11777 Grand Belvedere Way #201 · Fort Myers, FL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 2/10 · Minimal
- Est. fire insurance / yr
- $947 – $1,759
Heat risk 10/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 29 days/yr
Wind risk 10/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the F 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 +10.4/15.0
- Cash flow +5.1/30.0
- Livability +4.3/5.0
- 1% rule +4.1/10.0
- Condition / age +4.0/5.0
- Schools +3.7/10.0
- Rent growth +2.6/5.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$350,000
11777 Grand Belvedere Way #201 · Fort Myers, FL 33913
3 bd · 2.0 ba · 1,873 sqft · Condo
· 131 Days on market
Built 2019
Garage
$187/sqft
· 6% below area
Est $374k · 6% under
$921/mo HOA · 29% of rent
↓ 3% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Experience refined, resort-style living in the highly sought-after community of Arborwood Preserve. Selling BELOW APPRAISED VALUE!! This beautifully maintained (and hardly used) second-floor coach home with DIRECT WATER VIEWS offers an open, light-filled layout designed for comfort and effortless entertaining. The spacious living area flows seamlessly into a private screened lanai with 2 sets of triple hurricane resistant glass sliders, creating the perfect setting to relax and enjoy Southwest Florida’s year-round sunshine. Massive primary suite closet, glass shower, dual sinks and gorgeous water views from your impact windows!
Key facts
- Rock waterfall
- Pickleball courts
- Resort style pool
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/2.0-bath condo listed at $350k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-812 ($-10k/yr) — negative.
- To cash-flow at today's rent, offer at most $232k (33.6% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (8.6% below list).
- Recommended offer: $232k (33.6% below list) — sets the bar for cash-flow.
- Cap rate 3.5% vs local median 2.8% in Fort Myers — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.
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; 954 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
- This rent runs 35% of the median local income ($110k/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 $10k 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 131 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 29% of rent.
- Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$232,489
(33.6% 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 131 days. Have you received any prior offers? Is the seller open to a 34% 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?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- 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 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
- 0.91% ✗
- Cap rate
- 3.51%
- Cash-on-cash
- -9.94%
- DSCR
- 0.56
- GRM
- 9.1
CMA / ARV
- ARV (median comp)
- $374,084
- List price
- $350,000
- Delta
- -6.44%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 11781 Grand Belvedere Way #203 | 0.03mi | 2/2.0 (-1) | 1,873 (0%) | 2mo | $342,000 | $183 | 92 |
| 11331 Merriweather Ct | 0.38mi | 3/2.0 | 1,912 (+2%) | 2mo | $680,000 | $356 | 77 |
| 11597 Golden Oak Ter | 0.43mi | 2/2.0 (-1) | 1,917 (+2%) | 0mo | $400,000 | $209 | 71 |
| 11543 Golden Oak Ter | 0.54mi | 2/2.0 (-1) | 1,917 (+2%) | 2mo | $400,000 | $209 | 64 |
| 11175 Callaway Greens Dr | 0.89mi | 3/2.0 | 1,820 (-3%) | 0mo | $480,000 | $264 | 60 |
| 11395 Tiverton Trce | 1.07mi | 3/2.0 | 2,010 (+7%) | 0mo | $485,000 | $241 | 53 |
| 11920 Bourke Pl | 0.49mi | 3/2.0 | 2,177 (+16%) | 0mo | $600,000 | $276 | 52 |
| 10878 Dennington Rd | 0.98mi | 2/2.0 (-1) | 1,969 (+5%) | 0mo | $540,000 | $274 | 51 |
| 12168 Country Day Cir | 1.16mi | 3/2.0 | 2,112 (+13%) | 0mo | $420,000 | $199 | 44 |
| 12258 Championship Cir | 0.94mi | 3/2.0 | 1,601 (-14%) | 2mo | $370,000 | $231 | 39 |
| 11772 Mahogany Run | 0.98mi | 3/3.0 | 2,282 (+22%) | 0mo | $472,000 | $207 | 36 |
| 11217 Suffield St | 1.12mi | 2/2.0 (-1) | 1,540 (-18%) | 0mo | $350,000 | $227 | 35 |
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 · 0.37% rent growth · sell at horizon
5-year hold
- IRR
- -38.5%
- Equity multiple
- -0.18×
- Total profit
- $-116,074
- Equity at exit
- $52,186
10-year hold
- IRR
- -89.1%
- Equity multiple
- -1.01×
- Total profit
- $-197,299
- Equity at exit
- $30,262
Cash invested: $98,000 (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.
Active competition Active MLS
- For sale now
- 0 active · 6 under contract
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 33913
- Home prices YoY
- -10.3%
- Rents YoY
- 0.4%
- Active inventory
- 954
- Price-to-rent
- 9.1×
Monthly cashflow live
↻
- Estimated rent
- $3,200 high interval (Pro) →
- Mortgage (P&I)
- −$1,835
- Tax est. 1.5%
- −$438 /mo · $5,250/yr
- Insurance
- −$146
- HOA
- −$921
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$672
- Net cashflow
- $-812
Break-even live
Break-even rent
$4,228
Max offer price
$232,489
Occupancy floor
—
Sensitivity live
| Price | -10% $-570 | -5% $-691 | +0% $-812 | +5% $-933 | +10% $-1,054 |
|---|---|---|---|---|---|
| Rent | -10% $-1,065 | -5% $-938 | +0% $-812 | +5% $-686 | +10% $-559 |
| Rate | -1.0pp $-636 | -0.5pp $-723 | base $-812 | +0.5pp $-903 | +1.0pp $-995 |
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
- $87,500
- Closing costs
- $10,500
- 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 |
|---|---|---|---|---|---|---|---|---|
| 11624 Onyx Cir Fort Myers, FL | 3.0 | 3.0 | 2201 | $5,000 | $2.27 | 39d | 1 | 0.39mi |
| 11548 Shady Blossom Dr Fort Myers, FL | 4.0 | 3.0 | 2032 | $4,500 | $2.21 | 17d | 1 | 0.47mi |
| 11564 Golden Oak Ter Fort Myers, FL | 2.0 | 2.0 | 1917 | $2,500 | $1.30 | 46d | 1 | 0.47mi |
| 12090 Summergate Cir #101 Fort Myers, FL | 3.0 | 2.0 | 1231 | $1,825 | $1.48 | 72d | 1 | 0.50mi |
| 12090 Summergate Cir #101 Fort Myers, FL | 3.0 | 2.0 | 1231 | $1,825 | $1.48 | 46d | 1 | 0.50mi |
| 12062 Via Lighthouse Ln Fort Myers, FL | 3.0 | 2.5 | 1879 | $2,050 | $1.09 | 19d | 1 | 0.63mi |
| 11530 Villa Grand #1115 Fort Myers, FL | 3.0 | 2.0 | 1336 | $1,750 | $1.31 | 19d | 1 | 0.65mi |
| 11530 Villa Grand #1115 Fort Myers, FL | 3.0 | 2.0 | 1336 | $1,750 | $1.31 | 41d | 1 | 0.65mi |
| 11571 Villa Grand #617 Fort Myers, FL | 3.0 | 2.0 | 1336 | $1,950 | $1.46 | 35d | 1 | 0.73mi |
| 11012 Castlereagh St Fort Myers, FL | 3.0 | 3.0 | 2517 | $12,000 | $4.77 | 72d | 1 | 0.76mi |
| 11701 Avingston Ter Fort Myers, FL | 2.0 | 2.0 | 1553 | $5,500 | $3.54 | 63d | 1 | 0.79mi |
| 10952 Clarendon St Fort Myers, FL | 2.0 | 2.0 | 1582 | $4,000 | $2.53 | 72d | 1 | 0.83mi |
| 10900 Glenhurst St Fort Myers, FL | 2.0 | 2.0 | 1355 | $2,200 | $1.62 | 46d | 1 | 0.85mi |
| 10900 Glenhurst St Fort Myers, FL | 2.0 | 2.0 | 1355 | $2,200 | $1.62 | 52d | 1 | 0.85mi |
| 10879 Rutherford Rd Fort Myers, FL | 2.0 | 2.0 | 1566 | $5,500 | $3.51 | 30d | 1 | 0.88mi |
| 11512 Shady Palm Way Fort Myers, FL | 3.0 | 3.0 | 1852 | $2,995 | $1.62 | 19d | 1 | 0.90mi |
| 12300 Professional Park Dr Fort Myers, FL | 1.0–3.0 | 1.0–2.0 | 1058 | $2,345 | $2.22 | 72d | 25 | 0.91mi |
| 10908 Clarendon St Fort Myers, FL | 3.0 | 2.0 | 1433 | $8,000 | $5.58 | 63d | 1 | 0.91mi |
| 10908 Clarendon St Fort Myers, FL | 3.0 | 2.0 | 1433 | $4,500 | $3.14 | 46d | 1 | 0.91mi |
| 11442 Tiverton Trce Fort Myers, FL | 3.0 | 2.0 | 2010 | $9,500 | $4.73 | 72d | 1 | 0.95mi |
| 12096 Ledgewood Cir Fort Myers, FL | 3.0 | 2.0 | 1798 | $2,850 | $1.59 | 72d | 1 | 0.95mi |
| 11230 Suffield St Fort Myers, FL | 2.0 | 2.0 | 1560 | $8,500 | $5.45 | 72d | 1 | 1.06mi |
| 11343 Tiverton Trce Fort Myers, FL | 2.0 | 2.0 | 1685 | $4,000 | $2.37 | 52d | 1 | 1.09mi |
| 10271 Glastonbury Cir #102 Fort Myers, FL | 2.0 | 2.0 | 1550 | $4,500 | $2.90 | 72d | 1 | 1.11mi |
| 11387 Waterford Village Dr Fort Myers, FL | 3.0 | 2.0 | 1732 | $2,795 | $1.61 | 32d | 1 | 1.11mi |
| 12074 Country Day Cir Fort Myers, FL | 3.0 | 2.0 | 2110 | $2,400 | $1.14 | 16d | 1 | 1.13mi |
| 11801 Pine Timber Ln Fort Myers, FL | 3.0 | 2.5 | 2508 | $8,000 | $3.19 | 72d | 1 | 1.15mi |
| 11394 Waterford Village Dr Fort Myers, FL | 3.0 | 3.0 | 1790 | $2,850 | $1.59 | 35d | 1 | 1.17mi |
| 11225 Lithgow Ln Fort Myers, FL | 2.0 | 2.0 | 2153 | $4,500 | $2.09 | 46d | 1 | 1.18mi |
| 12908 New Market St #201 Fort Myers, FL | 3.0 | 2.5 | 2198 | $3,000 | $1.36 | 72d | 1 | 1.18mi |
| 11619 Meadowrun Cir Fort Myers, FL | 3.0 | 2.5 | 2242 | $2,495 | $1.11 | 72d | 1 | 1.19mi |
| 10535 Carolina Willow Dr Fort Myers, FL | 3.0 | 2.0 | 1290 | $2,300 | $1.78 | 70d | 1 | 1.20mi |
| 12774 Devonshire Lakes Cir Fort Myers, FL | 2.0 | 2.0 | 1527 | $1,950 | $1.28 | 27d | 1 | 1.23mi |
| 10820 Palazzo Way #203 Fort Myers, FL | 2.0 | 2.0 | 1235 | $5,400 | $4.37 | 72d | 1 | 1.25mi |
| 12171 Treeline Ave Fort Myers, FL | 1.0–3.0 | 1.0–2.0 | 1256 | $3,331 | $2.65 | 16d | 24 | 1.26mi |
| 12016 Five Waters Cir Fort Myers, FL | 3.0 | 2.0 | 1646 | $4,500 | $2.73 | 72d | 1 | 1.27mi |
| 10791 Palazzo Way #301 Fort Myers, FL | 2.0 | 2.0 | 1390 | $5,300 | $3.81 | 72d | 1 | 1.27mi |
| 12797 Vista Pine Cir Fort Myers, FL | 4.0 | 2.0 | 2146 | $2,495 | $1.16 | 41d | 1 | 1.32mi |
| 11761 Pinewood Lakes Dr Fort Myers, FL | 4.0 | 3.0 | 2528 | $2,850 | $1.13 | 26d | 1 | 1.34mi |
| 10529 Casella Way #102 Fort Myers, FL | 3.0 | 2.0 | 1722 | $4,500 | $2.61 | 72d | 1 | 1.35mi |
Property features AI
Finance
- Other
- Part of a complex with multiple units (8 units in building, approx. 120 units in complex)
- Financial info
- Condo management
- HOA & community
- Mandatory HOAMaster HOA fee charged quarterlyCondo fee charged quarterlyMaster HOA covers cable, insurance, internet/WiFi, irrigation water, lawn/land maintenance, legal/accounting, management, recreation facilities, repairs, security, sewer, street lights, trash removal, waterCommunity amenities include bocce court, community pool, community room, exercise room, hobby room, library, pickleball, restaurant, sidewalks, streetlights, tennis court, theaterTotal annual recurring fees listedOne-time fees listed
Exterior
- Parking
- Attached garage (1 space)Driveway with paved parking and 2+ spaces
- Security
- Gated community
- Utilities
- Central waterCentral sewerElectric service (central)
- Home design
- Residential propertyLow rise (1-3) carriage/coach buildingTwo-story (total floors: 2)Rear exposure southeastLocated in Arborwood Preserve
- Construction
- Built in 2019Concrete block constructionStucco exteriorTile roofImpact resistant windows and doors
- Exterior features
- PatioPond viewIrrigation (central)
Interior
- Kitchen
- Kitchen islandPantryRangeMicrowaveDishwasherRefrigerator/Freezer
- Bedrooms
- 3 bedroomsMaster bedroom upstairsSplit bedroom floor plan
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathroomsMaster bath with shower only
- Heating & cooling
- Central electric heatCentral electric air conditioningCeiling fansCable available
- Interior features
- Cable prewireFire sprinkler systemFrench doorsHigh-speed internet availableVaulted ceilingDen/StudyScreened lanai/porchDining area in living room
- Laundry & utility
- Washer and dryer in residenceGrill (other)Smoke detector
HOA detail $921/mo · $11,052/yr condo
- Likely covers
- water
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 23 events
-
2026-07-07days on market $350,000 Active 131 DOM
-
2026-07-06days on market $350,000 Active 130 DOM
-
2026-07-05days on market $350,000 Active 129 DOM
-
2026-07-02days on market $350,000 Active 126 DOM
-
2026-07-01days on market $350,000 Active 125 DOM
-
2026-06-30days on market $350,000 Active 124 DOM
-
2026-06-29days on market $350,000 Active 123 DOM
-
2026-06-28days on market $350,000 Active 122 DOM
-
2026-06-25days on market $350,000 Active 118 DOM
-
2026-06-22days on market $350,000 Active 116 DOM
-
2026-06-22days on market $350,000 Active 115 DOM
-
2026-06-17days on market $350,000 Active 111 DOM
-
2026-06-16days on market $350,000 Active 110 DOM
-
2026-06-15days on market $350,000 Active 109 DOM
-
2026-06-13days on market $350,000 Active 107 DOM
-
2026-06-10days on market $350,000 Active 104 DOM
-
2026-06-09days on market $350,000 Active 103 DOM
-
2026-06-07days on market $350,000 Active 101 DOM
-
2026-06-02days on market $350,000 Active 96 DOM
-
2026-06-01days on market $350,000 Active 95 DOM
-
2026-06-01pricedays on market $350,000 Active 94 DOM
-
2026-04-23price $360,000
-
2026-02-26$370,000 Active
ⓘ 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 2/10 Low
- Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $38,395
- − Mortgage interest
- −$19,605
- − Property taxes
- −$5,250
- − Insurance
- −$1,750
- − Repairs & maintenance
- −$3,072
- − Management
- −$3,072
- − HOA
- −$11,052
- − Depreciation
- −$10,182
- Taxable loss
- −$15,587
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$3,741
- After-tax cash flow
- $-6,004/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 · 13 photos
80/100
Cosmetic rehab
Est. rehab $9,365–$28,095 screening
This beautifully maintained townhouse in Arborwood Preserve offers a good condition with minimal repairs needed. It's located in a highly sought-after community with direct water views, making it an excellent investment opportunity.
Value-add opportunities
- Both Painting exterior siding — Enhances curb appeal and value ↑
- Both Landscaping improvements — Enhances curb appeal and value ↑
- Both New flooring in bathrooms — Improves aesthetics and functionality ↑
- Both New kitchen appliances — Modernizes the space and enhances 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.
F
Composite school gradezoned avg 37/100
Zoned Schools
Elementary
Edgewood Academy
F
FL #1,684/2,144
Nat'l #22,764/41,679
Middle
Paul Laurence Dunbar Middle School
C+
FL #217/571
Nat'l #3,033/14,009
High
East Lee County High School
F
FL #533/667
Nat'l #13,485/17,239
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
A
Composite livability gradescore 86/100
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 · 871,946 people
- City population
- 278,598
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 31,538
- Household income
- $110,373
- Rent vs Own
- Severe rent burden
- 13% 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 (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 |
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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
-2.7% since first listed2 events — show timeline
- 2026-04-23 Price Changed $360,000 NAPLESMLS
- 2026-02-26 Listed $370,000 NAPLESMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…