2690 Soft Coral Way · North Fort Myers, FL 33903

$299,999

4 bd · 2.0 ba · 1,665 sqft · Land · 217 Days on market

Built 2025 0.34 ac lot $129/mo HOA · 6% of rent ↓ 8% since listing

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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).

• Cash flow +8.5/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.3/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coral Bay is D. R. Horton's newest single family, gated community in North Ft. Myers, FL! Explore our Harper Plan at 1675 Sf of living Space. This luxurious 4 bedroom, 2 bathroom, 2 car garage home delivers all the modern amenities for comfortable living. The open and spacious kitchen boasts solid surface Quartz countertops and large island, perfect for entertaining, stainless appliances, and light shaker style cabinets. The primary ensuite includes solid surface quartz countertops, dual vanity and a walk-in shower, and private water closet. Other features include a laundry room, RevWood LVP plank throughout the main areas of the home, and the latest in Smart Home technology. Enjoy living in this gated, single family home community, conveniently located to I-75, downtown Ft. Myers River District, quaint downtown Punta Gorda, shopping, boating, medical care and so much more. The amenity center is scheduled to open soon, and will include a clubhouse with fitness facility, resort style pool, bocce, pickleball, and tennis courts, splash pad and tot lot.

Key facts

• Gated community
• Stainless appliances
• Primary ensuite

Tags

• GATED COMMUNITY
• LARGE ISLAND
• STAINLESS APPLIANCES
• LIGHT SHAKER STYLE CABINETS
• PRIMARY ENSUITE
• WALK-IN SHOWER

Property features AI

Finance

• Other: Complex contains 524 units; Single unit in building; One floor in building; Restrictions: Architectural, Deeded, No RV
• Financial info: One-time special assessment fee of $800; One-time other fee of $750; Total annual recurring HOA fees approximately $1,548; Total one-time fees approximately $1,550
• HOA & community: Mandatory HOA, professionally managed; Monthly HOA fee; HOA covers fidelity bond, insurance, irrigation water, legal/accounting, manager, recreation facilities, street lights, and street maintenance; Gated community; Community amenities: clubhouse, community pool, community room, exercise room, internet access, bocce court, pickleball, tennis court, play area, sidewalks, streetlights, underground utilities

Exterior

• Parking: Deeded parking; Attached 2-car garage
• Security: Unmonitored alarm; Entry keypad; Entry phone; Gated community; Owned private security system
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential single-family home; 1-story / ranch; Rear exposure faces south; Located in Coral Bay development
• Construction: Concrete block construction; Stucco exterior; Shingle roof; Casement windows; Year built 2025; Surveyed lot dimensions
• Exterior features: Patio; Pond; Room for a pool; Automatic sprinkler system; Corner lot; Private road access; Landscaped area; Water feature

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range; Refrigerator / icemaker; Self-cleaning oven
• Bedrooms: 4 bedrooms; First-floor bedroom; Master bedroom on ground level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Master bath with dual sinks
• Heating & cooling: Central electric heat; Heat pump; Humidistat; Ridge vent
• Interior features: Foyer; High-speed internet available; Pantry; Smoke detectors; Volume ceilings; Split bedroom floor plan; Family room; Guest bath; Open porch / lanai; Unfurnished
• Laundry & utility: Laundry in residence; Home automation; Auto garage door

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (27.2% below list).
• Recommended offer: $218k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.6% in North 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 74/100 on livability (#269 in FL, #4,409 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute 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: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• Market conditions: Rents soft (-1.9%/yr); 477 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $2,184/mo this rent would consume 46% of the median local household income ($57k/yr) (locally 468% 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 217 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $218,355 (27.2% below list)

Questions for the listing agent

1. 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?
2. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.73% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.15×
• Total profit: $-71,770
• Equity at exit: $44,731

10-year hold

• IRR: -35.3%
• Equity multiple: -0.30×
• Total profit: $-108,859
• Equity at exit: $25,938

Cash invested: $84,000 (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.

Methodology + full state rankings →

ZIP-level market 33903

• Rents YoY: -1.9%
• Active inventory: 477
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$161 /mo · $1,927/yr
• Insurance: −$125
• HOA: −$129
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-263

Break-even live

Break-even rent $2,516

Max offer price $253,573

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-178	+0% $-263	+5% $-348	+10% $-433
Rent	-10% $-435	-5% $-349	+0% $-263	+5% $-177	+10% $-90
Rate	-1.0pp $-112	-0.5pp $-187	base $-263	+0.5pp $-341	+1.0pp $-420

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2864 Star Coral Dr Unit Na North Fort Myers, FL	3.0	2.0	1614	$1,999	$1.24	25d	1	0.16mi
3153 Cozumel Ct Cape Coral, FL	3.0	2.0	1747	$2,000	$1.14	16d	1	0.41mi
2497 Ciales Ct Cape Coral, FL	3.0	2.0	1747	$1,850	$1.06	17d	1	0.52mi
3187 Cozumel Ct Cape Coral, FL	3.0	2.0	1747	$2,000	$1.14	4d	1	0.60mi
3420 Cancun Ct Cape Coral, FL	3.0	2.0	1747	$1,895	$1.08	16d	1	0.72mi
2729 Foralesca Ct Cape Coral, FL	4.0	2.0	1828	$2,300	$1.26	25d	1	0.79mi
2729 Foralesca Ct Cape Coral, FL	4.0	2.0	1828	$2,300	$1.26	5d	1	0.79mi
3440 Cancun Ct Cape Coral, FL	3.0	2.0	1747	$1,950	$1.12	25d	1	0.81mi
266 Mongoose Ln #266 North Fort Myers, FL	3.0	2.0	1372	$1,499	$1.09	5d	1	0.98mi
3141 Amadora Cir Cape Coral, FL	3.0	2.0	1816	$2,295	$1.26	15d	1	0.98mi
3141 Amadora Cir Cape Coral, FL	3.0	2.0	1816	$2,295	$1.26	5d	1	0.98mi
3953 Pomodoro Cir Cape Coral, FL	1.0–3.0	1.0–2.0	1044	$1,624	$1.56	16d	9	1.02mi
3940 Villa Del Mar CIR Cape Coral, FL	1.0–3.0	1.0–2.0	1051	$2,739	$2.60	3d	21	1.05mi
3944 Pomodoro Cir #202 Cape Coral, FL	3.0	2.0	1411	$2,200	$1.56	25d	1	1.08mi
3358 Sabal Springs Blvd North Fort Myers, FL	3.0	2.0	1621	$2,200	$1.36	25d	1	1.16mi
3345 Dandolo Cir Cape Coral, FL	3.0	2.5	1977	$2,000	$1.01	17d	1	1.16mi
574 Leopard Ln #574 North Fort Myers, FL	4.0	2.0	1459	$1,599	$1.10	15d	1	1.23mi
2861 N 2nd St North Fort Myers, FL	3.0	2.0	1951	$2,500	$1.28	25d	1	1.27mi
2861 N 2nd St North Fort Myers, FL	3.0	2.0	1951	$2,500	$1.28	23d	1	1.27mi
2213 NE 33rd St Cape Coral, FL	3.0	2.0	1385	$1,800	$1.30	25d	1	1.28mi
17158 Pompeii Way North Fort Myers, FL	4.0	3.0	2205	$2,600	$1.18	15d	1	1.33mi
535 Zebra Dr #535 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	16d	1	1.34mi
2217 NE 33rd Ln Cape Coral, FL	3.0	2.0	1706	$2,650	$1.55	25d	1	1.35mi
2116 NE 25th St Cape Coral, FL	3.0	2.0	1352	$1,891	$1.40	5d	1	1.35mi
2302 NE 22nd Pl Cape Coral, FL	3.0	2.0	2017	$2,000	$0.99	17d	1	1.36mi
2700 Diplomat Pkwy E Cape Coral, FL	1.0–3.0	1.0–2.0	1116	$2,970	$2.66	5d	41	1.36mi
3260 Stockton St North Fort Myers, FL	3.0	1.0–2.0	976	$2,823	$2.89	3d	27	1.37mi
17244 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	16d	1	1.39mi
4232 Pine Drop Ln North Fort Myers, FL	3.0	2.0	1914	$1,495	$0.78	5d	1	1.40mi
4234 Pine Drop Ln North Fort Myers, FL	3.0	2.0	1914	$1,495	$0.78	5d	1	1.40mi
17225 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	25d	1	1.44mi
2434 Laurentina Ln Cape Coral, FL	3.0	2.5	1744	$1,975	$1.13	25d	1	1.47mi
2116 NE 22nd Ave Cape Coral, FL	3.0	2.0	1759	$2,195	$1.25	5d	1	1.48mi
2116 NE 22nd Ave Cape Coral, FL	3.0	2.0	1759	$2,200	$1.25	17d	1	1.48mi
2022 NE 25th Ter Cape Coral, FL	3.0	2.0	1600	$2,300	$1.44	5d	1	1.49mi

HOA detail

• Monthly dues: $129 · $1,548/yr
• Likely covers: waterpoolsecurity

Listing history 16 events

1. 2026-06-02
   status $299,999 Pending 217 DOM
2. 2026-06-01
   days on market $299,999 Active 217 DOM
3. 2026-06-01
   days on market $299,999 Active 216 DOM
4. 2026-05-22
   price $299,999 1065-char remark

   Show marketing remark (1065 chars)

   Coral Bay is D. R. Horton's newest single family, gated community in North Ft. Myers, FL! Explore our Harper Plan at 1675 Sf of living Space. This luxurious 4 bedroom, 2 bathroom, 2 car garage home delivers all the modern amenities for comfortable living. The open and spacious kitchen boasts solid surface Quartz countertops and large island, perfect for entertaining, stainless appliances, and light shaker style cabinets. The primary ensuite includes solid surface quartz countertops, dual vanity and a walk-in shower, and private water closet. Other features include a laundry room, RevWood LVP plank throughout the main areas of the home, and the latest in Smart Home technology. Enjoy living in this gated, single family home community, conveniently located to I-75, downtown Ft. Myers River District, quaint downtown Punta Gorda, shopping, boating, medical care and so much more. The amenity center is scheduled to open soon, and will include a clubhouse with fitness facility, resort style pool, bocce, pickleball, and tennis courts, splash pad and tot lot.

5. 2026-05-21
   price $299,999
6. 2026-05-09
   price $330,999 1065-char remark

   Show marketing remark (1065 chars)

   Coral Bay is D. R. Horton's newest single family, gated community in North Ft. Myers, FL! Explore our Harper Plan at 1675 Sf of living Space. This luxurious 4 bedroom, 2 bathroom, 2 car garage home delivers all the modern amenities for comfortable living. The open and spacious kitchen boasts solid surface Quartz countertops and large island, perfect for entertaining, stainless appliances, and light shaker style cabinets. The primary ensuite includes solid surface quartz countertops, dual vanity and a walk-in shower, and private water closet. Other features include a laundry room, RevWood LVP plank throughout the main areas of the home, and the latest in Smart Home technology. Enjoy living in this gated, single family home community, conveniently located to I-75, downtown Ft. Myers River District, quaint downtown Punta Gorda, shopping, boating, medical care and so much more. The amenity center is scheduled to open soon, and will include a clubhouse with fitness facility, resort style pool, bocce, pickleball, and tennis courts, splash pad and tot lot.

7. 2026-05-08
   price $330,999
8. 2026-04-03
   price $327,999
9. 2026-04-02
   price $327,999 1065-char remark

   Show marketing remark (1065 chars)

   Coral Bay is D. R. Horton's newest single family, gated community in North Ft. Myers, FL! Explore our Harper Plan at 1675 Sf of living Space. This luxurious 4 bedroom, 2 bathroom, 2 car garage home delivers all the modern amenities for comfortable living. The open and spacious kitchen boasts solid surface Quartz countertops and large island, perfect for entertaining, stainless appliances, and light shaker style cabinets. The primary ensuite includes solid surface quartz countertops, dual vanity and a walk-in shower, and private water closet. Other features include a laundry room, RevWood LVP plank throughout the main areas of the home, and the latest in Smart Home technology. Enjoy living in this gated, single family home community, conveniently located to I-75, downtown Ft. Myers River District, quaint downtown Punta Gorda, shopping, boating, medical care and so much more. The amenity center is scheduled to open soon, and will include a clubhouse with fitness facility, resort style pool, bocce, pickleball, and tennis courts, splash pad and tot lot.

10. 2026-03-06
    price $324,999

    Show marketing remark (1065 chars)

    Coral Bay is D. R. Horton's newest single family, gated community in North Ft. Myers, FL! Explore our Harper Plan at 1675 Sf of living Space. This luxurious 4 bedroom, 2 bathroom, 2 car garage home delivers all the modern amenities for comfortable living. The open and spacious kitchen boasts solid surface Quartz countertops and large island, perfect for entertaining, stainless appliances, and light shaker style cabinets. The primary ensuite includes solid surface quartz countertops, dual vanity and a walk-in shower, and private water closet. Other features include a laundry room, RevWood LVP plank throughout the main areas of the home, and the latest in Smart Home technology. Enjoy living in this gated, single family home community, conveniently located to I-75, downtown Ft. Myers River District, quaint downtown Punta Gorda, shopping, boating, medical care and so much more. The amenity center is scheduled to open soon, and will include a clubhouse with fitness facility, resort style pool, bocce, pickleball, and tennis courts, splash pad and tot lot.

11. 2026-03-06
    price $324,999 1065-char remark

    Show marketing remark (1065 chars)

    Coral Bay is D. R. Horton's newest single family, gated community in North Ft. Myers, FL! Explore our Harper Plan at 1675 Sf of living Space. This luxurious 4 bedroom, 2 bathroom, 2 car garage home delivers all the modern amenities for comfortable living. The open and spacious kitchen boasts solid surface Quartz countertops and large island, perfect for entertaining, stainless appliances, and light shaker style cabinets. The primary ensuite includes solid surface quartz countertops, dual vanity and a walk-in shower, and private water closet. Other features include a laundry room, RevWood LVP plank throughout the main areas of the home, and the latest in Smart Home technology. Enjoy living in this gated, single family home community, conveniently located to I-75, downtown Ft. Myers River District, quaint downtown Punta Gorda, shopping, boating, medical care and so much more. The amenity center is scheduled to open soon, and will include a clubhouse with fitness facility, resort style pool, bocce, pickleball, and tennis courts, splash pad and tot lot.

12. 2026-02-18
    price $332,385 1065-char remark

    Show marketing remark (1065 chars)

    Coral Bay is D. R. Horton's newest single family, gated community in North Ft. Myers, FL! Explore our Harper Plan at 1675 Sf of living Space. This luxurious 4 bedroom, 2 bathroom, 2 car garage home delivers all the modern amenities for comfortable living. The open and spacious kitchen boasts solid surface Quartz countertops and large island, perfect for entertaining, stainless appliances, and light shaker style cabinets. The primary ensuite includes solid surface quartz countertops, dual vanity and a walk-in shower, and private water closet. Other features include a laundry room, RevWood LVP plank throughout the main areas of the home, and the latest in Smart Home technology. Enjoy living in this gated, single family home community, conveniently located to I-75, downtown Ft. Myers River District, quaint downtown Punta Gorda, shopping, boating, medical care and so much more. The amenity center is scheduled to open soon, and will include a clubhouse with fitness facility, resort style pool, bocce, pickleball, and tennis courts, splash pad and tot lot.

13. 2026-02-17
    price $332,385
14. 2026-01-21
    price $327,385 1065-char remark

    Show marketing remark (1065 chars)

    Coral Bay is D. R. Horton's newest single family, gated community in North Ft. Myers, FL! Explore our Harper Plan at 1675 Sf of living Space. This luxurious 4 bedroom, 2 bathroom, 2 car garage home delivers all the modern amenities for comfortable living. The open and spacious kitchen boasts solid surface Quartz countertops and large island, perfect for entertaining, stainless appliances, and light shaker style cabinets. The primary ensuite includes solid surface quartz countertops, dual vanity and a walk-in shower, and private water closet. Other features include a laundry room, RevWood LVP plank throughout the main areas of the home, and the latest in Smart Home technology. Enjoy living in this gated, single family home community, conveniently located to I-75, downtown Ft. Myers River District, quaint downtown Punta Gorda, shopping, boating, medical care and so much more. The amenity center is scheduled to open soon, and will include a clubhouse with fitness facility, resort style pool, bocce, pickleball, and tennis courts, splash pad and tot lot.

15. 2025-10-29
    listed $326,990 Active 1065-char remark

    Show marketing remark (1065 chars)

    Coral Bay is D. R. Horton's newest single family, gated community in North Ft. Myers, FL! Explore our Harper Plan at 1675 Sf of living Space. This luxurious 4 bedroom, 2 bathroom, 2 car garage home delivers all the modern amenities for comfortable living. The open and spacious kitchen boasts solid surface Quartz countertops and large island, perfect for entertaining, stainless appliances, and light shaker style cabinets. The primary ensuite includes solid surface quartz countertops, dual vanity and a walk-in shower, and private water closet. Other features include a laundry room, RevWood LVP plank throughout the main areas of the home, and the latest in Smart Home technology. Enjoy living in this gated, single family home community, conveniently located to I-75, downtown Ft. Myers River District, quaint downtown Punta Gorda, shopping, boating, medical care and so much more. The amenity center is scheduled to open soon, and will include a clubhouse with fitness facility, resort style pool, bocce, pickleball, and tennis courts, splash pad and tot lot.

16. 2025-10-27
    listed $326,990 Active

ⓘ 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: $1,927 · $161/mo
• Projected year-2 tax: $2,490 · $207/mo
• Expected delta: +$563/yr (+$47/mo · 29.2%)

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

Taxation est. · year 1

• Rental income: $26,203
• − Mortgage interest: −$16,805
• − Property taxes: −$1,927
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$1,548
• − Depreciation: −$8,727
• Taxable loss: −$8,497
• Est. tax savings @ 24.0%: +$2,039
• After-tax cash flow: $-1,115/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 — North Fort Myers

• Score: 74/100
• State rank: #269
• US rank: #4409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Fort Myers, FL
• County: Lee County · 788,662 people
• City population: 57,035
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 23,655
• Household income: $56,993
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 468.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 14% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Cuban 3%
• Common ancestry: Lithuanian 4% Romanian 4% Italian 3%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 9% 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: ▼ -172.26%
• Current HPI: 256.773
• Rent YoY: ▼ -1.94%
• 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

-8.3% since first listed

13 events — show timeline

• 2026-05-22 Price Changed $299,999 Zillow
• 2026-05-21 Price Changed $299,999 NAPLESMLS
• 2026-05-09 Price Changed $330,999 Zillow
• 2026-05-08 Price Changed $330,999 NAPLESMLS
• 2026-04-03 Price Changed $327,999 NAPLESMLS
• 2026-04-02 Price Changed $327,999 Zillow
• 2026-03-06 Price Changed $324,999 NAPLESMLS
• 2026-03-06 Price Changed $324,999 Zillow
• 2026-02-18 Price Changed $332,385 Zillow
• 2026-02-17 Price Changed $332,385 NAPLESMLS
• 2026-01-21 Price Changed $327,385 Zillow
• 2025-10-29 Listed $326,990 Zillow
• 2025-10-27 Listed $326,990 NAPLESMLS

Property tax history

+7.9%/yr

Latest (2025): $1,927 · +7.9% YoY. Source: county tax records.