1.34mi
8165 Pacific Beach Dr Fort Myers, FL	2.0	2.5	1184	$1,800	$1.52	15d	1	1.34mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	24d	1	1.34mi
10032 Poppy Hill Dr Fort Myers, FL	2.0	2.5	1132	$1,425	$1.26	24d	1	1.36mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	24d	1	1.38mi
10105 Spyglass Hill Ln Unit 10105 Fort Myers, FL	2.0	2.5	1028	$1,950	$1.90	16d	1	1.38mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	24d	1	1.39mi
8312 Bernwood Cove Loop #1007 Fort Myers, FL	2.0	2.0	932	$1,400	$1.50	24d	1	1.41mi
8313 Bernwood Cove Loop Fort Myers, FL	3.0	2.0	1118	$1,500	$1.34	24d	2	1.43mi
8326 Bernwood Cove Loop #907 Fort Myers, FL	2.0	2.0	932	$1,299	$1.39	24d	1	1.44mi

HOA detail condo

• Monthly dues: $1,016 · $12,192/yr
• Likely covers: gymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 46 events

1. 2026-06-17
   days on market $239,900 Active 25 DOM
2. 2026-06-16
   days on market $239,900 Active 24 DOM
3. 2026-06-15
   days on market $239,900 Active 23 DOM
4. 2026-06-13
   days on market $239,900 Active 21 DOM
5. 2026-06-10
   days on market $239,900 Active 18 DOM
6. 2026-06-09
   days on market $239,900 Active 17 DOM
7. 2026-06-08
   days on market $239,900 Active 16 DOM
8. 2026-06-07
   days on market $239,900 Active 15 DOM
9. 2026-06-03
   days on market $239,900 Active 11 DOM
10. 2026-06-02
    days on market $239,900 Active 10 DOM
11. 2026-06-01
    days on market $239,900 Active 9 DOM
12. 2026-05-31
    days on market $239,900 Active 8 DOM
13. 2026-05-23
    listed $239,900 Active
14. 2024-11-20
    soldstatus $211,000
15. 2024-11-18
    soldstatus $211,000 Sold 1062-char remark

    Show marketing remark (1062 chars)

    PRICED TO SELL! Discover the epitome of SWFL resort living in this newly renovated first-floor condo, nestled within the prestigious Colonial Country Club. Spanning 1200 square feet, this residence features 2 bedrooms, 2 bathrooms, a full kitchen opening to the family room, in-unit laundry, and a generously sized screened lanai overlooking the preserve area. Indulge in the Gordon Lewis-designed 18-hole championship golf course, boasting 5 sets of tees catering to golfers of all skill levels. Beyond golf, enjoy amenities such as a state-of-the-art fitness center, clubhouse, pro shop, tennis shop, pickleball courts, and 24-hour security with gated entry. Notably, Colonial was recently honored as one of America's Healthiest Clubs. Conveniently located near I-75, RSW airport, baseball stadiums, downtown Ft Myers, restaurants, shopping, medical facilities, and the world-class beaches of SWFL, this newly renovated Colonial Country Club condo offers a lifestyle of luxury and convenience. Embrace the epitome of sophistication in this prime SWFL residence

16. 2024-10-19
    status Pending With Contingencies 1062-char remark

    Show marketing remark (1062 chars)

    PRICED TO SELL! Discover the epitome of SWFL resort living in this newly renovated first-floor condo, nestled within the prestigious Colonial Country Club. Spanning 1200 square feet, this residence features 2 bedrooms, 2 bathrooms, a full kitchen opening to the family room, in-unit laundry, and a generously sized screened lanai overlooking the preserve area. Indulge in the Gordon Lewis-designed 18-hole championship golf course, boasting 5 sets of tees catering to golfers of all skill levels. Beyond golf, enjoy amenities such as a state-of-the-art fitness center, clubhouse, pro shop, tennis shop, pickleball courts, and 24-hour security with gated entry. Notably, Colonial was recently honored as one of America's Healthiest Clubs. Conveniently located near I-75, RSW airport, baseball stadiums, downtown Ft Myers, restaurants, shopping, medical facilities, and the world-class beaches of SWFL, this newly renovated Colonial Country Club condo offers a lifestyle of luxury and convenience. Embrace the epitome of sophistication in this prime SWFL residence

17. 2024-10-02
    historical $2,500
18. 2024-09-23
    price $2,500
19. 2024-09-19
    price $219,000 1062-char remark

    Show marketing remark (1062 chars)

    PRICED TO SELL! Discover the epitome of SWFL resort living in this newly renovated first-floor condo, nestled within the prestigious Colonial Country Club. Spanning 1200 square feet, this residence features 2 bedrooms, 2 bathrooms, a full kitchen opening to the family room, in-unit laundry, and a generously sized screened lanai overlooking the preserve area. Indulge in the Gordon Lewis-designed 18-hole championship golf course, boasting 5 sets of tees catering to golfers of all skill levels. Beyond golf, enjoy amenities such as a state-of-the-art fitness center, clubhouse, pro shop, tennis shop, pickleball courts, and 24-hour security with gated entry. Notably, Colonial was recently honored as one of America's Healthiest Clubs. Conveniently located near I-75, RSW airport, baseball stadiums, downtown Ft Myers, restaurants, shopping, medical facilities, and the world-class beaches of SWFL, this newly renovated Colonial Country Club condo offers a lifestyle of luxury and convenience. Embrace the epitome of sophistication in this prime SWFL residence

20. 2024-09-11
    price $229,000 1062-char remark

    Show marketing remark (1062 chars)

    PRICED TO SELL! Discover the epitome of SWFL resort living in this newly renovated first-floor condo, nestled within the prestigious Colonial Country Club. Spanning 1200 square feet, this residence features 2 bedrooms, 2 bathrooms, a full kitchen opening to the family room, in-unit laundry, and a generously sized screened lanai overlooking the preserve area. Indulge in the Gordon Lewis-designed 18-hole championship golf course, boasting 5 sets of tees catering to golfers of all skill levels. Beyond golf, enjoy amenities such as a state-of-the-art fitness center, clubhouse, pro shop, tennis shop, pickleball courts, and 24-hour security with gated entry. Notably, Colonial was recently honored as one of America's Healthiest Clubs. Conveniently located near I-75, RSW airport, baseball stadiums, downtown Ft Myers, restaurants, shopping, medical facilities, and the world-class beaches of SWFL, this newly renovated Colonial Country Club condo offers a lifestyle of luxury and convenience. Embrace the epitome of sophistication in this prime SWFL residence

21. 2024-07-23
    price $244,000 1062-char remark

    Show marketing remark (1062 chars)

    PRICED TO SELL! Discover the epitome of SWFL resort living in this newly renovated first-floor condo, nestled within the prestigious Colonial Country Club. Spanning 1200 square feet, this residence features 2 bedrooms, 2 bathrooms, a full kitchen opening to the family room, in-unit laundry, and a generously sized screened lanai overlooking the preserve area. Indulge in the Gordon Lewis-designed 18-hole championship golf course, boasting 5 sets of tees catering to golfers of all skill levels. Beyond golf, enjoy amenities such as a state-of-the-art fitness center, clubhouse, pro shop, tennis shop, pickleball courts, and 24-hour security with gated entry. Notably, Colonial was recently honored as one of America's Healthiest Clubs. Conveniently located near I-75, RSW airport, baseball stadiums, downtown Ft Myers, restaurants, shopping, medical facilities, and the world-class beaches of SWFL, this newly renovated Colonial Country Club condo offers a lifestyle of luxury and convenience. Embrace the epitome of sophistication in this prime SWFL residence

22. 2024-07-16
    price $2,100
23. 2024-07-11
    listed $2,300
24. 2024-06-06
    price $259,000 1062-char remark

    Show marketing remark (1062 chars)

    PRICED TO SELL! Discover the epitome of SWFL resort living in this newly renovated first-floor condo, nestled within the prestigious Colonial Country Club. Spanning 1200 square feet, this residence features 2 bedrooms, 2 bathrooms, a full kitchen opening to the family room, in-unit laundry, and a generously sized screened lanai overlooking the preserve area. Indulge in the Gordon Lewis-designed 18-hole championship golf course, boasting 5 sets of tees catering to golfers of all skill levels. Beyond golf, enjoy amenities such as a state-of-the-art fitness center, clubhouse, pro shop, tennis shop, pickleball courts, and 24-hour security with gated entry. Notably, Colonial was recently honored as one of America's Healthiest Clubs. Conveniently located near I-75, RSW airport, baseball stadiums, downtown Ft Myers, restaurants, shopping, medical facilities, and the world-class beaches of SWFL, this newly renovated Colonial Country Club condo offers a lifestyle of luxury and convenience. Embrace the epitome of sophistication in this prime SWFL residence

25. 2024-05-14
    price $269,000 1062-char remark

    Show marketing remark (1062 chars)

    PRICED TO SELL! Discover the epitome of SWFL resort living in this newly renovated first-floor condo, nestled within the prestigious Colonial Country Club. Spanning 1200 square feet, this residence features 2 bedrooms, 2 bathrooms, a full kitchen opening to the family room, in-unit laundry, and a generously sized screened lanai overlooking the preserve area. Indulge in the Gordon Lewis-designed 18-hole championship golf course, boasting 5 sets of tees catering to golfers of all skill levels. Beyond golf, enjoy amenities such as a state-of-the-art fitness center, clubhouse, pro shop, tennis shop, pickleball courts, and 24-hour security with gated entry. Notably, Colonial was recently honored as one of America's Healthiest Clubs. Conveniently located near I-75, RSW airport, baseball stadiums, downtown Ft Myers, restaurants, shopping, medical facilities, and the world-class beaches of SWFL, this newly renovated Colonial Country Club condo offers a lifestyle of luxury and convenience. Embrace the epitome of sophistication in this prime SWFL residence

26. 2024-04-09
    price $279,000 1062-char remark

    Show marketing remark (1062 chars)

    PRICED TO SELL! Discover the epitome of SWFL resort living in this newly renovated first-floor condo, nestled within the prestigious Colonial Country Club. Spanning 1200 square feet, this residence features 2 bedrooms, 2 bathrooms, a full kitchen opening to the family room, in-unit laundry, and a generously sized screened lanai overlooking the preserve area. Indulge in the Gordon Lewis-designed 18-hole championship golf course, boasting 5 sets of tees catering to golfers of all skill levels. Beyond golf, enjoy amenities such as a state-of-the-art fitness center, clubhouse, pro shop, tennis shop, pickleball courts, and 24-hour security with gated entry. Notably, Colonial was recently honored as one of America's Healthiest Clubs. Conveniently located near I-75, RSW airport, baseball stadiums, downtown Ft Myers, restaurants, shopping, medical facilities, and the world-class beaches of SWFL, this newly renovated Colonial Country Club condo offers a lifestyle of luxury and convenience. Embrace the epitome of sophistication in this prime SWFL residence

27. 2024-02-28
    historical $2,000
28. 2024-02-23
    price $289,000 1062-char remark

    Show marketing remark (1062 chars)

    PRICED TO SELL! Discover the epitome of SWFL resort living in this newly renovated first-floor condo, nestled within the prestigious Colonial Country Club. Spanning 1200 square feet, this residence features 2 bedrooms, 2 bathrooms, a full kitchen opening to the family room, in-unit laundry, and a generously sized screened lanai overlooking the preserve area. Indulge in the Gordon Lewis-designed 18-hole championship golf course, boasting 5 sets of tees catering to golfers of all skill levels. Beyond golf, enjoy amenities such as a state-of-the-art fitness center, clubhouse, pro shop, tennis shop, pickleball courts, and 24-hour security with gated entry. Notably, Colonial was recently honored as one of America's Healthiest Clubs. Conveniently located near I-75, RSW airport, baseball stadiums, downtown Ft Myers, restaurants, shopping, medical facilities, and the world-class beaches of SWFL, this newly renovated Colonial Country Club condo offers a lifestyle of luxury and convenience. Embrace the epitome of sophistication in this prime SWFL residence

29. 2024-02-07
    listed $2,000
30. 2024-01-15
    listed $299,000 Active 1062-char remark

    Show marketing remark (1062 chars)

    PRICED TO SELL! Discover the epitome of SWFL resort living in this newly renovated first-floor condo, nestled within the prestigious Colonial Country Club. Spanning 1200 square feet, this residence features 2 bedrooms, 2 bathrooms, a full kitchen opening to the family room, in-unit laundry, and a generously sized screened lanai overlooking the preserve area. Indulge in the Gordon Lewis-designed 18-hole championship golf course, boasting 5 sets of tees catering to golfers of all skill levels. Beyond golf, enjoy amenities such as a state-of-the-art fitness center, clubhouse, pro shop, tennis shop, pickleball courts, and 24-hour security with gated entry. Notably, Colonial was recently honored as one of America's Healthiest Clubs. Conveniently located near I-75, RSW airport, baseball stadiums, downtown Ft Myers, restaurants, shopping, medical facilities, and the world-class beaches of SWFL, this newly renovated Colonial Country Club condo offers a lifestyle of luxury and convenience. Embrace the epitome of sophistication in this prime SWFL residence

31. 2023-05-22
    historical
32. 2023-04-14
    status Active
33. 2023-04-05
    status Pending
34. 2023-03-27
    price $319,000
35. 2023-03-25
    price $322,500
36. 2023-03-06
    listed $325,000 Active
37. 2020-01-31
    soldstatus $142,500
38. 2020-01-16
    soldstatus $142,500 Closed
39. 2020-01-01
    status Pending
40. 2019-12-03
    status Active
41. 2019-11-26
    status Pending
42. 2019-06-23
    price $148,000
43. 2019-05-16
    listed $152,000 Active
44. 2017-09-29
    historical
45. 2017-08-15
    price $137,000
46. 2017-07-17
    listed $142,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,362 · $280/mo
• Projected year-2 tax: $3,362 · $280/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,885
• − Mortgage interest: −$13,438
• − Property taxes: −$3,362
• − Insurance: −$6,318
• − Repairs & maintenance: −$3,991
• − Management: −$3,991
• − HOA: −$12,192
• − Depreciation: −$6,979
• Taxable loss: −$386
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $2,533/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Fort Myers

• Score: 86/100
• State rank: #14
• US rank: #383

Category grades

Amenities A+ Commute A+ Cost of living B+ Crime B+ Employment C Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 31,538
• Household income: $110,373
• Rent vs Own: 9.5% rent · 90.5% own
• Severe rent burden: 276.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Two or more races 11% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% French/Haitian/Cajun 2%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.45%
• Current HPI: 221.7115
• Rent YoY: ▲ 0.37%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+68.9% since first listed

34 events — show timeline

• 2026-05-23 Listed $239,900 NAPLESMLS
• 2024-11-20 Sold (Public Records) $211,000 Public Records
• 2024-11-18 Sold (MLS) $211,000 BEARMLS
• 2024-10-19 Pending — BEARMLS
• 2024-10-02 Rental Removed $2,500 NAPLESMLS
• 2024-09-23 Price Changed $2,500 NAPLESMLS
• 2024-09-19 Price Changed $219,000 BEARMLS
• 2024-09-11 Price Changed $229,000 BEARMLS
• 2024-07-23 Price Changed $244,000 BEARMLS
• 2024-07-16 Price Changed $2,100 NAPLESMLS
• 2024-07-11 Listed for Rent $2,300 NAPLESMLS
• 2024-06-06 Price Changed $259,000 BEARMLS
• 2024-05-14 Price Changed $269,000 BEARMLS
• 2024-04-09 Price Changed $279,000 BEARMLS
• 2024-02-28 Rental Removed $2,000 Avail
• 2024-02-23 Price Changed $289,000 BEARMLS
• 2024-02-07 Listed for Rent $2,000 Avail
• 2024-01-15 Listed $299,000 BEARMLS
• 2023-05-22 Listing Removed — FORTMLS
• 2023-04-14 Relisted — FORTMLS
• 2023-04-05 Pending — FORTMLS
• 2023-03-27 Price Changed $319,000 FORTMLS
• 2023-03-25 Price Changed $322,500 FORTMLS
• 2023-03-06 Listed $325,000 FORTMLS
• 2020-01-31 Sold (Public Records) $142,500 Public Records
• 2020-01-16 Sold (MLS) $142,500 FORTMLS
• 2020-01-01 Pending — FORTMLS
• 2019-12-03 Relisted — FORTMLS
• 2019-11-26 Pending — FORTMLS
• 2019-06-23 Price Changed $148,000 FORTMLS
• 2019-05-16 Listed $152,000 FORTMLS
• 2017-09-29 Listing Removed — FORTMLS
• 2017-08-15 Price Changed $137,000 FORTMLS
• 2017-07-17 Listed $142,000 FORTMLS

Property tax history

+1.4%/yr

Latest (2025): $3,362 · -15.9% YoY. Source: county tax records.