11029 Mill Creek Way #406 · Fort Myers, FL 33913

$299,900

2 bd · 2.0 ba · 1,385 sqft · Condo public records · 258 Days on market

Built 2003 $925/mo HOA · 20% 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 +27.2/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful ground floor 2 bedroom plus den home offered turnkey (with minor exclusions) in Colonial Country Club. Ideally situated near the hiking path, community pool, and pickle ball, this home has a stunning water and preserve view. This home is exceptionally well maintained and features a beautiful kitchen with custom crafted wood cabinets and stylish granite counter tops. Updates to the home include: pull out kitchen cabinet drawers, retractable screens, water filter & softener, and a new A/C unit. Storm protection is provided with hurricane shutters on all windows and the lanai to provide peace of mind. Colonial Country Club has outstanding amenities including an 18 hole championship golf course, 8 lighted Har-Tru tennis courts, pickleball courts, bocce ball, a modern clubhouse with indoor and outdoor dining options, fitness center, fitness classes, resort style heated pool & hot tub, spa and walking trails. This home includes Pay as you Play golf, seasonal restrictions apply. Colonial is conveniently located close to I-75, RSW Airport, Red Sox and Twins stadiums, restaurants, shopping, churches and Gulf Coast hospital. This carriage home is a must see and wont last long!

Key facts

• Pickleball
• Tennis courts
• Granite counters

Tags

• REMODELED OPEN CONCEPT LAYOUT
• GRANITE COUNTERS
• STAINLESS STEEL APPLIANCES
• WATER AND FOUNTAIN VIEWS
• TENNIS COURTS
• PICKLEBALL

Property features AI

Finance

• Financial info: Pets allowed (call/conditional)
• HOA & community: Homeowners association; Annual association fee; Quarterly association fee; Association covers cable TV, irrigation water, and grounds maintenance; Community amenities: clubhouse, fitness center, pool, spa/hot tub, golf course, putting greens, bocce court, pickleball, restaurant, library, management; Gated community with street lights; 1,699 units in community

Exterior

• Parking: Attached garage; 1 covered garage space; Driveway; Paved parking; Garage door opener
• Security: Gated community with guard; Security gate; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Underground utilities; Reclaimed water irrigation
• Home design: 2-story building; Entry on level 1; Resale property; Has view
• Construction: Block, concrete, and stucco construction; Tile roof
• Exterior features: Lanai; Porch; Screened porch; Sprinkler/Irrigation; Automatic sprinklers; Pond on lot; Rectangular lot; Paved road; North exposure; South-facing

Interior

• Kitchen: Electric cooktop; Range; Self-cleaning oven; Microwave; Dishwasher; Refrigerator; Freezer; Disposal; Indoor grill; Water purifier; Pantry; Breakfast bar / breakfast area
• Bedrooms: Bedroom on main level
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; Dual sinks; Separate shower (shower only)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Furnished; Breakfast bar; Breakfast area; Bedroom on main level; Dual sinks; Pantry; Shower only (separate shower); Cable TV; High-speed internet; Split bedrooms; Single hung windows with shutters
• Laundry & utility: Washer; Dryer; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 811 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4,548/mo this rent would consume 49% 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 258 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 20% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→31/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 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. 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: 1.52% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 5.5

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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-31,844
• Equity at exit: $44,716

10-year hold

• IRR: -7.9%
• Equity multiple: 0.59×
• Total profit: $-34,673
• Equity at exit: $25,930

Cash invested: $83,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

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

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

Methodology + full state rankings →

ZIP-level market 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 811
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $4,548 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$108 /mo · $1,301/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$925
• Vacancy / Maint / Mgmt: −$955
• Net cashflow: $436

Break-even live

Break-even rent $3,997

Max offer price $299,900

Occupancy floor 85%

Sensitivity live

Price	-10% $605	-5% $521	+0% $436	+5% $351	+10% $266
Rent	-10% $76	-5% $256	+0% $436	+5% $615	+10% $795
Rate	-1.0pp $587	-0.5pp $512	base $436	+0.5pp $358	+1.0pp $279

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	25d	1	0.02mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	25d	1	0.07mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	25d	1	0.07mi
10112 Colonial Country Club Blvd #209 Fort Myers, FL	2.0	2.0	1530	$5,000	$3.27	25d	1	0.10mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	13d	1	0.14mi
10128 Colonial Country Club Blvd #602 Fort Myers, FL	2.0	2.0	1530	$4,600	$3.01	25d	1	0.17mi
10121 Colonial Country Club Blvd #1802 Fort Myers, FL	2.0	2.0	1530	$4,800	$3.14	4d	1	0.18mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	25d	1	0.19mi
11012 Mill Creek Way #2205 Fort Myers, FL	2.0	2.0	1749	$5,500	$3.14	25d	1	0.26mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	25d	1	0.28mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	25d	1	0.30mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	17d	1	0.32mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	25d	1	0.32mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	25d	1	0.35mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	4d	1	0.35mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	25d	1	0.37mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	25d	1	0.38mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	25d	1	0.45mi
10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL	3.0	2.0	1571	$4,526	$2.88	17d	1	0.47mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	25d	1	0.53mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	15d	1	0.53mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	25d	1	0.53mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	25d	1	0.55mi
10053 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,400	$4.37	25d	1	0.59mi
10063 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,100	$4.20	25d	1	0.60mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	4d	1	0.72mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	25d	1	0.72mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	22d	1	0.78mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	17d	2	0.81mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	22d	1	0.81mi
10018 Oakhurst Way Fort Myers, FL	3.0	2.0	1512	$2,975	$1.97	25d	1	0.84mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	25d	1	0.86mi
10025 Oakhurst Way Fort Myers, FL	2.0	2.0	1504	$7,100	$4.72	25d	1	0.88mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	22d	1	0.91mi
11280 Reflection Isles Blvd Fort Myers, FL	3.0	2.0	1670	$3,500	$2.10	25d	1	0.91mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	25d	1	0.95mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	25d	1	0.98mi
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	25d	1	1.00mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	25d	1	1.05mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	25d	1	1.06mi

HOA detail condo

• Monthly dues: $925 · $11,100/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-17
   days on market $299,900 Active 258 DOM
2. 2026-06-16
   days on market $299,900 Active 257 DOM
3. 2026-06-16
   days on market $299,900 Active 256 DOM
4. 2026-06-13
   days on market $299,900 Active 254 DOM
5. 2026-06-09
   days on market $299,900 Active 250 DOM
6. 2026-06-07
   days on market $299,900 Active 248 DOM
7. 2026-06-02
   days on market $299,900 Active 243 DOM
8. 2026-06-01
   days on market $299,900 Active 242 DOM
9. 2026-06-01
   days on market $299,900 Active 241 DOM
10. 2025-12-22
    price $299,900
11. 2025-10-01
    listed $309,000 Active
12. 2025-10-01
    historical
13. 2025-09-11
    price $309,000
14. 2025-04-15
    listed $319,000 Active
15. 2023-05-15
    soldstatus $335,000 Closed 1207-char remark

    Show marketing remark (1207 chars)

    Beautiful ground floor 2 bedroom plus den home offered turnkey (with minor exclusions) in Colonial Country Club. Ideally situated near the hiking path, community pool, and pickle ball, this home has a stunning water and preserve view. This home is exceptionally well maintained and features a beautiful kitchen with custom crafted wood cabinets and stylish granite counter tops. Updates to the home include: pull out kitchen cabinet drawers, retractable screens, water filter & softener, and a new A/C unit. Storm protection is provided with hurricane shutters on all windows and the lanai to provide peace of mind. Colonial Country Club has outstanding amenities including an 18 hole championship golf course, 8 lighted Har-Tru tennis courts, pickleball courts, bocce ball, a modern clubhouse with indoor and outdoor dining options, fitness center, fitness classes, resort style heated pool & hot tub, spa and walking trails. This home includes Pay as you Play golf, seasonal restrictions apply. Colonial is conveniently located close to I-75, RSW Airport, Red Sox and Twins stadiums, restaurants, shopping, churches and Gulf Coast hospital. This carriage home is a must see and wont last long!

16. 2023-05-15
    soldstatus $335,000

    Show marketing remark (1207 chars)

    Beautiful ground floor 2 bedroom plus den home offered turnkey (with minor exclusions) in Colonial Country Club. Ideally situated near the hiking path, community pool, and pickle ball, this home has a stunning water and preserve view. This home is exceptionally well maintained and features a beautiful kitchen with custom crafted wood cabinets and stylish granite counter tops. Updates to the home include: pull out kitchen cabinet drawers, retractable screens, water filter & softener, and a new A/C unit. Storm protection is provided with hurricane shutters on all windows and the lanai to provide peace of mind. Colonial Country Club has outstanding amenities including an 18 hole championship golf course, 8 lighted Har-Tru tennis courts, pickleball courts, bocce ball, a modern clubhouse with indoor and outdoor dining options, fitness center, fitness classes, resort style heated pool & hot tub, spa and walking trails. This home includes Pay as you Play golf, seasonal restrictions apply. Colonial is conveniently located close to I-75, RSW Airport, Red Sox and Twins stadiums, restaurants, shopping, churches and Gulf Coast hospital. This carriage home is a must see and wont last long!

17. 2023-04-20
    status Pending 1207-char remark

    Show marketing remark (1207 chars)

    Beautiful ground floor 2 bedroom plus den home offered turnkey (with minor exclusions) in Colonial Country Club. Ideally situated near the hiking path, community pool, and pickle ball, this home has a stunning water and preserve view. This home is exceptionally well maintained and features a beautiful kitchen with custom crafted wood cabinets and stylish granite counter tops. Updates to the home include: pull out kitchen cabinet drawers, retractable screens, water filter & softener, and a new A/C unit. Storm protection is provided with hurricane shutters on all windows and the lanai to provide peace of mind. Colonial Country Club has outstanding amenities including an 18 hole championship golf course, 8 lighted Har-Tru tennis courts, pickleball courts, bocce ball, a modern clubhouse with indoor and outdoor dining options, fitness center, fitness classes, resort style heated pool & hot tub, spa and walking trails. This home includes Pay as you Play golf, seasonal restrictions apply. Colonial is conveniently located close to I-75, RSW Airport, Red Sox and Twins stadiums, restaurants, shopping, churches and Gulf Coast hospital. This carriage home is a must see and wont last long!

18. 2023-04-11
    price $349,900 1207-char remark

    Show marketing remark (1207 chars)

    Beautiful ground floor 2 bedroom plus den home offered turnkey (with minor exclusions) in Colonial Country Club. Ideally situated near the hiking path, community pool, and pickle ball, this home has a stunning water and preserve view. This home is exceptionally well maintained and features a beautiful kitchen with custom crafted wood cabinets and stylish granite counter tops. Updates to the home include: pull out kitchen cabinet drawers, retractable screens, water filter & softener, and a new A/C unit. Storm protection is provided with hurricane shutters on all windows and the lanai to provide peace of mind. Colonial Country Club has outstanding amenities including an 18 hole championship golf course, 8 lighted Har-Tru tennis courts, pickleball courts, bocce ball, a modern clubhouse with indoor and outdoor dining options, fitness center, fitness classes, resort style heated pool & hot tub, spa and walking trails. This home includes Pay as you Play golf, seasonal restrictions apply. Colonial is conveniently located close to I-75, RSW Airport, Red Sox and Twins stadiums, restaurants, shopping, churches and Gulf Coast hospital. This carriage home is a must see and wont last long!

19. 2023-04-10
    listed $349,000 Active 1207-char remark

    Show marketing remark (1207 chars)

    Beautiful ground floor 2 bedroom plus den home offered turnkey (with minor exclusions) in Colonial Country Club. Ideally situated near the hiking path, community pool, and pickle ball, this home has a stunning water and preserve view. This home is exceptionally well maintained and features a beautiful kitchen with custom crafted wood cabinets and stylish granite counter tops. Updates to the home include: pull out kitchen cabinet drawers, retractable screens, water filter & softener, and a new A/C unit. Storm protection is provided with hurricane shutters on all windows and the lanai to provide peace of mind. Colonial Country Club has outstanding amenities including an 18 hole championship golf course, 8 lighted Har-Tru tennis courts, pickleball courts, bocce ball, a modern clubhouse with indoor and outdoor dining options, fitness center, fitness classes, resort style heated pool & hot tub, spa and walking trails. This home includes Pay as you Play golf, seasonal restrictions apply. Colonial is conveniently located close to I-75, RSW Airport, Red Sox and Twins stadiums, restaurants, shopping, churches and Gulf Coast hospital. This carriage home is a must see and wont last long!

20. 2021-09-27
    soldstatus $265,000
21. 2021-09-23
    soldstatus $265,000 Closed
22. 2021-07-31
    status Pending
23. 2021-07-29
    listed $249,900 Active
24. 2005-07-01
    soldstatus $247,900
25. 2005-06-28
    soldstatus $247,900
26. 2004-11-24
    soldstatus $197,000

ⓘ 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: $1,301 · $108/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$1,189/yr (+$99/mo · 91.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 31 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: $54,581
• − Mortgage interest: −$16,799
• − Property taxes: −$1,301
• − Insurance: −$6,618
• − Repairs & maintenance: −$4,366
• − Management: −$4,366
• − HOA: −$11,100
• − Depreciation: −$8,724
• Taxable income: $1,306
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $4,914/yr

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

Schools (NCES district)

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

Livability — Fort Myers

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

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

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

Population outlook (Lee County) Hauer SSP2

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

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Lee

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

Not yet ingested

• Civics: —

Market trends

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

Industry mix (Fortune 500 HQ in FL)

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

Price history

+52.2% since first listed

17 events — show timeline

• 2025-12-22 Price Changed $299,900 FORTMLS
• 2025-10-01 Listing Removed — FORTMLS
• 2025-10-01 Listed $309,000 FORTMLS
• 2025-09-11 Price Changed $309,000 FORTMLS
• 2025-04-15 Listed $319,000 FORTMLS
• 2023-05-15 Sold (Public Records) $335,000 Public Records
• 2023-05-15 Sold (MLS) $335,000 FORTMLS
• 2023-04-20 Pending — FORTMLS
• 2023-04-11 Price Changed $349,900 FORTMLS
• 2023-04-10 Listed $349,000 FORTMLS
• 2021-09-27 Sold (Public Records) $265,000 Public Records
• 2021-09-23 Sold (MLS) $265,000 FORTMLS
• 2021-07-31 Pending — FORTMLS
• 2021-07-29 Listed $249,900 FORTMLS
• 2005-07-01 Sold (Public Records) $247,900 Public Records
• 2005-06-28 Sold (MLS) $247,900 FORTMLS
• 2004-11-24 Sold (Public Records) $197,000 Public Records

Property tax history

-5.2%/yr

Latest (2025): $1,301 · -77.1% YoY. Source: county tax records.