10791 Palazzo Way #101 · Fort Myers, FL 33913

$305,900

3 bd · 2.0 ba · 1,390 sqft · Condo · 67 Days on market

Built 2017 Good condition $904/mo HOA · 19% 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 +25.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to own a first floor end unit in Palazzo at Pelican Preserve! WCI built, Amalfi floorplan is professionally decorated, boasts preserve views and is being sold TURNKEY! This light, bright and airy unit boasts 20" tile in the living areas and luxury vinyl in the bedrooms. The kitchen offers stainless steel appliances, soft close cabinets, pantry and granite countertops. The owners suite has sliders that walk out to the lanai, large walk in closet, dual vanities and oversized shower. The third bedroom is set up as a flex room. This building is conveniently located right next to the Palazzo community pool. Storage room and 1 assigned carport space. Pelican Preserve is ranked one of the nation's top 55+ active lifestyle communities and offers activities for everyone including: 12 pickleball courts, 8 tennis courts with pro-shop, library, card room, spa, indoor pool and locker rooms, spectacular gym facility with classes, arts and crafts, woodworking, movie theater, outdoor amphitheater, Flip Flops pool side restaurant and Destinations restaurant, gardening center, dog park, walking and biking trails and much more. Golf cart friendly community. Golf is optional.

Key facts

• First floor end unit
• Natural light
• Enhanced privacy

Tags

• FIRST FLOOR END UNIT
• NATURAL LIGHT
• ENHANCED PRIVACY
• PEACEFUL PRESERVE VIEWS
• SERENE WOODED BACKDROP
• 20 INCH TILE

Property features AI

Finance

• Financial info: Pets allowed with conditions (maximum 2, restrictions on aggressive breeds)
• HOA & community: Homeowners association with quarterly fee; Association fee covers management, cable TV, insurance, internet, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, sewer, street lights, security, trash and water; Community amenities include clubhouse, fitness center, pool, spa/hot tub, sauna, tennis courts, pickleball, bocce, shuffleboard, putting green, billiards/media rooms, business center, restaurant, barbecue/picnic areas, dog park, RV/boat storage, sidewalks and trails, and elevator access; Part of a 220-unit community; Senior community

Exterior

• Parking: Assigned covered parking; Detached 1-space carport; Guest parking available
• Security: Security gate; Gated community with guard; On-site security guard; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities; Reclaimed water irrigation
• Home design: Single-story; Entry level: 1; Faces north; South exposure on lot
• Construction: Tile roof; Block, concrete and stucco construction; Zero lot line
• Exterior features: Security/high-impact doors; Lanai; Porch; Screened porch; Community pool

Interior

• Kitchen: Dryer; Dishwasher; Electric cooktop; Freezer; Icemaker; Microwave; Refrigerator (with ice maker); Self-cleaning oven
• Bedrooms: At least one bedroom on the main level
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Impact glass windows; Furnished; Dual sinks; Kitchen island; Living/dining room; Pantry; Split bedroom layout; Separate shower (shower only); Cable TV available; High-speed internet available
• Laundry & utility: Washer; Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $306k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $306k).
• Recommended offer: $288k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.3% 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.
• Zoned schools: Veterans Park Academy For The Arts (math 41% / reading 45%, grade F, #1,366 of 2,144 statewide, top 64%, 2,133 students, 36% FRL); Oak Hammock Middle School (math 43% / reading 41%, grade D-, #340 of 571 statewide, top 61%, 1,563 students, 56% FRL); Lehigh Senior High School (math 23% / reading 45%, grade F, #394 of 667 statewide, top 60%, 2,476 students, 57% FRL).
• Market conditions: Rents flat; 821 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $4,759/mo this rent would consume 52% 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 $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.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($288k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,546 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 5.4

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: -4.5%
• Equity multiple: 0.84×
• Total profit: $-13,978
• Equity at exit: $45,611

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $3,427
• Equity at exit: $26,449

Cash invested: $85,652 (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: 821
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $4,759 high
• Mortgage (P&I): −$1,604
• Tax est. 1.5%: −$382 /mo · $4,588/yr
• Insurance: −$127
• HOA: −$904
• Vacancy / Maint / Mgmt: −$999
• Net cashflow: $742

Break-even live

Break-even rent $3,820

Max offer price $305,900

Occupancy floor 79%

Sensitivity live

Price	-10% $953	-5% $847	+0% $742	+5% $636	+10% $530
Rent	-10% $366	-5% $554	+0% $742	+5% $930	+10% $1,118
Rate	-1.0pp $896	-0.5pp $819	base $742	+0.5pp $662	+1.0pp $582

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: $76,475
• Closing costs: $9,177
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	25d	1	0.02mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	25d	1	0.11mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	25d	1	0.12mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	23d	1	0.17mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	17d	2	0.17mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	23d	1	0.23mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	25d	1	0.25mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	25d	1	0.31mi
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	5d	1	0.32mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	25d	1	0.35mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	25d	1	0.56mi
11701 Avingston Ter Fort Myers, FL	2.0	2.0	1553	$5,500	$3.54	16d	1	0.58mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	23d	1	0.61mi
10879 Rutherford Rd Fort Myers, FL	2.0	2.0	1566	$3,500	$2.23	25d	1	0.69mi
10730 Cetrella Dr Fort Myers, FL	3.0	2.0	1558	$6,900	$4.43	25d	1	0.70mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	25d	1	0.71mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	5d	1	0.71mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	25d	1	0.72mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	25d	1	0.73mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	25d	1	0.74mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	25d	1	0.81mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	17d	1	0.81mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	13d	1	0.83mi
10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL	3.0	2.0	1571	$4,526	$2.88	17d	1	0.83mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	25d	1	0.86mi
10428 Materita Dr Fort Myers, FL	2.0	2.0	1568	$6,250	$3.99	25d	1	0.87mi
10112 Colonial Country Club Blvd #209 Fort Myers, FL	2.0	2.0	1530	$5,000	$3.27	25d	1	0.88mi
10121 Colonial Country Club Blvd #1802 Fort Myers, FL	2.0	2.0	1530	$4,800	$3.14	5d	1	0.88mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	25d	1	0.90mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	25d	1	0.92mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	25d	1	0.93mi
10952 Clarendon St Fort Myers, FL	2.0	2.0	1582	$4,000	$2.53	25d	1	0.94mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	25d	1	0.96mi
10128 Colonial Country Club Blvd #602 Fort Myers, FL	2.0	2.0	1530	$4,600	$3.01	25d	1	0.97mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	25d	1	0.99mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	16d	1	1.01mi
10908 Clarendon St Fort Myers, FL	3.0	2.0	1433	$8,000	$5.58	25d	1	1.01mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	25d	1	1.01mi
10900 Glenhurst St Fort Myers, FL	2.0	2.0	1355	$2,200	$1.62	4d	1	1.03mi
12020 Champions Green Way #112 Fort Myers, FL	2.0	2.0	1056	$2,000	$1.89	13d	1	1.04mi

HOA detail condo

• Monthly dues: $904 · $10,848/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-22
   days on market $305,900 Active 67 DOM
2. 2026-06-17
   days on market $305,900 Active 63 DOM
3. 2026-06-16
   pricedays on market $305,900 Active 62 DOM
4. 2026-06-15
   days on market $307,900 Active 61 DOM
5. 2026-06-13
   days on market $307,900 Active 59 DOM
6. 2026-06-10
   days on market $307,900 Active 56 DOM
7. 2026-06-09
   days on market $307,900 Active 55 DOM
8. 2026-06-07
   days on market $307,900 Active 53 DOM
9. 2026-06-03
   days on market $307,900 Active 49 DOM
10. 2026-06-02
    days on market $307,900 Active 48 DOM
11. 2026-06-01
    days on market $307,900 Active 47 DOM
12. 2026-05-31
    days on market $307,900 Active 46 DOM
13. 2026-05-22
    price $307,900
14. 2026-04-15
    listed $314,900 Active
15. 2024-06-22
    historical $4,500
16. 2024-06-21
    listed $4,500
17. 2024-06-21
    historical $4,500
18. 2024-06-20
    soldstatus $375,000 Closed 1196-char remark

    Show marketing remark (1196 chars)

    Rare opportunity to own a first floor end unit in Palazzo at Pelican Preserve! WCI built, Amalfi floorplan is professionally decorated, boasts preserve views and is being sold TURNKEY! This light, bright and airy unit boasts 20" tile in the living areas and luxury vinyl in the bedrooms. The kitchen offers stainless steel appliances, soft close cabinets, pantry and granite countertops. The owners suite has sliders that walk out to the lanai, large walk in closet, dual vanities and oversized shower. The third bedroom is set up as a flex room. This building is conveniently located right next to the Palazzo community pool. Storage room and 1 assigned carport space. Pelican Preserve is ranked one of the nation's top 55+ active lifestyle communities and offers activities for everyone including: 12 pickleball courts, 8 tennis courts with pro-shop, library, card room, spa, indoor pool and locker rooms, spectacular gym facility with classes, arts and crafts, woodworking, movie theater, outdoor amphitheater, Flip Flops pool side restaurant and Destinations restaurant, gardening center, dog park, walking and biking trails and much more. Golf cart friendly community. Golf is optional.

19. 2024-05-25
    status Pending 1196-char remark

    Show marketing remark (1196 chars)

    Rare opportunity to own a first floor end unit in Palazzo at Pelican Preserve! WCI built, Amalfi floorplan is professionally decorated, boasts preserve views and is being sold TURNKEY! This light, bright and airy unit boasts 20" tile in the living areas and luxury vinyl in the bedrooms. The kitchen offers stainless steel appliances, soft close cabinets, pantry and granite countertops. The owners suite has sliders that walk out to the lanai, large walk in closet, dual vanities and oversized shower. The third bedroom is set up as a flex room. This building is conveniently located right next to the Palazzo community pool. Storage room and 1 assigned carport space. Pelican Preserve is ranked one of the nation's top 55+ active lifestyle communities and offers activities for everyone including: 12 pickleball courts, 8 tennis courts with pro-shop, library, card room, spa, indoor pool and locker rooms, spectacular gym facility with classes, arts and crafts, woodworking, movie theater, outdoor amphitheater, Flip Flops pool side restaurant and Destinations restaurant, gardening center, dog park, walking and biking trails and much more. Golf cart friendly community. Golf is optional.

20. 2024-05-22
    price $375,000 1196-char remark

    Show marketing remark (1196 chars)

    Rare opportunity to own a first floor end unit in Palazzo at Pelican Preserve! WCI built, Amalfi floorplan is professionally decorated, boasts preserve views and is being sold TURNKEY! This light, bright and airy unit boasts 20" tile in the living areas and luxury vinyl in the bedrooms. The kitchen offers stainless steel appliances, soft close cabinets, pantry and granite countertops. The owners suite has sliders that walk out to the lanai, large walk in closet, dual vanities and oversized shower. The third bedroom is set up as a flex room. This building is conveniently located right next to the Palazzo community pool. Storage room and 1 assigned carport space. Pelican Preserve is ranked one of the nation's top 55+ active lifestyle communities and offers activities for everyone including: 12 pickleball courts, 8 tennis courts with pro-shop, library, card room, spa, indoor pool and locker rooms, spectacular gym facility with classes, arts and crafts, woodworking, movie theater, outdoor amphitheater, Flip Flops pool side restaurant and Destinations restaurant, gardening center, dog park, walking and biking trails and much more. Golf cart friendly community. Golf is optional.

21. 2024-04-30
    price $390,000 1196-char remark

    Show marketing remark (1196 chars)

    Rare opportunity to own a first floor end unit in Palazzo at Pelican Preserve! WCI built, Amalfi floorplan is professionally decorated, boasts preserve views and is being sold TURNKEY! This light, bright and airy unit boasts 20" tile in the living areas and luxury vinyl in the bedrooms. The kitchen offers stainless steel appliances, soft close cabinets, pantry and granite countertops. The owners suite has sliders that walk out to the lanai, large walk in closet, dual vanities and oversized shower. The third bedroom is set up as a flex room. This building is conveniently located right next to the Palazzo community pool. Storage room and 1 assigned carport space. Pelican Preserve is ranked one of the nation's top 55+ active lifestyle communities and offers activities for everyone including: 12 pickleball courts, 8 tennis courts with pro-shop, library, card room, spa, indoor pool and locker rooms, spectacular gym facility with classes, arts and crafts, woodworking, movie theater, outdoor amphitheater, Flip Flops pool side restaurant and Destinations restaurant, gardening center, dog park, walking and biking trails and much more. Golf cart friendly community. Golf is optional.

22. 2024-01-19
    price $4,500
23. 2024-01-05
    listed $399,900 Active 1196-char remark

    Show marketing remark (1196 chars)

    Rare opportunity to own a first floor end unit in Palazzo at Pelican Preserve! WCI built, Amalfi floorplan is professionally decorated, boasts preserve views and is being sold TURNKEY! This light, bright and airy unit boasts 20" tile in the living areas and luxury vinyl in the bedrooms. The kitchen offers stainless steel appliances, soft close cabinets, pantry and granite countertops. The owners suite has sliders that walk out to the lanai, large walk in closet, dual vanities and oversized shower. The third bedroom is set up as a flex room. This building is conveniently located right next to the Palazzo community pool. Storage room and 1 assigned carport space. Pelican Preserve is ranked one of the nation's top 55+ active lifestyle communities and offers activities for everyone including: 12 pickleball courts, 8 tennis courts with pro-shop, library, card room, spa, indoor pool and locker rooms, spectacular gym facility with classes, arts and crafts, woodworking, movie theater, outdoor amphitheater, Flip Flops pool side restaurant and Destinations restaurant, gardening center, dog park, walking and biking trails and much more. Golf cart friendly community. Golf is optional.

24. 2023-11-11
    listed $5,500

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 23 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: $57,108
• − Mortgage interest: −$17,135
• − Property taxes: −$4,588
• − Insurance: −$1,530
• − Repairs & maintenance: −$4,569
• − Management: −$4,569
• − HOA: −$10,848
• − Depreciation: −$8,899
• Taxable income: $4,971
• Est. tax owed @ 24.0%: −$1,193
• After-tax cash flow: $7,707/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 · 12 photos

Good 80/100 Cosmetic rehab

This fully turnkey, first-floor end unit in Palazzo at Pelican Preserve is in excellent condition and ready for immediate occupancy.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both furniture — improves living space and adds value
• Both smart home integration — enhances convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves living space and adds value ↑
• Both smart home integration — enhances convenience and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+5498.2% since first listed

12 events — show timeline

• 2026-05-22 Price Changed $307,900 FORTMLS
• 2026-04-15 Listed $314,900 FORTMLS
• 2024-06-22 Rental Removed $4,500 NAPLESMLS
• 2024-06-21 Listed for Rent $4,500 NAPLESMLS
• 2024-06-21 Rental Removed $4,500 FORTMLS
• 2024-06-20 Sold (MLS) $375,000 FORTMLS
• 2024-05-25 Pending — FORTMLS
• 2024-05-22 Price Changed $375,000 FORTMLS
• 2024-04-30 Price Changed $390,000 FORTMLS
• 2024-01-19 Price Changed $4,500 FORTMLS
• 2024-01-05 Listed $399,900 FORTMLS
• 2023-11-11 Listed for Rent $5,500 FORTMLS