28700 Trails Edge Blvd #204 · Bonita Springs, FL 34134

$310,000

3 bd · 2.0 ba · 1,519 sqft · Condo public records · 141 Days on market

Built 2007 Fair condition Garage $204/sqft · 16% below area Est $369k · 16% under $547/mo HOA · 10% 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 +30.0/30.0
• ARV discount +14.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

From the West facing covered & screened balcony enjoy beautiful sunsets over the preserve area while sipping on your favorite beverage. This gorgeous 3 bedroom, 2 bathroom condo is located in South Bonita Springs west of US41. It has a very spacious layout with a large kitchen featuring granite countertops, wood cabinets & newer top of the line LG appliances. This rarely available condo comes turnkey, with many small kitchen appliances, a tv, bedding, towels, decoration, tools & more. The master suite has lanai access with his and hers walk in closets and a giant vanity with dual sinks. All windows and sliding doors come with hurricane impact glass. No damage at all from hurricane Ian. The Carlysle at Woods Edge offers a heated community pool, a BBQ area and a bike & jogging path on the lake. Your car stays safe & dry at the assigned parking spot under the building. Two elevators ensure easy access. Not only the HOA fees are very reasonable they include cable, internet, water & sewer, insurance & exterior pest control. Bordering North Naples & just West of US 41, this prime location is close to world class beaches, dining, shopping, downtown Naples & the RSW International Airport!

Key facts

• Dual walk in closets
• Spacious kitchen
• Formal dining area

Tags

• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• WOOD CABINETRY
• STAINLESS STEEL APPLIANCES
• FORMAL DINING AREA
• DUAL WALK IN CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $310k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $310k).
• Recommended offer: $273k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 2.2% in Bonita Springs — 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 70/100 on livability (#428 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: cost of living C-, health & safety D, amenities F.
• 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.
• Zoned schools: Pinewoods Elementary School (math 81% / reading 74%, grade A, #163 of 2,144 statewide, top 8%, 1,089 students, 25% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL) — zoned schools average 39% FRL vs 57% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.9%/yr); 806 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $5,746/mo this rent would consume 53% of the median local household income ($131k/yr) — 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 $9k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $87k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.85% ✓
• Cap rate: 13.68%
• Cash-on-cash: 26.40%
• DSCR: 2.17
• GRM: 4.5

CMA / ARV

• ARV (median comp): $369,026
• List price: $310,000
• Delta: -16.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
290 Naples Cove Dr #2501	1.28mi	3/2.0	1,475 (-3%)	1mo	$350,000	$237	60
9010 Palmas Grandes Blvd #101	0.73mi	2/2.0 (-1)	1,500 (-1%)	1mo	$349,000	$233	58
9621 Spanish Moss Way #3833	1.40mi	2/2.0 (-1)	1,504 (-1%)	0mo	$280,000	$186	58
1290 Sweetwater Cv #5101	0.39mi	3/2.0	1,186 (-22%)	0mo	$275,000	$232	57
28622 Starboard Passage Way #201	0.72mi	2/2.0 (-1)	1,478 (-3%)	0mo	$330,000	$223	57
303 Arbor Lake Dr Unit 3-102	1.46mi	2/2.0 (-1)	1,493 (-2%)	1mo	$150,000	$100	56
832 Carrick Bend Cir #202	1.38mi	2/2.0 (-1)	1,600 (+5%)	1mo	$515,000	$322	50
3999 Quails Walk	1.19mi	3/2.0	1,660 (+9%)	0mo	$490,000	$295	49
14607 Glen Eden Dr	1.28mi	3/2.0	1,730 (+14%)	0mo	$653,000	$377	41
9820 Citadel Ln #106	1.38mi	3/2.0	1,151 (-24%)	1mo	$297,000	$258	39
526 Lake Louise Cir #402	1.10mi	3/2.0	1,871 (+23%)	1mo	$460,000	$246	39
28750 Bermuda Bay Way #104	0.70mi	2/2.0 (-1)	1,175 (-23%)	1mo	$215,000	$183	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.85% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.82×
• Total profit: $70,902
• Equity at exit: $46,222

10-year hold

• IRR: 28.3%
• Equity multiple: 3.49×
• Total profit: $216,365
• Equity at exit: $26,803

Cash invested: $86,800 (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 →

Active competition Active MLS

• For sale now: 5 active · 2 under contract
• Median asking: $339,000 ($245/sqft)
• Median days on market: 312 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: -0.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 34134

• Rents YoY: 2.9%
• Active inventory: 806
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $5,746 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$328 /mo · $3,935/yr
• Insurance: −$129
• HOA: −$547
• Vacancy / Maint / Mgmt: −$1,207
• Net cashflow: $1,909

Break-even live

Break-even rent $3,329

Max offer price $310,000

Occupancy floor 62%

Sensitivity live

Price	-10% $2,085	-5% $1,997	+0% $1,909	+5% $1,822	+10% $1,734
Rent	-10% $1,456	-5% $1,683	+0% $1,909	+5% $2,136	+10% $2,363
Rate	-1.0pp $2,066	-0.5pp $1,988	base $1,909	+0.5pp $1,829	+1.0pp $1,747

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: $77,500
• Closing costs: $9,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28700 Trails Edge Blvd Bonita Springs, FL	3.0	2.0	1398	$2,000	$1.43	9d	1	0.03mi
28750 Trails Edge Blvd Bonita Springs, FL	3.0	2.0	1520	$6,250	$4.11	65d	1	0.03mi
28611 Carriage Home Dr #101 Bonita Springs, FL	2.0	2.0	1433	$2,550	$1.78	119d	1	0.17mi
28861 Bermuda Lago Ct #303 Bonita Springs, FL	2.0	2.0	1223	$1,900	$1.55	63d	1	0.17mi
28861 Bermuda Lago Ct #303 Bonita Springs, FL	2.0	2.0	1223	$1,900	$1.55	62d	1	0.17mi
28650 Carriage Home Dr Unit 1049692P Bonita Springs, FL	3.0	2.0	1528	$4,632	$3.03	7d	1	0.19mi
1345 Sweetwater Cv Naples, FL	2.0	2.0	1279	$4,800	$3.75	6d	1	0.25mi
1345 Sweetwater Cv #203 Naples, FL	2.0	2.0	1279	$4,800	$3.75	119d	1	0.26mi
28790 Versol Dr Bonita Springs, FL	3.0	1.0–2.0	1075	$3,406	$3.17	3d	19	0.26mi
1340 Sweetwater Cv #103 Naples, FL	2.0	2.0	1279	$5,000	$3.91	119d	1	0.26mi
28452 Del Lago Way Bonita Springs, FL	4.0	3.0	2201	$7,700	$3.50	119d	1	0.28mi
1325 Sweetwater Cv #201 Naples, FL	3.0	2.0	1381	$6,000	$4.34	119d	1	0.30mi
1415 Sweetwater Cv #104 Naples, FL	3.0	2.0	1381	$6,500	$4.71	119d	1	0.31mi
1415 Sweetwater Cv #104 Naples, FL	3.0	2.0	1381	$5,500	$3.98	6d	1	0.31mi
1360 Sweetwater Cv #202 Naples, FL	2.0	2.0	1279	$5,500	$4.30	119d	1	0.32mi
1360 Sweetwater Cv #202 Naples, FL	2.0	2.0	1300	$1,870	$1.44	6d	1	0.32mi
1420 Sweetwater Cv #102 Naples, FL	2.0	2.0	1279	$5,000	$3.91	119d	1	0.32mi
1420 Sweetwater Cv #102 Naples, FL	2.0	2.0	1279	$5,000	$3.91	116d	1	0.32mi
1405 Sweetwater Cv #204 Naples, FL	3.0	2.0	1381	$6,000	$4.34	109d	1	0.33mi
1405 Sweetwater Cv #204 Naples, FL	3.0	2.0	1381	$6,000	$4.34	119d	1	0.33mi
28327 Hidden Lake Dr Bonita Springs, FL	3.0	2.0	1567	$8,950	$5.71	119d	1	0.33mi
28070 Winthrop Cir Bonita Springs, FL	3.0	3.0	2008	$12,000	$5.98	119d	1	0.34mi
1390 Sweetwater Cv #203 Naples, FL	2.0	2.0	1279	$2,200	$1.72	109d	1	0.37mi
1295 Sweetwater Cv #8201 Naples, FL	2.0	2.0	1193	$2,400	$2.01	6d	1	0.37mi
28211 Winthrop Cir Bonita Springs, FL	3.0	2.0	1918	$10,500	$5.47	119d	1	0.37mi
1285 Sweetwater Cv #2106 Naples, FL	2.0	2.0	1378	$5,500	$3.99	6d	1	0.40mi
1150 Sweetwater Ln #1207 Naples, FL	2.0	2.0	1703	$6,500	$3.82	6d	1	0.44mi
1117 Sweetwater Ln #2201 Naples, FL	2.0	2.0	1193	$6,500	$5.45	119d	1	0.44mi
1117 Sweetwater Ln #2102 Naples, FL	2.0	2.0	1054	$2,300	$2.18	6d	1	0.44mi
1214 Sweetwater Ln #2306 Naples, FL	2.0	2.0	1378	$6,500	$4.72	119d	1	0.49mi
1230 Sweetwater Ln #2208 Naples, FL	3.0	2.0	1829	$5,500	$3.01	6d	1	0.51mi
1230 Sweetwater Ln #2208 Naples, FL	3.0	2.0	1829	$5,250	$2.87	2d	1	0.51mi
28450 Winthrop Cir Unit 1546014P Bonita Springs, FL	3.0	2.0	1894	$7,804	$4.12	109d	1	0.54mi
9021 Las Maderas Dr #202 Bonita Springs, FL	2.0	2.0	1674	$7,500	$4.48	119d	1	0.59mi
1250 Silverstrand Dr Naples, FL	3.0	2.0	1848	$5,000	$2.71	119d	1	0.59mi
28712 Carmel Way Bonita Springs, FL	3.0	2.5	1626	$9,250	$5.69	119d	1	0.60mi
9030 Las Maderas Dr #101 Bonita Springs, FL	2.0	2.0	1432	$2,500	$1.75	119d	1	0.62mi
9050 Las Maderas Dr #101 Bonita Springs, FL	2.0	2.0	1364	$2,100	$1.54	119d	1	0.64mi
9111 Las Maderas Dr #102 Bonita Springs, FL	2.0	2.0	1624	$7,500	$4.62	119d	1	0.64mi
3620 Bailes St Bonita Springs, FL	3.0	3.0	1992	$12,000	$6.02	119d	1	0.65mi

Property features AI

Finance

• Other: Part of The Carlysle sub-condo2 units per floor; 30 units in building; 60 units in complex; 4 total floors
• Financial info: Total annual recurring HOA fees: $6,560Total one-time HOA fees: $150
• HOA & community: Mandatory HOAQuarterly HOA feeHOA covers cable, insurance, internet/Wi-Fi, irrigation water, lawn/land maintenance, legal/accounting, management, master association fee, exterior pest control, recreation facilities, street lights, trash removal, and waterProfessional managementCommunity amenities include BBQ/picnic area, bike and jog path, and community poolNon-gated community

Exterior

• Parking: 1 assigned parking spaceGuest parking availableAttached garage (1 car)
• Utilities: Central waterCentral sewerCable available
• Home design: Residential propertyMid-rise building (4–7 stories)Rear exposure to the westBuilt in 2007Development: Woods Edge
• Construction: Concrete block constructionStucco finish
• Exterior features: Stucco exteriorBuilt-up or flat roofDouble-hung windowsImpact-resistant windowsImpact-resistant doorsScreened lanai/porchZero lot linePreserve viewCentral irrigation

Interior

• Kitchen: PantryDishwasherMicrowaveRangeRefrigerator/Freezer
• Bedrooms: 3 bedroomsSplit bedroom floor plan
• Flooring: CarpetTile
• Bathrooms: 2 full bathroomsMaster bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heatCentral electric air conditioning
• Interior features: Cable prewireFire sprinkler systemFoyerHigh-speed internet availablePantrySmoke detectorsWalk-in closetWindow coveringsFurnished unfurnished (unit is unfurnished)Common elevator
• Laundry & utility: Washer and dryer in unitLaundry in residence

HOA detail $547/mo · $6,564/yr condo

• Likely covers: watersewerinternetcablepoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $310,000 Active 141 DOM
2. 2026-09-22
   days on market $310,000 Active 140 DOM
3. 2026-09-21
   days on market $310,000 Active 139 DOM
4. 2026-09-18
   days on market $310,000 Active 136 DOM
5. 2026-09-17
   days on market $310,000 Active 135 DOM
6. 2026-09-16
   days on market $310,000 Active 134 DOM
7. 2026-09-14
   days on market $310,000 Active 132 DOM
8. 2026-09-13
   days on market $310,000 Active 131 DOM
9. 2026-09-12
   days on market $310,000 Active 130 DOM
10. 2026-09-11
    days on market $310,000 Active 129 DOM
11. 2026-09-05
    days on market $310,000 Active 123 DOM
12. 2026-09-04
    days on market $310,000 Active 122 DOM
13. 2026-09-03
    days on market $310,000 Active 121 DOM
14. 2026-08-31
    days on market $310,000 Active 118 DOM
15. 2026-08-28
    days on market $310,000 Active 115 DOM
16. 2026-08-26
    days on market $310,000 Active 113 DOM
17. 2026-08-25
    days on market $310,000 Active 112 DOM
18. 2026-08-24
    days on market $310,000 Active 111 DOM
19. 2026-08-23
    days on market $310,000 Active 110 DOM
20. 2026-08-22
    days on market $310,000 Active 109 DOM
21. 2026-08-21
    days on market $310,000 Active 108 DOM
22. 2026-08-20
    days on market $310,000 Active 107 DOM
23. 2026-08-19
    days on market $310,000 Active 106 DOM
24. 2026-08-18
    days on market $310,000 Active 105 DOM
25. 2026-08-16
    days on market $310,000 Active 103 DOM
26. 2026-08-15
    days on market $310,000 Active 102 DOM
27. 2026-08-13
    days on market $310,000 Active 100 DOM
28. 2026-08-12
    days on market $310,000 Active 99 DOM
29. 2026-08-11
    days on market $310,000 Active 98 DOM
30. 2026-08-10
    days on market $310,000 Active 97 DOM
31. 2026-08-09
    days on market $310,000 Active 96 DOM
32. 2026-08-08
    days on market $310,000 Active 95 DOM
33. 2026-08-07
    days on market $310,000 Active 94 DOM
34. 2026-08-06
    days on market $310,000 Active 93 DOM
35. 2026-08-05
    days on market $310,000 Active 92 DOM
36. 2026-08-04
    pricedays on market $310,000 Active 91 DOM
37. 2026-06-01
    days on market $330,000 Active 90 DOM
38. 2026-06-01
    days on market $330,000 Active 89 DOM
39. 2026-03-02
    listed $330,000 Active
40. 2026-02-28
    historical
41. 2026-01-04
    price $350,000
42. 2025-11-14
    price $394,000
43. 2025-09-16
    price $396,000
44. 2025-07-02
    price $399,000
45. 2025-06-17
    price $423,000
46. 2025-05-30
    price $428,000
47. 2025-04-25
    price $429,500
48. 2025-04-15
    listed $434,500 Active
49. 2025-02-13
    historical $3,000
50. 2025-02-12
    listed $3,000

ⓘ 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: $3,935 · $328/mo
• Projected year-2 tax: $3,935 · $328/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 5/10 Major FEMA zone X (shaded) · 50% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $68,950
• − Mortgage interest: −$17,365
• − Property taxes: −$3,935
• − Insurance: −$1,550
• − Repairs & maintenance: −$5,516
• − Management: −$5,516
• − HOA: −$6,564
• − Depreciation: −$9,018
• Taxable income: $19,486
• Est. tax owed @ 24.0%: −$4,677
• After-tax cash flow: $18,237/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $37,975–$68,355 screening

This 3-bedroom, 2-bath condo requires moderate repairs and maintenance, with some wear on the siding and interior walls. Upgrading the interior paint and flooring can significantly increase its value.

Components & finishes AI

Roof tile · good Flooring tile Counters granite Appliances stainless steel HVAC central · new lt5

Repairs flagged

• Moderate Siding — Some wear visible on the siding.

Value-add opportunities

• Resale Paint the interior walls — Updating the interior paint can significantly improve the home's curb appeal and value. ↑
• Both Replace the flooring — Replacing the tile flooring with a more modern material can enhance both the resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary Three Oaks Elementary School A- FL #345/2,144 Nat'l #3,382/41,679 Middle Bonita Springs Middle Center For The Arts C+ FL #209/571 Nat'l #2,873/14,009 High South Fort Myers High School F FL #489/667 Nat'l #12,196/17,239

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

B Composite livability gradescore 70/100

Livability — Bonita Springs

• Score: 70/100
• State rank: #428
• US rank: #7576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bonita Springs, FL
• County: Lee County · 871,946 people
• City population: 64,727
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 16,475
• Household income: $130,719
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 6% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3% Asian 1%
• Common ancestry: Slovak 5% Romanian 4% Serbian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%

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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: ▼ -236.48%
• Current HPI: 237.4416
• Rent YoY: ▲ 2.85%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Part of The Carlysle sub-condo2 units per floor; 30 units in building; 60 units in complex; 4 total floors
• Financial info: Total annual recurring HOA fees: $6,560Total one-time HOA fees: $150
• HOA & community: Mandatory HOAQuarterly HOA feeHOA covers cable, insurance, internet/Wi-Fi, irrigation water, lawn/land maintenance, legal/accounting, management, master association fee, exterior pest control, recreation facilities, street lights, trash removal, and waterProfessional managementCommunity amenities include BBQ/picnic area, bike and jog path, and community poolNon-gated community

Exterior

• Parking: 1 assigned parking spaceGuest parking availableAttached garage (1 car)
• Utilities: Central waterCentral sewerCable available
• Home design: Residential propertyMid-rise building (4–7 stories)Rear exposure to the westBuilt in 2007Development: Woods Edge
• Construction: Concrete block constructionStucco finish
• Exterior features: Stucco exteriorBuilt-up or flat roofDouble-hung windowsImpact-resistant windowsImpact-resistant doorsScreened lanai/porchZero lot linePreserve viewCentral irrigation

Interior

• Kitchen: PantryDishwasherMicrowaveRangeRefrigerator/Freezer
• Bedrooms: 3 bedroomsSplit bedroom floor plan
• Flooring: CarpetTile
• Bathrooms: 2 full bathroomsMaster bath with dual sinks and shower (no tub)
• Heating & cooling: Central electric heatCentral electric air conditioning
• Interior features: Cable prewireFire sprinkler systemFoyerHigh-speed internet availablePantrySmoke detectorsWalk-in closetWindow coveringsFurnished unfurnished (unit is unfurnished)Common elevator
• Laundry & utility: Washer and dryer in unitLaundry in residence

Price history

-92.2% since first listed

35 events — show timeline

• 2026-03-02 Listed $330,000 NAPLESMLS
• 2026-02-28 Listing Removed — NAPLESMLS
• 2026-01-04 Price Changed $350,000 NAPLESMLS
• 2025-11-14 Price Changed $394,000 NAPLESMLS
• 2025-09-16 Price Changed $396,000 NAPLESMLS
• 2025-07-02 Price Changed $399,000 NAPLESMLS
• 2025-06-17 Price Changed $423,000 NAPLESMLS
• 2025-05-30 Price Changed $428,000 NAPLESMLS
• 2025-04-25 Price Changed $429,500 NAPLESMLS
• 2025-04-15 Listed $434,500 NAPLESMLS
• 2025-02-13 Rental Removed $3,000 NAPLESMLS
• 2025-02-12 Listed for Rent $3,000 NAPLESMLS
• 2025-01-24 Rental Removed $4,200 NAPLESMLS
• 2025-01-24 Listed for Rent $4,200 NAPLESMLS
• 2025-01-16 Rental Removed $4,400 NAPLESMLS
• 2025-01-15 Listed for Rent $4,400 NAPLESMLS
• 2024-12-18 Rental Removed $4,500 NAPLESMLS
• 2024-12-18 Listed for Rent $4,500 NAPLESMLS
• 2023-05-09 Sold (Public Records) $360,000 Public Records
• 2023-05-05 Sold (MLS) $360,000 FORTMLS
• 2023-04-14 Pending — FORTMLS
• 2023-02-27 Price Changed $374,900 FORTMLS
• 2023-01-19 Listed $399,000 FORTMLS
• 2018-09-28 Sold (Public Records) $218,000 Public Records
• 2018-09-27 Sold (MLS) $218,000 NAPLESMLS
• 2018-09-25 Pending — NAPLESMLS
• 2018-09-13 Price Changed $225,000 NAPLESMLS
• 2018-07-30 Listed $228,000 NAPLESMLS
• 2018-07-29 Listing Removed — NAPLESMLS
• 2018-05-19 Price Changed $228,000 NAPLESMLS
• 2018-04-18 Price Changed $234,900 NAPLESMLS
• 2018-03-26 Price Changed $239,000 NAPLESMLS
• 2018-03-12 Price Changed $244,000 NAPLESMLS
• 2018-02-02 Listed $249,000 NAPLESMLS
• 2010-05-28 Sold (Public Records) $4,223,100 Public Records

Property tax history

+7.9%/yr

Latest (2025): $3,935 · -1.7% YoY. Source: county tax records.