19470 Cromwell Ct #204 · Fort Myers, FL 33912

$264,900

2 bd · 2.0 ba · 1,339 sqft · Condo public records · 251 Days on market

Built 2004 $914/mo HOA · 31% of rent

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Why this score? — see what drove the D 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 +10.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEST GARDEN HOME VALUE. WONDERFULLY PRIVATE VIEW. Upgraded second floor social condo at Legends Country Club has 2 bedrooms + den & 1-car garage. Solid surface countertops, raised panel cabinets, chair rail in kitchen, which is completely open to living/dining areas. Newer appliances. Tile on diagonal thru living area. Tiled lanai. Crown molding. Beautiful and private preserve view from living room, master BR. Sold turnkey. Elegant but comfortable furniture. 55" flat screen TV in lvg room. Flat screen in master. Both guest BR & den have armoires with televisions. Café-style table in kitchen nook. Fully equipped kitchen. Plantation shutters on most windows. Nice neutral décor. Master BR has bay window sitting area, two walk-in closets, split sinks & large shower in master bath. New A/C. Impact glass. No shutters needed. Sewer, water, cable included. Excellent rental. Easy walk to neighborhood pool. At clubhouse, amenities include state-of-art fitness center, huge tennis complex, resort-style pool complete with waterfall and tiki bar, bocce ball, destination quality restaurant and intimate pub bar. Close to airport, Twins and Red Sox stadiums.

Key facts

• Dual sinks
• Soaking tub
• Plantation shutters

Tags

• HURRICANE IMPACT WINDOWS
• PLANTATION SHUTTERS
• CROWN MOLDING
• SOAKING TUB
• SEPARATE SHOWER
• DUAL SINKS

Property features AI

Finance

• Other: Community contains 120 units
• Financial info: Pets allowed (conditional, call for details) — maximum 2 pets
• HOA & community: Homeowners association with quarterly fee; Association fee includes management, cable TV, insurance, internet, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund and sewer; Community amenities include bocce court, clubhouse, fitness center, golf course, playground, pool, restaurant, shuffleboard court, spa/hot tub, tennis courts and on-site management; Gated community with golf

Exterior

• Parking: Detached garage with garage door opener (1 covered space/1 garage space)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Reclaimed irrigation water
• Home design: 2-story property; Entry level is on the 2nd floor; Property faces southeast; Has a view; Resale property
• Construction: Block, concrete and stucco construction; Tile roof
• Exterior features: Courtyard; Patio; Balcony; Open porch; Screened porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen with breakfast bar; Pantry
• Bedrooms: Split bedroom layout (bedrooms on separate sides of the home)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Bathtub; Closet cabinetry; Entrance foyer; Eat-in kitchen; Family/Dining room; Living/Dining room; Custom mirrors; Pantry; Separate shower; Walk-in closet(s); Window treatments; High speed internet; Split bedrooms; Impact glass windows; Window coverings; Furnished
• Laundry & utility: Washer; Dryer; Laundry located inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (9.1% below list).
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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; 305 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 35% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 251 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $60k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $176k; list at $265k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 3→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,112 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.94% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.23×
• Total profit: $-57,198
• Equity at exit: $39,497

10-year hold

• IRR: -26.7%
• Equity multiple: -0.12×
• Total profit: $-82,968
• Equity at exit: $22,904

Cash invested: $74,172 (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 33912

• Rents YoY: 0.9%
• Active inventory: 305
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,979 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$110
• HOA: −$914
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $-136

Break-even live

Break-even rent $3,151

Max offer price $240,846

Occupancy floor 100%

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14290 Hickory Links Ct #1915 Fort Myers, FL	2.0	2.0	1243	$4,000	$3.22	23d	1	0.18mi
14320 Bristol Bay Pl Unit 1546395P Fort Myers, FL	2.0	2.0	1097	$4,032	$3.68	16d	1	0.33mi
8500 Legends Blvd #305 Fort Myers, FL	2.0	2.0	1096	$3,500	$3.19	23d	1	0.47mi
14571 Legends Blvd N Fort Myers, FL	2.0	2.0	1132	$2,175	$1.92	23d	2	0.54mi
14571 Legends Blvd N #106 Fort Myers, FL	2.0	2.0	1095	$2,500	$2.28	3d	1	0.62mi
14122 Danpark Loop Fort Myers, FL	2.0	2.0	1209	$1,800	$1.49	1d	1	0.74mi
15091 Bagpipe Way #101 Fort Myers, FL	2.0	2.0	1120	$7,000	$6.25	23d	1	1.22mi
15121 Bagpipe Way #202 Fort Myers, FL	2.0	2.0	1110	$7,400	$6.67	10d	1	1.28mi
13681 Admiral Ct Fort Myers, FL	3.0	2.0	1363	$2,250	$1.65	23d	1	1.35mi
13669 Admiral Ct Fort Myers, FL	3.0	2.0	1860	$2,500	$1.34	23d	1	1.37mi
14179 Georgian Cir Fort Myers, FL	1.0–3.0	1.0–2.0	887	$1,575	$1.77	3d	10	1.39mi
13633 Admiral Ct Fort Myers, FL	3.0	2.0	1547	$2,500	$1.62	23d	1	1.44mi

HOA detail condo

• Monthly dues: $914 · $10,968/yr
• Likely covers: watersewercablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-17
   days on market $264,900 Active 251 DOM
2. 2026-06-16
   days on market $264,900 Active 250 DOM
3. 2026-06-16
   days on market $264,900 Active 249 DOM
4. 2026-06-13
   days on market $264,900 Active 247 DOM
5. 2026-06-09
   days on market $264,900 Active 243 DOM
6. 2026-06-07
   days on market $264,900 Active 241 DOM
7. 2026-06-02
   days on market $264,900 Active 236 DOM
8. 2026-06-01
   days on market $264,900 Active 235 DOM
9. 2026-06-01
   days on market $264,900 Active 234 DOM
10. 2026-04-27
    price $264,900
11. 2026-02-22
    price $274,700
12. 2026-01-30
    price $289,000
13. 2025-12-13
    price $309,000
14. 2025-11-09
    price $314,900
15. 2025-10-09
    listed $324,900 Active
16. 2023-07-19
    historical
17. 2023-06-07
    listed $339,000 Active
18. 2017-02-22
    price $176,000 1196-char remark

    Show marketing remark (1196 chars)

    BEST GARDEN HOME VALUE. WONDERFULLY PRIVATE VIEW. Upgraded second floor social condo at Legends Country Club has 2 bedrooms + den & 1-car garage. Solid surface countertops, raised panel cabinets, chair rail in kitchen, which is completely open to living/dining areas. Newer appliances. Tile on diagonal thru living area. Tiled lanai. Crown molding. Beautiful and private preserve view from living room, master BR. Sold turnkey. Elegant but comfortable furniture. 55" flat screen TV in lvg room. Flat screen in master. Both guest BR & den have armoires with televisions. Café-style table in kitchen nook. Fully equipped kitchen. Plantation shutters on most windows. Nice neutral décor. Master BR has bay window sitting area, two walk-in closets, split sinks & large shower in master bath. New A/C. Impact glass. No shutters needed. Sewer, water, cable included. Excellent rental. Easy walk to neighborhood pool. At clubhouse, amenities include state-of-art fitness center, huge tennis complex, resort-style pool complete with waterfall and tiki bar, bocce ball, destination quality restaurant and intimate pub bar. Close to airport, Twins and Red Sox stadiums.

19. 2017-02-15
    soldstatus $176,000
20. 2017-02-02
    soldstatus $176,000 Sold 1196-char remark

    Show marketing remark (1196 chars)

    BEST GARDEN HOME VALUE. WONDERFULLY PRIVATE VIEW. Upgraded second floor social condo at Legends Country Club has 2 bedrooms + den & 1-car garage. Solid surface countertops, raised panel cabinets, chair rail in kitchen, which is completely open to living/dining areas. Newer appliances. Tile on diagonal thru living area. Tiled lanai. Crown molding. Beautiful and private preserve view from living room, master BR. Sold turnkey. Elegant but comfortable furniture. 55" flat screen TV in lvg room. Flat screen in master. Both guest BR & den have armoires with televisions. Café-style table in kitchen nook. Fully equipped kitchen. Plantation shutters on most windows. Nice neutral décor. Master BR has bay window sitting area, two walk-in closets, split sinks & large shower in master bath. New A/C. Impact glass. No shutters needed. Sewer, water, cable included. Excellent rental. Easy walk to neighborhood pool. At clubhouse, amenities include state-of-art fitness center, huge tennis complex, resort-style pool complete with waterfall and tiki bar, bocce ball, destination quality restaurant and intimate pub bar. Close to airport, Twins and Red Sox stadiums.

21. 2017-02-02
    price $180,000 1196-char remark

    Show marketing remark (1196 chars)

    BEST GARDEN HOME VALUE. WONDERFULLY PRIVATE VIEW. Upgraded second floor social condo at Legends Country Club has 2 bedrooms + den & 1-car garage. Solid surface countertops, raised panel cabinets, chair rail in kitchen, which is completely open to living/dining areas. Newer appliances. Tile on diagonal thru living area. Tiled lanai. Crown molding. Beautiful and private preserve view from living room, master BR. Sold turnkey. Elegant but comfortable furniture. 55" flat screen TV in lvg room. Flat screen in master. Both guest BR & den have armoires with televisions. Café-style table in kitchen nook. Fully equipped kitchen. Plantation shutters on most windows. Nice neutral décor. Master BR has bay window sitting area, two walk-in closets, split sinks & large shower in master bath. New A/C. Impact glass. No shutters needed. Sewer, water, cable included. Excellent rental. Easy walk to neighborhood pool. At clubhouse, amenities include state-of-art fitness center, huge tennis complex, resort-style pool complete with waterfall and tiki bar, bocce ball, destination quality restaurant and intimate pub bar. Close to airport, Twins and Red Sox stadiums.

22. 2017-01-13
    status Pending 1196-char remark

    Show marketing remark (1196 chars)

    BEST GARDEN HOME VALUE. WONDERFULLY PRIVATE VIEW. Upgraded second floor social condo at Legends Country Club has 2 bedrooms + den & 1-car garage. Solid surface countertops, raised panel cabinets, chair rail in kitchen, which is completely open to living/dining areas. Newer appliances. Tile on diagonal thru living area. Tiled lanai. Crown molding. Beautiful and private preserve view from living room, master BR. Sold turnkey. Elegant but comfortable furniture. 55" flat screen TV in lvg room. Flat screen in master. Both guest BR & den have armoires with televisions. Café-style table in kitchen nook. Fully equipped kitchen. Plantation shutters on most windows. Nice neutral décor. Master BR has bay window sitting area, two walk-in closets, split sinks & large shower in master bath. New A/C. Impact glass. No shutters needed. Sewer, water, cable included. Excellent rental. Easy walk to neighborhood pool. At clubhouse, amenities include state-of-art fitness center, huge tennis complex, resort-style pool complete with waterfall and tiki bar, bocce ball, destination quality restaurant and intimate pub bar. Close to airport, Twins and Red Sox stadiums.

23. 2016-12-06
    status Active 1196-char remark

    Show marketing remark (1196 chars)

    BEST GARDEN HOME VALUE. WONDERFULLY PRIVATE VIEW. Upgraded second floor social condo at Legends Country Club has 2 bedrooms + den & 1-car garage. Solid surface countertops, raised panel cabinets, chair rail in kitchen, which is completely open to living/dining areas. Newer appliances. Tile on diagonal thru living area. Tiled lanai. Crown molding. Beautiful and private preserve view from living room, master BR. Sold turnkey. Elegant but comfortable furniture. 55" flat screen TV in lvg room. Flat screen in master. Both guest BR & den have armoires with televisions. Café-style table in kitchen nook. Fully equipped kitchen. Plantation shutters on most windows. Nice neutral décor. Master BR has bay window sitting area, two walk-in closets, split sinks & large shower in master bath. New A/C. Impact glass. No shutters needed. Sewer, water, cable included. Excellent rental. Easy walk to neighborhood pool. At clubhouse, amenities include state-of-art fitness center, huge tennis complex, resort-style pool complete with waterfall and tiki bar, bocce ball, destination quality restaurant and intimate pub bar. Close to airport, Twins and Red Sox stadiums.

24. 2016-12-05
    status Pending 1196-char remark

    Show marketing remark (1196 chars)

    BEST GARDEN HOME VALUE. WONDERFULLY PRIVATE VIEW. Upgraded second floor social condo at Legends Country Club has 2 bedrooms + den & 1-car garage. Solid surface countertops, raised panel cabinets, chair rail in kitchen, which is completely open to living/dining areas. Newer appliances. Tile on diagonal thru living area. Tiled lanai. Crown molding. Beautiful and private preserve view from living room, master BR. Sold turnkey. Elegant but comfortable furniture. 55" flat screen TV in lvg room. Flat screen in master. Both guest BR & den have armoires with televisions. Café-style table in kitchen nook. Fully equipped kitchen. Plantation shutters on most windows. Nice neutral décor. Master BR has bay window sitting area, two walk-in closets, split sinks & large shower in master bath. New A/C. Impact glass. No shutters needed. Sewer, water, cable included. Excellent rental. Easy walk to neighborhood pool. At clubhouse, amenities include state-of-art fitness center, huge tennis complex, resort-style pool complete with waterfall and tiki bar, bocce ball, destination quality restaurant and intimate pub bar. Close to airport, Twins and Red Sox stadiums.

25. 2016-10-07
    price $180,000 1196-char remark

    Show marketing remark (1196 chars)

    BEST GARDEN HOME VALUE. WONDERFULLY PRIVATE VIEW. Upgraded second floor social condo at Legends Country Club has 2 bedrooms + den & 1-car garage. Solid surface countertops, raised panel cabinets, chair rail in kitchen, which is completely open to living/dining areas. Newer appliances. Tile on diagonal thru living area. Tiled lanai. Crown molding. Beautiful and private preserve view from living room, master BR. Sold turnkey. Elegant but comfortable furniture. 55" flat screen TV in lvg room. Flat screen in master. Both guest BR & den have armoires with televisions. Café-style table in kitchen nook. Fully equipped kitchen. Plantation shutters on most windows. Nice neutral décor. Master BR has bay window sitting area, two walk-in closets, split sinks & large shower in master bath. New A/C. Impact glass. No shutters needed. Sewer, water, cable included. Excellent rental. Easy walk to neighborhood pool. At clubhouse, amenities include state-of-art fitness center, huge tennis complex, resort-style pool complete with waterfall and tiki bar, bocce ball, destination quality restaurant and intimate pub bar. Close to airport, Twins and Red Sox stadiums.

26. 2016-05-19
    price $184,900 1196-char remark

    Show marketing remark (1196 chars)

    BEST GARDEN HOME VALUE. WONDERFULLY PRIVATE VIEW. Upgraded second floor social condo at Legends Country Club has 2 bedrooms + den & 1-car garage. Solid surface countertops, raised panel cabinets, chair rail in kitchen, which is completely open to living/dining areas. Newer appliances. Tile on diagonal thru living area. Tiled lanai. Crown molding. Beautiful and private preserve view from living room, master BR. Sold turnkey. Elegant but comfortable furniture. 55" flat screen TV in lvg room. Flat screen in master. Both guest BR & den have armoires with televisions. Café-style table in kitchen nook. Fully equipped kitchen. Plantation shutters on most windows. Nice neutral décor. Master BR has bay window sitting area, two walk-in closets, split sinks & large shower in master bath. New A/C. Impact glass. No shutters needed. Sewer, water, cable included. Excellent rental. Easy walk to neighborhood pool. At clubhouse, amenities include state-of-art fitness center, huge tennis complex, resort-style pool complete with waterfall and tiki bar, bocce ball, destination quality restaurant and intimate pub bar. Close to airport, Twins and Red Sox stadiums.

27. 2016-03-25
    listed $189,000 Active 1196-char remark

    Show marketing remark (1196 chars)

    BEST GARDEN HOME VALUE. WONDERFULLY PRIVATE VIEW. Upgraded second floor social condo at Legends Country Club has 2 bedrooms + den & 1-car garage. Solid surface countertops, raised panel cabinets, chair rail in kitchen, which is completely open to living/dining areas. Newer appliances. Tile on diagonal thru living area. Tiled lanai. Crown molding. Beautiful and private preserve view from living room, master BR. Sold turnkey. Elegant but comfortable furniture. 55" flat screen TV in lvg room. Flat screen in master. Both guest BR & den have armoires with televisions. Café-style table in kitchen nook. Fully equipped kitchen. Plantation shutters on most windows. Nice neutral décor. Master BR has bay window sitting area, two walk-in closets, split sinks & large shower in master bath. New A/C. Impact glass. No shutters needed. Sewer, water, cable included. Excellent rental. Easy walk to neighborhood pool. At clubhouse, amenities include state-of-art fitness center, huge tennis complex, resort-style pool complete with waterfall and tiki bar, bocce ball, destination quality restaurant and intimate pub bar. Close to airport, Twins and Red Sox stadiums.

28. 2004-09-29
    soldstatus $1,554,000

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: +$1,286/yr (+$107/mo · 141.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 3 d/yr ≥107°F today · 15 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: $35,748
• − Mortgage interest: −$14,839
• − Property taxes: −$912
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,860
• − Management: −$2,860
• − HOA: −$10,968
• − Depreciation: −$7,706
• Taxable loss: −$5,721
• Est. tax savings @ 24.0%: +$1,373
• After-tax cash flow: $-261/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

• County: Lee County · 788,662 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 19,533
• Household income: $103,194
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 292.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 7% Black 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -180.73%
• Current HPI: 226.7102
• Rent YoY: ▲ 0.94%
• 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

-83.0% since first listed

19 events — show timeline

• 2026-04-27 Price Changed $264,900 FORTMLS
• 2026-02-22 Price Changed $274,700 FORTMLS
• 2026-01-30 Price Changed $289,000 FORTMLS
• 2025-12-13 Price Changed $309,000 FORTMLS
• 2025-11-09 Price Changed $314,900 FORTMLS
• 2025-10-09 Listed $324,900 FORTMLS
• 2023-07-19 Listing Removed — FORTMLS
• 2023-06-07 Listed $339,000 FORTMLS
• 2017-02-22 Price Changed $176,000 FORTMLS
• 2017-02-15 Sold (Public Records) $176,000 Public Records
• 2017-02-02 Price Changed $180,000 FORTMLS
• 2017-02-02 Sold (MLS) $176,000 FORTMLS
• 2017-01-13 Pending — FORTMLS
• 2016-12-06 Relisted — FORTMLS
• 2016-12-05 Pending — FORTMLS
• 2016-10-07 Price Changed $180,000 FORTMLS
• 2016-05-19 Price Changed $184,900 FORTMLS
• 2016-03-25 Listed $189,000 FORTMLS
• 2004-09-29 Sold (Public Records) $1,554,000 Public Records

Property tax history

-5.6%/yr

Latest (2025): $912 · +4.2% YoY. Source: county tax records.