28730 Bermuda Bay Way #203 · Bonita Springs, FL 34134

$305,000

2 bd · 2.0 ba · 1,076 sqft · Condo public records · 522 Days on market

Built 1996 $625/mo HOA · 17% of rent

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Why this score? — see what drove the C- 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 +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +6.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful turnkey furnished, second floor, 2 bedroom/2 bathroom condo in desirable Vanderbilt Lakes, a gated community west of US-41. Biking distance to world class Bonita beaches and minutes to dining and shopping! This condo features soaring cathedral ceilings, high-end furnishings, tile & laminate flooring throughout, walk-in closet in master, large pantry in kitchen, breakfast bar, laundry room, and recent updates including a new water heater in 2012 and a new A/C in 2013. The lanai offers a private wooded view, can be accessed from both the kitchen and master bedroom and features a convenient electric shutter. The community pool/spa and barbecue area is surrounded by lush landscaping and is only steps away from the front door. Bermuda Gardens is an established social community with regular planned events, friendly neighbors, and low fees. This condo is move-in ready and ready for immediate occupancy.

Key facts

• $625 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Part of an 80-unit complex with 10 units per building; Unit located on lot/unit 203 in the Bermuda Gardens sub-condo
• HOA & community: Mandatory HOA; Quarterly condo fee; Semi-annual master HOA fee; Professional management; Community amenities include clubhouse, community pool and spa/hot tub, internet access, and streetlights; HOA maintenance covers insurance, internet/WiFi, irrigation water, lawn/land maintenance, manager, exterior pest control, recreation facilities, reserves, security, sewer, street lights, street maintenance, trash removal and water; Total annual recurring fees listed; Total one-time fees listed

Exterior

• Parking: 1 assigned covered carport (detached); Deeded parking; Paved driveway and guest/paved parking
• Security: Gated community; Community security included in HOA maintenance
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential low-rise (1–3) carriage/coach building; 2-story design; Rear exposure to the west; Built in 1996; Located in the Vanderbilt Lakes development
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Single-hung windows
• Exterior features: Patio; Screened lanai/porch; Landscaped area view; Private road access; Zero lot line; Reclaimed irrigation; Deeded restrictions

Interior

• Kitchen: Pantry; Electric cooktop; Self-cleaning oven; Microwave; Dishwasher; Disposal; Refrigerator/freezer; Breakfast bar; Eat-in kitchen
• Bedrooms: 2 bedrooms with a split-bedroom layout
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Master bathroom with shower only
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Pantry; Smoke detectors; Volume ceiling; Walk-in closet; Turnkey
• Laundry & utility: Washer and dryer in unit; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $305k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $305k).
• Recommended offer: $268k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 1.7% in Bonita Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#428 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: schools C-, cost of living C-, health & safety D.
• 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 rising (+2.9%/yr); 699 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 34% of the median local income ($131k/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 $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 522 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask is 7525% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $182k; list at $305k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 522 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: 1.21% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-33,489
• Equity at exit: $45,476

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-9,110
• Equity at exit: $26,371

Cash invested: $85,400 (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 34134

• Rents YoY: 2.9%
• Active inventory: 699
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,682 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$238 /mo · $2,852/yr
• Insurance: −$127
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$625
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $253

Break-even live

Break-even rent $3,362

Max offer price $305,000

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28720 Bermuda Bay Way #205 Bonita Springs, FL	2.0	2.0	1097	$2,200	$2.01	14d	1	0.03mi
28940 Bermuda Pointe Cir #102 Bonita Springs, FL	2.0	2.0	1076	$5,500	$5.11	23d	1	0.12mi
3930 Windward Passage Cir #202 Bonita Springs, FL	2.0	2.0	1478	$1,900	$1.29	16d	1	0.19mi
3951 Windward Passage Cir #102 Bonita Springs, FL	2.0	2.0	1397	$5,200	$3.72	23d	1	0.23mi
3941 Leeward Passage Ct #203 Bonita Springs, FL	2.0	2.0	1204	$2,000	$1.66	23d	1	0.28mi
3921 Leeward Passage Ct #203 Bonita Springs, FL	2.0	2.0	1204	$3,500	$2.91	23d	1	0.29mi
74 7th St Bonita Springs, FL	3.0	2.0	1124	$3,150	$2.80	23d	1	0.41mi
64 4th St Bonita Springs, FL	2.0	2.0	1231	$3,700	$3.01	23d	2	0.54mi
28611 Carriage Home Dr #101 Bonita Springs, FL	2.0	2.0	1433	$2,550	$1.78	23d	1	0.61mi
28178 Sunset Dr Bonita Springs, FL	2.0	1.0	936	$2,550	$2.72	21d	1	0.63mi
15400 Cedarwood Ln #102 Naples, FL	2.0	2.0	1286	$6,300	$4.90	13d	1	0.64mi
15400 Cedarwood Ln Unit 1-201 Naples, FL	2.0	2.0	1286	$6,000	$4.67	23d	1	0.64mi
15415 Cedarwood Ln Unit 3 Naples, FL	2.0	2.0	1428	$2,200	$1.54	13d	1	0.72mi
285 Naples Cove Dr #1103 Naples, FL	2.0	2.0	1267	$2,475	$1.95	23d	1	0.73mi
28700 Trails Edge Blvd Bonita Springs, FL	3.0	2.0	1458	$2,175	$1.49	3d	2	0.76mi
290 Naples Cove Dr Naples, FL	2.0	2.0	1327	$3,400	$2.56	23d	3	0.77mi
270 Naples Cove Dr #3506 Naples, FL	3.0	2.0	1475	$2,500	$1.69	21d	1	0.77mi
15191 Cedarwood Ln #2602 Naples, FL	2.0	2.0	1267	$2,300	$1.82	23d	1	0.81mi
27921 Bonita Village Blvd Bonita Springs, FL	2.0–3.0	2.0	1429	$3,045	$2.13	23d	3	0.86mi
15161 Cedarwood Ln Naples, FL	2.0	2.0	1267	$4,000	$3.16	23d	3	0.86mi
386 Emerald Bay Cir Unit G4 Naples, FL	3.0	2.0	1490	$2,500	$1.68	23d	1	0.89mi
4073 Springs Ln Unit 4073 Bonita Springs, FL	2.0	1.0	720	$1,995	$2.77	23d	1	0.91mi
1345 Sweetwater Cv #203 Naples, FL	2.0	2.0	1279	$4,800	$3.75	23d	1	0.93mi
1340 Sweetwater Cv #103 Naples, FL	2.0	2.0	1279	$5,000	$3.91	23d	1	0.94mi
298 Emerald Bay Cir Unit K6 Naples, FL	2.0	2.0	1202	$4,750	$3.95	23d	1	0.94mi
306 Emerald Bay Cir Unit J8 Naples, FL	2.0	2.0	1350	$4,000	$2.96	23d	1	0.94mi
306 Emerald Bay Cir Unit J5 Naples, FL	3.0	2.0	1490	$5,900	$3.96	23d	1	0.94mi
1360 Sweetwater Cv #202 Naples, FL	2.0	2.0	1279	$5,500	$4.30	23d	1	0.95mi
1405 Sweetwater Cv #204 Naples, FL	3.0	2.0	1381	$6,000	$4.34	13d	1	0.96mi
1405 Sweetwater Cv #204 Naples, FL	3.0	2.0	1381	$6,000	$4.34	23d	1	0.96mi
28790 Versol Dr Bonita Springs, FL	1.0–3.0	1.0–2.0	1075	$2,632	$2.45	1d	19	0.97mi
1415 Sweetwater Cv #104 Naples, FL	3.0	2.0	1381	$6,500	$4.71	23d	1	0.97mi
3503 Brink Cir Bonita Springs, FL	2.0	3.0	1300	$2,200	$1.69	23d	1	0.97mi
1390 Sweetwater Cv #203 Naples, FL	2.0	2.0	1279	$2,200	$1.72	13d	1	0.98mi
3463 Brink Cir Bonita Springs, FL	2.0	1.0	1000	$2,150	$2.15	23d	1	0.99mi
1325 Sweetwater Cv #201 Naples, FL	3.0	2.0	1381	$6,000	$4.34	23d	1	0.99mi
1420 Sweetwater Cv #102 Naples, FL	2.0	2.0	1279	$5,000	$3.91	23d	1	1.00mi
1420 Sweetwater Cv #102 Naples, FL	2.0	2.0	1279	$5,000	$3.91	21d	1	1.00mi
505 Lake Louise Cir #101 Naples, FL	2.0	2.0	1444	$5,500	$3.81	23d	1	1.01mi
4212 Rita Ln Bonita Springs, FL	2.0	2.0	1428	$1,475	$1.03	23d	1	1.01mi

HOA detail condo

• Monthly dues: $625 · $7,500/yr
• Likely covers: waterelectriclandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-17
   days on market $305,000 Active 522 DOM
2. 2026-06-16
   days on market $305,000 Active 521 DOM
3. 2026-06-16
   pricedays on market $305,000 Active 520 DOM
4. 2026-06-13
   days on market $315,000 Active 518 DOM
5. 2026-06-09
   days on market $315,000 Active 514 DOM
6. 2026-06-07
   days on market $315,000 Active 512 DOM
7. 2026-06-02
   days on market $315,000 Active 507 DOM
8. 2026-06-01
   days on market $315,000 Active 506 DOM
9. 2026-06-01
   days on market $315,000 Active 505 DOM
10. 2026-02-09
    historical $4,000
11. 2026-01-08
    listed $4,000
12. 2026-01-08
    historical $4,000
13. 2025-11-07
    price $315,000
14. 2025-10-02
    status Active
15. 2025-06-26
    listed $4,000
16. 2025-06-26
    historical $3,000
17. 2025-06-25
    price $3,000
18. 2025-03-12
    listed $2,000
19. 2025-01-04
    listed $328,000 Active
20. 2024-07-27
    price $330,900
21. 2024-05-13
    listed $342,000 Active
22. 2016-05-13
    soldstatus $182,000
23. 2016-05-12
    price $182,000 924-char remark

    Show marketing remark (924 chars)

    Beautiful turnkey furnished, second floor, 2 bedroom/2 bathroom condo in desirable Vanderbilt Lakes, a gated community west of US-41. Biking distance to world class Bonita beaches and minutes to dining and shopping! This condo features soaring cathedral ceilings, high-end furnishings, tile & laminate flooring throughout, walk-in closet in master, large pantry in kitchen, breakfast bar, laundry room, and recent updates including a new water heater in 2012 and a new A/C in 2013. The lanai offers a private wooded view, can be accessed from both the kitchen and master bedroom and features a convenient electric shutter. The community pool/spa and barbecue area is surrounded by lush landscaping and is only steps away from the front door. Bermuda Gardens is an established social community with regular planned events, friendly neighbors, and low fees. This condo is move-in ready and ready for immediate occupancy.

24. 2016-05-11
    soldstatus $182,000 Sold 924-char remark

    Show marketing remark (924 chars)

    Beautiful turnkey furnished, second floor, 2 bedroom/2 bathroom condo in desirable Vanderbilt Lakes, a gated community west of US-41. Biking distance to world class Bonita beaches and minutes to dining and shopping! This condo features soaring cathedral ceilings, high-end furnishings, tile & laminate flooring throughout, walk-in closet in master, large pantry in kitchen, breakfast bar, laundry room, and recent updates including a new water heater in 2012 and a new A/C in 2013. The lanai offers a private wooded view, can be accessed from both the kitchen and master bedroom and features a convenient electric shutter. The community pool/spa and barbecue area is surrounded by lush landscaping and is only steps away from the front door. Bermuda Gardens is an established social community with regular planned events, friendly neighbors, and low fees. This condo is move-in ready and ready for immediate occupancy.

25. 2016-05-10
    status Pending With Contingencies 924-char remark

    Show marketing remark (924 chars)

    Beautiful turnkey furnished, second floor, 2 bedroom/2 bathroom condo in desirable Vanderbilt Lakes, a gated community west of US-41. Biking distance to world class Bonita beaches and minutes to dining and shopping! This condo features soaring cathedral ceilings, high-end furnishings, tile & laminate flooring throughout, walk-in closet in master, large pantry in kitchen, breakfast bar, laundry room, and recent updates including a new water heater in 2012 and a new A/C in 2013. The lanai offers a private wooded view, can be accessed from both the kitchen and master bedroom and features a convenient electric shutter. The community pool/spa and barbecue area is surrounded by lush landscaping and is only steps away from the front door. Bermuda Gardens is an established social community with regular planned events, friendly neighbors, and low fees. This condo is move-in ready and ready for immediate occupancy.

26. 2016-05-10
    price $189,000 924-char remark

    Show marketing remark (924 chars)

    Beautiful turnkey furnished, second floor, 2 bedroom/2 bathroom condo in desirable Vanderbilt Lakes, a gated community west of US-41. Biking distance to world class Bonita beaches and minutes to dining and shopping! This condo features soaring cathedral ceilings, high-end furnishings, tile & laminate flooring throughout, walk-in closet in master, large pantry in kitchen, breakfast bar, laundry room, and recent updates including a new water heater in 2012 and a new A/C in 2013. The lanai offers a private wooded view, can be accessed from both the kitchen and master bedroom and features a convenient electric shutter. The community pool/spa and barbecue area is surrounded by lush landscaping and is only steps away from the front door. Bermuda Gardens is an established social community with regular planned events, friendly neighbors, and low fees. This condo is move-in ready and ready for immediate occupancy.

27. 2016-02-24
    historical 924-char remark

    Show marketing remark (924 chars)

    Beautiful turnkey furnished, second floor, 2 bedroom/2 bathroom condo in desirable Vanderbilt Lakes, a gated community west of US-41. Biking distance to world class Bonita beaches and minutes to dining and shopping! This condo features soaring cathedral ceilings, high-end furnishings, tile & laminate flooring throughout, walk-in closet in master, large pantry in kitchen, breakfast bar, laundry room, and recent updates including a new water heater in 2012 and a new A/C in 2013. The lanai offers a private wooded view, can be accessed from both the kitchen and master bedroom and features a convenient electric shutter. The community pool/spa and barbecue area is surrounded by lush landscaping and is only steps away from the front door. Bermuda Gardens is an established social community with regular planned events, friendly neighbors, and low fees. This condo is move-in ready and ready for immediate occupancy.

28. 2016-02-18
    listed $189,000 Active 924-char remark

    Show marketing remark (924 chars)

    Beautiful turnkey furnished, second floor, 2 bedroom/2 bathroom condo in desirable Vanderbilt Lakes, a gated community west of US-41. Biking distance to world class Bonita beaches and minutes to dining and shopping! This condo features soaring cathedral ceilings, high-end furnishings, tile & laminate flooring throughout, walk-in closet in master, large pantry in kitchen, breakfast bar, laundry room, and recent updates including a new water heater in 2012 and a new A/C in 2013. The lanai offers a private wooded view, can be accessed from both the kitchen and master bedroom and features a convenient electric shutter. The community pool/spa and barbecue area is surrounded by lush landscaping and is only steps away from the front door. Bermuda Gardens is an established social community with regular planned events, friendly neighbors, and low fees. This condo is move-in ready and ready for immediate occupancy.

29. 2016-02-12
    historical
30. 2015-03-12
    listed $189,000 Active
31. 2011-02-21
    soldstatus $102,000
32. 1996-09-01
    soldstatus $86,800

ⓘ 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: $2,852 · $238/mo
• Projected year-2 tax: $2,852 · $238/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 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥107°F today · 24 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: $44,178
• − Mortgage interest: −$17,085
• − Property taxes: −$2,852
• − Insurance: −$2,322
• − Repairs & maintenance: −$3,534
• − Management: −$3,534
• − HOA: −$7,500
• − Depreciation: −$8,873
• Taxable loss: −$1,522
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $3,398/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 — Bonita Springs

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

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bonita Springs, FL
• County: Lee County · 788,662 people
• City population: 64,727
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 16,475
• Household income: $130,719
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 554.0

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

Political lean MEDSL · Lee

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

Not yet ingested

• Civics: —

Market trends

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

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

-95.4% since first listed

23 events — show timeline

• 2026-02-09 Rental Removed $4,000 FGCMLS
• 2026-01-08 Listed for Rent $4,000 FGCMLS
• 2026-01-08 Rental Removed $4,000 NAPLESMLS
• 2025-11-07 Price Changed $315,000 BEARMLS
• 2025-10-02 Relisted — BEARMLS
• 2025-06-26 Listed for Rent $4,000 NAPLESMLS
• 2025-06-26 Rental Removed $3,000 NAPLESMLS
• 2025-06-25 Price Changed $3,000 NAPLESMLS
• 2025-03-12 Listed for Rent $2,000 NAPLESMLS
• 2025-01-04 Listed $328,000 BEARMLS
• 2024-07-27 Price Changed $330,900 BEARMLS
• 2024-05-13 Listed $342,000 BEARMLS
• 2016-05-13 Sold (Public Records) $182,000 Public Records
• 2016-05-12 Price Changed $182,000 NAPLESMLS
• 2016-05-11 Sold (MLS) $182,000 NAPLESMLS
• 2016-05-10 Pending — NAPLESMLS
• 2016-05-10 Price Changed $189,000 NAPLESMLS
• 2016-02-24 Listing Removed — NAPLESMLS
• 2016-02-18 Listed $189,000 NAPLESMLS
• 2016-02-12 Listing Removed — FORTMLS
• 2015-03-12 Listed $189,000 FORTMLS
• 2011-02-21 Sold (Public Records) $102,000 Public Records
• 1996-09-01 Sold (Public Records) $86,800 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,852 · -1.7% YoY. Source: county tax records.