26380 Coco Cay Cir · Bonita Springs, FL
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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).
- ARV discount +12.9/15.0
- Cash flow +6.3/30.0
- Schools +5.2/10.0
- Condition / age +4.0/5.0
- Livability +3.5/5.0
- 1% rule +2.4/10.0
- Rent growth +2.3/5.0
- DSCR +0.6/10.0
- Appreciation +0.0/10.0
$449,000
26380 Coco Cay Cir · Bonita Springs, FL 34135
3 bd · 3.5 ba · 2,027 sqft · Townhouse
· 34 Days on market
Built 2024
1,764 sqft lot
Garage
$222/sqft
· 12% below area
Est $510k · 12% under
$521/mo HOA · 16% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
COASTAL BONITA SPRINGS LIVING WITH PRIVATE ELEVATOR, GARAGE, RESORT STYLE AMENITIES, AND AN UNBEATABLE LOCATION. Welcome to Villa Mar Bonita Beach, where bright coastal style, modern finishes, and everyday convenience come together in one of Bonita Springs’ most desirable locations. This beautifully maintained 3 bedroom, 3.5 bathroom residence offers a private garage, spacious foyer entry, and a thoughtfully designed main living level with an open kitchen, dining, and living area made for easy entertaining.
Key facts
- Fitness center
- Tropical grounds
- Clubhouse
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/3.5-bath townhouse listed at $449k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-806 ($-10k/yr) — negative.
- To cash-flow at today's rent, offer at most $307k (31.7% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (25.8% below list).
- Recommended offer: $307k (31.7% below list) — sets the bar for cash-flow.
- Cap rate 4.1% vs local median 2.2% 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: cost of living C-, health & safety D, amenities F.
- 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: Pinewoods Elementary School (math 81% / reading 74%, grade A, #163 of 2,144 statewide, top 8%, 1,089 students, 25% FRL); Lexington Middle School (math 55% / reading 54%, grade B-, #183 of 571 statewide, top 34%, 1,138 students, 44% FRL); South Fort Myers High School (math 23% / reading 30%, grade F, #489 of 667 statewide, top 74%, 1,917 students, 50% FRL) — zoned schools average 39% FRL vs 57% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
- Market conditions: Rents soft (-0.6%/yr); 1074 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
- This rent runs 44% of the median local income ($91k/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 $3k of loan paydown is wiped out by about $13k 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 34 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
- 3 sale attempts since 2y 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.
Recommended offer
$306,549
(31.7% below list)
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 34 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.74% ✗
- Cap rate
- 4.14%
- Cash-on-cash
- -7.70%
- DSCR
- 0.66
- GRM
- 11.2
CMA / ARV
- ARV (median comp)
- $510,493
- List price
- $449,000
- Delta
- -12.05%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 3311 Glen Cairn Ct #104 | 0.37mi | 3/3.0 | 2,192 (+8%) | 4mo | $742,500 | $339 | 64 |
| 3321 Glen Cairn Ct #102 | 0.42mi | 3/2.0 | 1,978 (-2%) | 9mo | $665,000 | $336 | 63 |
| 25408 Alicante Dr | 0.85mi | 3/3.0 | 2,073 (+2%) | 6mo | $680,000 | $328 | 54 |
| 26891 Wedgewood Dr #203 | 1.05mi | 3/2.0 | 2,062 (+2%) | 4mo | $595,000 | $289 | 53 |
| 27163 Kindlewood Ln | 0.91mi | 3/2.5 | 2,058 (+2%) | 10mo | $425,000 | $207 | 50 |
| 27175 Oakwood Lake Dr #201 | 1.11mi | 3/3.0 | 1,902 (-6%) | 3mo | $770,000 | $405 | 50 |
| 26310 Devonshire Ct #101 | 0.47mi | 3/3.0 | 2,416 (+19%) | 5mo | $585,000 | $242 | 47 |
| 26300 Devonshire Ct #202 | 0.46mi | 3/3.0 | 2,347 (+16%) | 7mo | $640,000 | $273 | 46 |
| 9186 Brendan Preserve Ct | 0.78mi | 4/2.5 (+1) | 1,930 (-5%) | 6mo | $540,000 | $280 | 43 |
| 3330 Crossings Ct #602 | 0.87mi | 3/3.0 | 1,873 (-8%) | 10mo | $640,000 | $342 | 42 |
| 9670 Village View Blvd #201 | 0.90mi | 3/2.0 | 1,649 (-19%) | 0mo | $320,000 | $194 | 34 |
| 9241 Lake Abby Ln #201 | 0.94mi | 2/2.0 (-1) | 1,649 (-19%) | 3mo | $212,500 | $129 | 26 |
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
- -33.5%
- Equity multiple
- -0.06×
- Total profit
- $-133,622
- Equity at exit
- $66,947
10-year hold
- IRR
- -67.1%
- Equity multiple
- -0.74×
- Total profit
- $-219,174
- Equity at exit
- $38,821
Cash invested: $125,720 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 26 active · 8 under contract
- Months of supply
- 31.2 mo (3%/mo absorbed)
- Median asking
- $485,000 ($275/sqft)
- Median days on market
- 122 d
- This list price
- 31% of active listings are priced below it
- ARV vs active asking
- -8.5% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 34135
- Rents YoY
- -0.6%
- Active inventory
- 1074
- Price-to-rent
- 11.2×
Monthly cashflow live
↻
- Estimated rent
- $3,331 high interval (Pro) →
- Mortgage (P&I)
- −$2,355
- Tax from tax record
- −$375 /mo · $4,502/yr
- Insurance
- −$187
- HOA
- −$521
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$700
- Net cashflow
- $-806
Break-even live
Break-even rent
$4,352
Max offer price
$306,549
Occupancy floor
—
Sensitivity live
| Price | -10% $-552 | -5% $-679 | +0% $-806 | +5% $-933 | +10% $-1,061 |
|---|---|---|---|---|---|
| Rent | -10% $-1,070 | -5% $-938 | +0% $-806 | +5% $-675 | +10% $-543 |
| Rate | -1.0pp $-580 | -0.5pp $-692 | base $-806 | +0.5pp $-923 | +1.0pp $-1,041 |
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
- $112,250
- Closing costs
- $13,470
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 26380 Coco Cay Cir Bonita Springs, FL | 3.0 | 3.5 | 1738 | $3,200 | $1.84 | 78d | 1 | 0.01mi |
| 26380 Coco Cay Cir Bonita Springs, FL | 3.0 | 3.5 | 1738 | $2,999 | $1.73 | 65d | 1 | 0.01mi |
| 26390 Coco Cay Cir #101 Bonita Springs, FL | 2.0 | 2.5 | 1498 | $2,700 | $1.80 | 119d | 1 | 0.02mi |
| 26370 Coco Cay Cir Bonita Springs, FL | 2.0 | 2.5 | 1443 | $2,300 | $1.59 | 9d | 1 | 0.04mi |
| 26351 Coco Cay Cir Unit 201 Bonita Springs, FL | 3.0 | 3.5 | 1863 | $2,800 | $1.50 | 9d | 1 | 0.04mi |
| 26351 Coco Cay Cir Bonita Springs, FL | 3.0 | 4.0 | 1863 | $2,800 | $1.50 | 9d | 1 | 0.04mi |
| 26343 Clarkston Dr Bonita Springs, FL | 3.0 | 2.0 | 2148 | $9,500 | $4.42 | 119d | 1 | 0.06mi |
| 26343 Clarkston Dr Bonita Springs, FL | 3.0 | 2.0 | 2148 | $10,000 | $4.66 | 9d | 1 | 0.06mi |
| 26331 Coco Cay Cir Unit 103 Bonita Springs, FL | 2.0 | 2.5 | 1520 | $2,100 | $1.38 | 117d | 1 | 0.07mi |
| 26331 Coco Cay Cir #203 Bonita Springs, FL | 3.0 | 3.5 | 2027 | $3,500 | $1.73 | 119d | 1 | 0.07mi |
| 26330 Coco Cay Cir #201 Bonita Springs, FL | 3.0 | 3.5 | 1623 | $3,250 | $2.00 | 9d | 1 | 0.08mi |
| 26430 Coco Cay Cir #203 Bonita Springs, FL | 3.0 | 3.5 | 1840 | $5,800 | $3.15 | 9d | 1 | 0.10mi |
| 26310 Coco Cay Cir Unit 101 Bonita Springs, FL | 2.0 | 2.5 | 1498 | $2,500 | $1.67 | 9d | 1 | 0.10mi |
| 26310 Coco Cay Cir Unit 201 Bonita Springs, FL | 3.0 | 3.5 | 1840 | $3,195 | $1.74 | 119d | 1 | 0.10mi |
| 26409 Clarkston Dr Bonita Springs, FL | 2.0 | 2.0 | 1571 | $2,900 | $1.85 | 9d | 1 | 0.15mi |
| 3321 Glen Cairn Ct #102 Bonita Springs, FL | 3.0 | 2.5 | 1912 | $9,000 | $4.71 | 119d | 1 | 0.41mi |
| 25817 Pebblecreek Dr Bonita Springs, FL | 4.0 | 2.0 | 1718 | $3,500 | $2.04 | 97d | 1 | 0.57mi |
| 25817 Pebblecreek Dr Bonita Springs, FL | 4.0 | 2.0 | 1718 | $5,500 | $3.20 | 9d | 1 | 0.57mi |
| 8850 Creek Run Dr Bonita Springs, FL | 4.0 | 3.0 | 2370 | $7,900 | $3.33 | 119d | 1 | 0.62mi |
| 9550 Cedar Creek Dr Bonita Springs, FL | 4.0 | 3.0 | 2354 | $8,000 | $3.40 | 119d | 1 | 0.63mi |
| 25925 Pebblecreek Dr Bonita Springs, FL | 2.0 | 2.0 | 1498 | $2,850 | $1.90 | 9d | 1 | 0.64mi |
| 25925 Pebblecreek Dr Bonita Springs, FL | 2.0 | 2.0 | 1498 | $2,950 | $1.97 | 74d | 1 | 0.64mi |
| 3431 Pointe Creek Ct #102 Bonita Springs, FL | 3.0 | 2.0 | 1546 | $2,265 | $1.47 | 87d | 1 | 0.72mi |
| 9124 Brendan Preserve Ct Bonita Springs, FL | 3.0 | 2.0 | 1699 | $2,950 | $1.74 | 119d | 1 | 0.72mi |
| 3412 Pointe Creek Ct #102 Bonita Springs, FL | 3.0 | 2.0 | 1622 | $6,250 | $3.85 | 119d | 1 | 0.74mi |
| 3412 Pointe Creek Ct #102 Bonita Springs, FL | 3.0 | 2.0 | 1622 | $6,250 | $3.85 | 9d | 1 | 0.74mi |
| 3442 Pointe Creek Ct #201 Bonita Springs, FL | 3.0 | 2.0 | 1673 | $7,000 | $4.18 | 99d | 1 | 0.76mi |
| 26961 Clarkston Dr #9208 Bonita Springs, FL | 2.0 | 2.0 | 1556 | $6,600 | $4.24 | 9d | 1 | 0.79mi |
| 26630 Rosewood Pointe Dr #306 Bonita Springs, FL | 2.0 | 2.0 | 1688 | $2,400 | $1.42 | 84d | 1 | 0.79mi |
| 26630 Rosewood Pointe Dr Unit 1 Bonita Springs, FL | 2.0 | 2.0 | 1659 | $2,400 | $1.45 | 82d | 1 | 0.79mi |
| 3461 Pointe Creek Ct #306 Bonita Springs, FL | 3.0 | 2.0 | 1650 | $3,150 | $1.91 | 119d | 1 | 0.79mi |
| 26991 Clarkston Dr #8106 Bonita Springs, FL | 2.0 | 2.0 | 1556 | $7,875 | $5.06 | 85d | 1 | 0.81mi |
| 26991 Clarkston Dr #8106 Bonita Springs, FL | 2.0 | 2.0 | 1556 | $7,875 | $5.06 | 119d | 1 | 0.81mi |
| 3460 Pointe Creek Ct #102 Bonita Springs, FL | 3.0 | 2.0 | 1622 | $6,800 | $4.19 | 119d | 1 | 0.81mi |
| 26589-610 Rosewood Pointe Dr #306 Bonita Springs, FL | 3.0 | 2.0 | 1469 | $2,900 | $1.97 | 84d | 1 | 0.81mi |
| 9192 Brendan Preserve Ct Bonita Springs, FL | 3.0 | 2.5 | 1681 | $6,500 | $3.87 | 119d | 1 | 0.81mi |
| 27123 Kindlewood Ln Bonita Springs, FL | 2.0 | 2.0 | 1715 | $4,500 | $2.62 | 119d | 1 | 0.83mi |
| 26600 Rosewood Pointe Dr Unit B-107 Bonita Springs, FL | 3.0 | 2.0 | 1616 | $6,000 | $3.71 | 119d | 1 | 0.83mi |
| 9304 Lake Abby Ln Bonita Springs, FL | 3.0 | 2.0 | 1631 | $3,700 | $2.27 | 99d | 1 | 0.87mi |
| 27098 Harbor Dr Bonita Springs, FL | 3.0 | 2.0 | 1666 | $11,500 | $6.90 | 9d | 1 | 0.89mi |
Property features AI
Finance
- Other
- Lot features: zero lot line, automatic sprinklers
- Financial info
- Pets allowed with conditions (call for details)
- HOA & community
- Homeowners association with monthly feeAssociation fee: $521 monthlyAssociation includes management, insurance, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities and street lightsAssociation amenities include clubhouse, fitness center, pool, sidewalks and managementCommunity has 94 unitsStreet lights in community
Exterior
- Parking
- Attached garage with garage door opener1 covered garage space
- Security
- Gated communitySmoke detector(s)
- Utilities
- Public waterPublic sewerCable availableHigh speed internet availableMunicipal irrigation source
- Home design
- Single-storyEntry level: 2Faces westExposure to the east
- Construction
- Block, concrete and stucco constructionShingle roofResale property
- Exterior features
- Security/high impact doorsAutomatic sprinklers/irrigationPatioBalconyScreened patio/balconyCommunity poolSmoke detector(s)
Interior
- Kitchen
- DishwasherDisposalIcemakerMicrowaveRangeSelf-cleaning ovenRefrigeratorRefrigerator with ice maker
- Bedrooms
- Guest quartersOther (flex room)Great room
- Flooring
- TileVinyl
- Bathrooms
- 3 full bathrooms1 half bathroom
- Heating & cooling
- Central heating (electric)Central air conditioning (electric)Ceiling fans
- Interior features
- Breakfast barBuilt-in featuresDual sinksEntrance foyerEat-in kitchenLiving/dining room combinationShower only (no tub)Separate showerCable TV availableWalk-in closet(s)Window treatmentsElevatorHigh speed internetSplit bedroom floor planImpact glassShuttersWindow coveringsFurnishing negotiable
- Laundry & utility
- Washer hookupDryer hookupWasherDryer
Listing history 21 events
-
2026-07-01days on market $449,000 Active 34 DOM
-
2026-06-30days on market $449,000 Active 33 DOM
-
2026-06-29days on market $449,000 Active 32 DOM
-
2026-06-28days on market $449,000 Active 31 DOM
-
2026-06-27days on market $449,000 Active 30 DOM
-
2026-06-25days on market $449,000 Active 27 DOM
-
2026-06-22days on market $449,000 Active 25 DOM
-
2026-06-22days on market $449,000 Active 24 DOM
-
2026-06-18days on market $449,000 Active 21 DOM
-
2026-06-17days on market $449,000 Active 20 DOM
-
2026-06-16days on market $449,000 Active 19 DOM
-
2026-06-15days on market $449,000 Active 18 DOM
-
2026-06-13days on market $449,000 Active 16 DOM
-
2026-06-10days on market $449,000 Active 13 DOM
-
2026-06-09days on market $449,000 Active 12 DOM
-
2026-06-08days on market $449,000 Active 11 DOM
-
2026-06-07days on market $449,000 Active 10 DOM
-
2026-06-03days on market $449,000 Active 6 DOM
-
2026-06-02days on market $449,000 Active 5 DOM
-
2026-06-01days on market $449,000 Active 4 DOM
-
2026-05-31days on market $449,000 Active 3 DOM
ⓘ 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
- $4,502 · $375/mo
- Projected year-2 tax
- $4,502 · $375/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $39,972
- − Mortgage interest
- −$25,151
- − Property taxes
- −$4,502
- − Insurance
- −$2,245
- − Repairs & maintenance
- −$3,198
- − Management
- −$3,198
- − HOA
- −$6,252
- − Depreciation
- −$13,062
- Taxable loss
- −$17,636
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$4,233
- After-tax cash flow
- $-5,444/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
80/100
Cosmetic rehab
Est. rehab $10,135–$30,405 screening
This well-maintained and modern 3-bedroom, 3.5-bathroom condo in Bonita Springs is move-in ready with a private balcony and resort-style amenities.
Value-add opportunities
- Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters ↑
- Both Add a smart home system — Improves convenience and can increase the home's value ↑
- Both Install smart locks — Enhances security and can increase the home's value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 52/100
Zoned Schools
Elementary
Bonita Springs Elementary School
C-
FL #976/2,144
Nat'l #11,114/41,679
Middle
Lexington Middle School
B-
FL #183/571
Nat'l #2,564/14,009
High
Estero High School
D
FL #179/667
Nat'l #5,677/17,239
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
B
Composite livability gradescore 70/100
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 · 871,946 people
- City population
- 64,727
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 48,252
- Household income
- $91,380
- Rent vs Own
- Severe rent burden
- 17% of renters
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% Hispanic / Latino 26% Two or more races 13% Native American 3% Black 2%
- Hispanic origin (detail)
- Mexican 8% Puerto Rican 4% Cuban 3%
- Common ancestry
- Romanian 5% Lithuanian 2% Slovak 2%
- Foreign-born
- 22% · Canada, Jamaica
- Languages at home
- 74% English-only · Spanish 21% French/Haitian/Cajun 1% Russian/Polish/Slavic 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
- ▼ -188.86%
- Current HPI
- 243.4153
- Rent YoY
- ▼ -0.61%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
+14992.4% since first listed5 events — show timeline
- 2026-05-28 Listed $449,000 FORTMLS
- 2024-06-29 Rental Removed $2,975 APPFOLIO
- 2024-06-12 Listed for Rent $2,975 APPFOLIO
- 2024-04-25 Rental Removed $2,975 APPFOLIO
- 2024-04-12 Listed for Rent $2,975 APPFOLIO
Property tax history
+845.1%/yrLatest (2025): $4,502 · +845.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…