11508 Grey Egret Cir · Fort Myers, FL 33966

$458,200

3 bd · 2.0 ba · 1,772 sqft · SingleFamily public records · 127 Days on market

Built 2016 7,531 sqft lot Est $447k · at est. $293/mo HOA · 6% 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 +19.0/30.0
• ARV discount +6.3/15.0
• DSCR +6.0/10.0
• 1% rule +5.5/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home sweet home! Whether you are sitting on the porch or relaxing on the lanai overlooking the dramatic preserve, you know you have arrived. When entering, step into an open area that can be used as an office or den. Thanks to high impact windows you’ll notice how quiet it is. Plantation shutters throughout achieve the uniform look of a model home. It is reinforced by the 8-ft high doors. You will love cooking on the gas stove, stainless steel appliances, granite counters, and an oversize island. In the living room, the TV swivels 120 degrees. Notice the coffered ceilings here and in the adjoining master. There is extra light from recessed lights. In winter you can enjoy the outdoors by opening the pocket sliding doors. The home features a master with walk-in closet and a bath with walk-in shower, two guest bedrooms, guest bath with bathtub, a laundry room with washer, dryer, and a laundry sink. There is a utility sink in the two car garage which also features epoxy flooring. Cypress Walk is located across from the Six Mile Cypress Slough Preserve. This gated community is close to two shopping areas, Bell Tower mall, the hospital, and easy access to I-75. No CDD and no city taxes.

Key facts

• Generous cabinetry
• Convenient location
• 7,531 sq ft lot

Tags

• CYPRESS WALK COMMUNITY
• OPEN LIVING AND DINING AREAS
• GENEROUS CABINETRY
• PRIVATE YARD AND PATIO
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association with quarterly fee of $880; Association covers management, irrigation water, grounds maintenance, pest control, road maintenance and street lights; Community is gated

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Security: Gated community
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Municipal irrigation
• Home design: Single-story; Entry level: 1; Faces southeast; Resale property
• Construction: Built with block, concrete and stucco; Tile roof; Northwest exposure
• Exterior features: Lanai; Porch; Screened porch

Interior

• Kitchen: Dishwasher; Electric cooktop; Microwave; Refrigerator
• Bedrooms: Split bedroom floor plan
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Bathtub; Separate/formal dining room; Kitchen island; Separate shower; High-speed internet; Split bedrooms; Single hung windows; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $458k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $458k).
• Recommended offer: $403k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 falling (-5.3%/yr); 181 active listings in the ZIP; 34 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).
• At $4,833/mo this rent would consume 68% of the median local household income ($85k/yr) (locally 539% 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 $3k of loan paydown is wiped out by about $14k 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 127 days — a 12% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $294k; list at $458k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 8→36/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $403,216 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $446,544
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7565 Sika Deer Way	0.30mi	3/2.0	1,755 (-1%)	21mo	$442,500	$252	67
11233 Wine Palm Rd	0.30mi	2/2.0 (-1)	1,673 (-6%)	14mo	$585,000	$350	60
11704 Solano Dr	0.72mi	3/2.0	1,842 (+4%)	4mo	$405,000	$220	56
11627 Solano Dr	0.65mi	3/2.0	1,842 (+4%)	17mo	$435,000	$236	48
12080 Stone Pine Ct	0.64mi	4/2.5 (+1)	1,870 (+6%)	14mo	$413,798	$221	42
12151 Blasingim Rd	0.68mi	3/2.0	1,939 (+9%)	13mo	$590,000	$304	42
11687 Solano Dr	0.71mi	2/2.0 (-1)	1,632 (-8%)	22mo	$430,000	$263	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.48×
• Total profit: $-67,248
• Equity at exit: $68,319

10-year hold

• IRR: -13.4%
• Equity multiple: 0.34×
• Total profit: $-85,286
• Equity at exit: $39,617

Cash invested: $128,296 (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 33966

• Home prices YoY: -24.2%
• Rents YoY: -5.3%
• Active inventory: 181
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $4,833 high
• Mortgage (P&I): −$2,403
• Tax from tax record: −$451 /mo · $5,411/yr
• Insurance: −$191
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$293
• Vacancy / Maint / Mgmt: −$1,015
• Net cashflow: $328

Break-even live

Break-even rent $4,417

Max offer price $458,200

Occupancy floor 88%

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: $114,550
• Closing costs: $13,746
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7502 Key Deer Ct Fort Myers, FL	3.0	3.0	1713	$1,600	$0.93	21d	1	0.07mi
7301 Lake Bank Loop Fort Myers, FL	1.0–3.0	1.0–2.5	1234	$3,112	$2.52	2d	124	0.78mi
8320 Esperanza St #1608 Fort Myers, FL	2.0	2.5	1345	$2,200	$1.64	24d	1	0.88mi
6715 Willow Lake Cir Fort Myers, FL	4.0	3.5	2127	$3,600	$1.69	24d	1	0.88mi
11761 Adoncia Way #3907 Fort Myers, FL	2.0	2.0	1435	$7,470	$5.21	19d	1	0.90mi
10537 Washingtonia Palm Way #4126 Fort Myers, FL	2.0	2.0	1662	$7,000	$4.21	24d	1	0.92mi
11907 Adoncia Way #3002 Fort Myers, FL	3.0	2.5	1637	$2,600	$1.59	24d	1	0.95mi
11907 Adoncia Way #3005 Fort Myers, FL	3.0	2.0	1722	$2,800	$1.63	2d	1	0.95mi
8471 Olinda Way #3708 Fort Myers, FL	2.0	2.5	1350	$6,000	$4.44	24d	1	0.95mi
11830 Paseo Grande Blvd #4607 Fort Myers, FL	2.0	2.5	1345	$2,200	$1.64	24d	1	0.99mi
8309 Adelio Ln Fort Myers, FL	3.0	2.0	1809	$6,500	$3.59	3d	1	1.00mi
11890 Paseo Grande Blvd #4305 Fort Myers, FL	3.0	2.5	1637	$2,800	$1.71	3d	1	1.03mi
11890 Paseo Grande Blvd #4305 Fort Myers, FL	3.0	2.5	1637	$2,800	$1.71	14d	1	1.03mi
12060 Lucca St #201 Fort Myers, FL	2.0	2.0	1688	$2,295	$1.36	24d	1	1.08mi
11072 Esteban Dr Fort Myers, FL	3.0	3.0	1875	$7,250	$3.87	24d	1	1.10mi
8663 Olinda Way #7507 Fort Myers, FL	2.0	2.5	1452	$2,500	$1.72	24d	1	1.13mi
11845 Palba Way #7301 Fort Myers, FL	3.0	2.5	2026	$5,900	$2.91	24d	1	1.15mi
10391 Butterfly Palm Dr #1036 Fort Myers, FL	2.0	2.0	1232	$6,000	$4.87	24d	1	1.15mi
11908 Izarra Way #7003 Fort Myers, FL	2.0	2.0	1340	$2,300	$1.72	16d	1	1.20mi
11908 Izarra Way #7005 Fort Myers, FL	3.0	2.5	1637	$5,500	$3.36	24d	1	1.20mi
4732 Imperial Eagle Dr Fort Myers, FL	4.0	3.0	1920	$11,000	$5.73	24d	1	1.22mi
11875 Izarra Way #8711 Fort Myers, FL	2.0	2.5	1452	$6,000	$4.13	24d	1	1.22mi
8753 Melosia St #8206 Fort Myers, FL	2.0	2.5	1361	$6,200	$4.56	24d	1	1.25mi
11850 Liana St #9001 Fort Myers, FL	3.0	2.5	1674	$6,500	$3.88	24d	1	1.26mi
10401 McArthur Palm Ln #2523 Fort Myers, FL	2.0	2.0	1400	$7,000	$5.00	24d	1	1.28mi
10361 Butterfly Palm Dr #745 Fort Myers, FL	2.0	2.0	1232	$6,000	$4.87	24d	1	1.30mi
12840 Dornoch Ct Fort Myers, FL	2.0	2.5	1690	$2,200	$1.30	24d	1	1.33mi
11846 Nalda St Fort Myers, FL	2.0	2.5	1697	$3,000	$1.77	16d	1	1.34mi
10381 McArthur Palm Ln #2723 Fort Myers, FL	2.0	2.0	1400	$7,000	$5.00	24d	1	1.36mi
12810 Cypress Cape Cir Fort Myers, FL	1.0–3.0	1.0–2.0	1158	$2,049	$1.77	2d	17	1.37mi
8076 Queen Palm Ln #437 Fort Myers, FL	2.0	2.0	1232	$6,000	$4.87	24d	1	1.40mi
11907 Nalda St #11906 Fort Myers, FL	4.0	2.5	2005	$7,500	$3.74	24d	1	1.42mi
6170 Mahaffey Rd Fort Myers, FL	1.0–3.0	1.0–3.0	1106	$2,174	$1.97	24d	1	1.49mi
10356 White Palm Way Fort Myers, FL	2.0	2.0	1667	$8,000	$4.80	24d	1	1.49mi

HOA detail

• Monthly dues: $293 · $3,516/yr
• Likely covers: gassecurity

Listing history 23 events

1. 2026-06-17
   days on market $458,200 Active 127 DOM
2. 2026-06-16
   days on market $458,200 Active 126 DOM
3. 2026-06-15
   days on market $458,200 Active 125 DOM
4. 2026-06-13
   days on market $458,200 Active 123 DOM
5. 2026-06-10
   days on market $458,200 Active 120 DOM
6. 2026-06-09
   days on market $458,200 Active 119 DOM
7. 2026-06-07
   days on market $458,200 Active 117 DOM
8. 2026-06-02
   days on market $458,200 Active 112 DOM
9. 2026-06-01
   days on market $458,200 Active 111 DOM
10. 2026-06-01
    days on market $458,200 Active 110 DOM
11. 2026-02-09
    listed $458,200 Active
12. 2019-01-02
    soldstatus $294,000
13. 2018-12-27
    soldstatus $294,000 Sold 1205-char remark

    Show marketing remark (1205 chars)

    Home sweet home! Whether you are sitting on the porch or relaxing on the lanai overlooking the dramatic preserve, you know you have arrived. When entering, step into an open area that can be used as an office or den. Thanks to high impact windows you’ll notice how quiet it is. Plantation shutters throughout achieve the uniform look of a model home. It is reinforced by the 8-ft high doors. You will love cooking on the gas stove, stainless steel appliances, granite counters, and an oversize island. In the living room, the TV swivels 120 degrees. Notice the coffered ceilings here and in the adjoining master. There is extra light from recessed lights. In winter you can enjoy the outdoors by opening the pocket sliding doors. The home features a master with walk-in closet and a bath with walk-in shower, two guest bedrooms, guest bath with bathtub, a laundry room with washer, dryer, and a laundry sink. There is a utility sink in the two car garage which also features epoxy flooring. Cypress Walk is located across from the Six Mile Cypress Slough Preserve. This gated community is close to two shopping areas, Bell Tower mall, the hospital, and easy access to I-75. No CDD and no city taxes.

14. 2018-11-23
    status Pending With Contingencies 1205-char remark

    Show marketing remark (1205 chars)

    Home sweet home! Whether you are sitting on the porch or relaxing on the lanai overlooking the dramatic preserve, you know you have arrived. When entering, step into an open area that can be used as an office or den. Thanks to high impact windows you’ll notice how quiet it is. Plantation shutters throughout achieve the uniform look of a model home. It is reinforced by the 8-ft high doors. You will love cooking on the gas stove, stainless steel appliances, granite counters, and an oversize island. In the living room, the TV swivels 120 degrees. Notice the coffered ceilings here and in the adjoining master. There is extra light from recessed lights. In winter you can enjoy the outdoors by opening the pocket sliding doors. The home features a master with walk-in closet and a bath with walk-in shower, two guest bedrooms, guest bath with bathtub, a laundry room with washer, dryer, and a laundry sink. There is a utility sink in the two car garage which also features epoxy flooring. Cypress Walk is located across from the Six Mile Cypress Slough Preserve. This gated community is close to two shopping areas, Bell Tower mall, the hospital, and easy access to I-75. No CDD and no city taxes.

15. 2018-11-05
    price $299,500 1205-char remark

    Show marketing remark (1205 chars)

    Home sweet home! Whether you are sitting on the porch or relaxing on the lanai overlooking the dramatic preserve, you know you have arrived. When entering, step into an open area that can be used as an office or den. Thanks to high impact windows you’ll notice how quiet it is. Plantation shutters throughout achieve the uniform look of a model home. It is reinforced by the 8-ft high doors. You will love cooking on the gas stove, stainless steel appliances, granite counters, and an oversize island. In the living room, the TV swivels 120 degrees. Notice the coffered ceilings here and in the adjoining master. There is extra light from recessed lights. In winter you can enjoy the outdoors by opening the pocket sliding doors. The home features a master with walk-in closet and a bath with walk-in shower, two guest bedrooms, guest bath with bathtub, a laundry room with washer, dryer, and a laundry sink. There is a utility sink in the two car garage which also features epoxy flooring. Cypress Walk is located across from the Six Mile Cypress Slough Preserve. This gated community is close to two shopping areas, Bell Tower mall, the hospital, and easy access to I-75. No CDD and no city taxes.

16. 2018-09-12
    price $315,000 1205-char remark

    Show marketing remark (1205 chars)

    Home sweet home! Whether you are sitting on the porch or relaxing on the lanai overlooking the dramatic preserve, you know you have arrived. When entering, step into an open area that can be used as an office or den. Thanks to high impact windows you’ll notice how quiet it is. Plantation shutters throughout achieve the uniform look of a model home. It is reinforced by the 8-ft high doors. You will love cooking on the gas stove, stainless steel appliances, granite counters, and an oversize island. In the living room, the TV swivels 120 degrees. Notice the coffered ceilings here and in the adjoining master. There is extra light from recessed lights. In winter you can enjoy the outdoors by opening the pocket sliding doors. The home features a master with walk-in closet and a bath with walk-in shower, two guest bedrooms, guest bath with bathtub, a laundry room with washer, dryer, and a laundry sink. There is a utility sink in the two car garage which also features epoxy flooring. Cypress Walk is located across from the Six Mile Cypress Slough Preserve. This gated community is close to two shopping areas, Bell Tower mall, the hospital, and easy access to I-75. No CDD and no city taxes.

17. 2018-08-23
    listed $325,000 Active 1205-char remark

    Show marketing remark (1205 chars)

    Home sweet home! Whether you are sitting on the porch or relaxing on the lanai overlooking the dramatic preserve, you know you have arrived. When entering, step into an open area that can be used as an office or den. Thanks to high impact windows you’ll notice how quiet it is. Plantation shutters throughout achieve the uniform look of a model home. It is reinforced by the 8-ft high doors. You will love cooking on the gas stove, stainless steel appliances, granite counters, and an oversize island. In the living room, the TV swivels 120 degrees. Notice the coffered ceilings here and in the adjoining master. There is extra light from recessed lights. In winter you can enjoy the outdoors by opening the pocket sliding doors. The home features a master with walk-in closet and a bath with walk-in shower, two guest bedrooms, guest bath with bathtub, a laundry room with washer, dryer, and a laundry sink. There is a utility sink in the two car garage which also features epoxy flooring. Cypress Walk is located across from the Six Mile Cypress Slough Preserve. This gated community is close to two shopping areas, Bell Tower mall, the hospital, and easy access to I-75. No CDD and no city taxes.

18. 2018-06-05
    historical
19. 2018-05-08
    price $337,000
20. 2018-04-23
    listed $349,500 Active
21. 2016-12-31
    price $283,695
22. 2016-12-29
    price $288,130
23. 2016-07-31
    price $288,130

ⓘ 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: $5,411 · $451/mo
• Projected year-2 tax: $5,411 · $451/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 AH · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 8 d/yr ≥107°F today · 36 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: $57,991
• − Mortgage interest: −$25,666
• − Property taxes: −$5,411
• − Insurance: −$4,116
• − Repairs & maintenance: −$4,639
• − Management: −$4,639
• − HOA: −$3,516
• − Depreciation: −$13,329
• Taxable loss: −$3,326
• Est. tax savings @ 24.0%: +$798
• After-tax cash flow: $4,734/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): 12,513
• Household income: $84,965
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 539.0

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 (69%)
• Race & ethnicity: White 69% Two or more races 15% Hispanic / Latino 12% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1%
• Common ancestry: Hispanic 4% Romanian 3% Slovak 3%
• Foreign-born: 13% · Canada, Vietnam, Philippines
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 2% Other Asian/Pacific 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: ▼ -70.16%
• Current HPI: 219.1188
• Rent YoY: ▼ -5.28%
• 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

+59.0% since first listed

13 events — show timeline

• 2026-02-09 Listed $458,200 FORTMLS
• 2019-01-02 Sold (Public Records) $294,000 Public Records
• 2018-12-27 Sold (MLS) $294,000 NAPLESMLS
• 2018-11-23 Pending — NAPLESMLS
• 2018-11-05 Price Changed $299,500 NAPLESMLS
• 2018-09-12 Price Changed $315,000 NAPLESMLS
• 2018-08-23 Listed $325,000 NAPLESMLS
• 2018-06-05 Listing Removed — FORTMLS
• 2018-05-08 Price Changed $337,000 FORTMLS
• 2018-04-23 Listed $349,500 FORTMLS
• 2016-12-31 Price Changed $283,695 BEARMLS
• 2016-12-29 Price Changed $288,130 BEARMLS
• 2016-07-31 Price Changed $288,130 BEARMLS

Property tax history

+29.8%/yr

Latest (2025): $5,411 · +2.1% YoY. Source: county tax records.