10421 Sirene Way · Fort Myers, FL 33913

$364,900

2 bd · 2.0 ba · 1,713 sqft · Condo public records · 98 Days on market

Built 2014 $606/mo HOA · 12% 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 +22.1/30.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This exquisitely appointed home personifies the meaning of FIT & FINISH! located in The Materita neighborhood this home is situated with a southern exposure on a gorgeous 3-acre lake spanning over 400 feet of open water. Enjoy morning coffee and evening dining from the extended lanai in quiet solitude or hosting a get together with friends & family. The open design of this WCI built Areca with extended great room is spacious, full of natural light and the only owners of this well cared for home have made it super easy to maintain. Neutral medium wood cabinets w/ granite counter tops, SS Whirlpool appliances, 18" tile in main living areas & flex room, volume ceilings w/ crown molding, easy to use Storm Smart accordion shutters and solar powered lanai hurricane screen. To learn more about Pelican Preserve view our short video to see the exceptional lifestyle found only in this community! Just outside the gates you are close to major shopping, local dining, medical & entertainment. Plus the international airport is a short 15 minute drive making it easy to spend more time being here not getting there! BE SURE TO VIEW THE INTERACTIVE 3D TOUR TO FULLY APPRECIATE THIS SPECTACULAR HOME.

Key facts

• Versatile flex room
• Covered lanai
• Extended great room

Tags

• EXTENDED GREAT ROOM
• COVERED LANAI
• SCREENED-IN PAVER PATIO
• VERSATILE FLEX ROOM
• SCENIC LAKE
• OPEN WATER VIEWS

Property features AI

Finance

• Other: 98 units in the community; Pets allowed conditionally (maximum 2, breed restrictions apply)
• HOA & community: Homeowners association; Quarterly association fee; Association fee includes management, cable TV, internet, irrigation water, legal/accounting, grounds maintenance, pest control and road maintenance; Community amenities: beach rights, basketball court, bocce court, billiard room, business center, cabana, clubhouse, dog park, fitness center, golf course, hobby room, library, media room, pier, pickleball, park, private membership, pool, putting greens; Community features: golf, gated, tennis courts, street lights; Senior community

Exterior

• Parking: Attached 2-car garage; Covered parking; Garage with door opener; Two spaces
• Security: Gated community with guard; Security gate; Security guard; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High speed internet available; Underground utilities; Irrigation from lake and reclaimed water
• Home design: Single-story; Entry level 1; Resale property; Faces north; Has view
• Construction: Tile roof; Block, concrete and stucco construction
• Exterior features: Sprinkler/irrigation system (automatic); Patio; Privacy wall; Room for pool; Electric and manual shutters; Lanai (screened porch); Porch; Guest house attached; Community pool; Lakefront; South exposure; Private and paved road frontage

Interior

• Kitchen: Electric cooktop; Range; Self-cleaning oven; Microwave; Dishwasher; Disposal; Icemaker; Refrigerator; Refrigerator with ice maker; Pantry; Breakfast bar; Eat-in kitchen
• Bedrooms: Master bedroom; Bedroom (11 x 11); Bedroom (13 x 11)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Tray ceilings; Dual sinks; Eat-in kitchen; Handicap access; High ceilings; Living/dining room; Pantry; Shower only (separate shower); Cable TV; Window treatments; High speed internet; Split bedrooms; Tinted windows; Thermal windows; Shutters; Window coverings; Furnished
• Laundry & utility: Washer; Dryer; Inside laundry; Laundry tub

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $365k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $365k).
• Recommended offer: $332k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.3% in Fort Myers — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 86/100 on livability (#14 in FL, #383 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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; 821 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,915/mo this rent would consume 53% of the median local household income ($110k/yr) (locally 276% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 98 days — a 9% lower offer ($332k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.
• Current owner paid $275k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $332,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.67×
• Total profit: $-33,913
• Equity at exit: $54,408

10-year hold

• IRR: -5.0%
• Equity multiple: 0.72×
• Total profit: $-28,551
• Equity at exit: $31,550

Cash invested: $102,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

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

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

Methodology + full state rankings →

ZIP-level market 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 821
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $4,915 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$625 /mo · $7,497/yr
• Insurance: −$152
• HOA: −$606
• Vacancy / Maint / Mgmt: −$1,032
• Net cashflow: $586

Break-even live

Break-even rent $4,173

Max offer price $364,900

Occupancy floor 83%

Sensitivity live

Price	-10% $793	-5% $690	+0% $586	+5% $483	+10% $380
Rent	-10% $198	-5% $392	+0% $586	+5% $780	+10% $975
Rate	-1.0pp $770	-0.5pp $679	base $586	+0.5pp $492	+1.0pp $396

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	25d	1	0.14mi
10730 Cetrella Dr Fort Myers, FL	3.0	2.0	1558	$6,900	$4.43	25d	1	0.14mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	25d	1	0.15mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	25d	1	0.16mi
10428 Materita Dr Fort Myers, FL	2.0	2.0	1568	$6,250	$3.99	25d	1	0.17mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	5d	1	0.52mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	25d	1	0.52mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	25d	1	0.57mi
10284 Livorno Dr Fort Myers, FL	3.0	3.0	2202	$7,000	$3.18	5d	1	0.61mi
10529 Casella Way #102 Fort Myers, FL	3.0	2.0	1722	$4,500	$2.61	25d	1	0.63mi
10720 Ravenna Way #104 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	25d	1	0.64mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$5,500	$3.21	25d	1	0.72mi
11900 Grosseto Ct Fort Myers, FL	2.0	2.0	1713	$6,000	$3.50	21d	1	0.72mi
10700 Ravenna Way Fort Myers, FL	2.0	2.0	1251	$3,488	$2.79	25d	2	0.73mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	25d	1	0.74mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	23d	1	0.74mi
10820 Palazzo Way #203 Fort Myers, FL	2.0	2.0	1235	$5,400	$4.37	25d	1	0.79mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	23d	1	0.79mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	18d	2	0.80mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	25d	1	0.81mi
10791 Palazzo Way #301 Fort Myers, FL	2.0	2.0	1390	$5,300	$3.81	25d	1	0.82mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	25d	1	0.85mi
11343 Tiverton Trce Fort Myers, FL	2.0	2.0	1685	$4,000	$2.37	5d	1	0.89mi
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	25d	1	0.95mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	25d	1	0.99mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	25d	1	1.00mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	25d	1	1.01mi
9460 Ivy Brook Run #710 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	14d	1	1.04mi
11442 Tiverton Trce Fort Myers, FL	3.0	2.0	2010	$9,500	$4.73	25d	1	1.04mi
9440 Ivy Brook Run #509 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	5d	1	1.09mi
9440 Ivy Brook Run Fort Myers, FL	2.0–3.0	2.5	1269	$1,550	$1.22	25d	2	1.09mi
11230 Suffield St Fort Myers, FL	2.0	2.0	1560	$8,500	$5.45	25d	1	1.09mi
9420 Ivy Brook Run Fort Myers, FL	2.0	2.5	1415	$1,700	$1.20	25d	1	1.13mi
9232 Aviano Dr Unit Amazing Aviano Fort Myers, FL	3.0	2.0	1772	$5,500	$3.10	25d	1	1.14mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	14d	1	1.14mi
12010 Rock Brook Run #1704 Fort Myers, FL	2.0	2.5	1410	$1,750	$1.24	23d	1	1.15mi
9217 Aviano Dr Fort Myers, FL	2.0	2.0	1227	$2,500	$2.04	13d	1	1.16mi
11225 Lithgow Ln Fort Myers, FL	2.0	2.0	2153	$8,000	$3.72	25d	1	1.16mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	25d	1	1.18mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	16d	1	1.18mi

HOA detail condo

• Monthly dues: $606 · $7,272/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-04
   status Pending
2. 2026-03-20
   price $364,900
3. 2026-02-26
   price $369,000
4. 2026-01-26
   listed $379,000 Active
5. 2019-04-17
   soldstatus $275,000
6. 2019-04-15
   soldstatus $275,000 Sold 1227-char remark

   Show marketing remark (1227 chars)

   This exquisitely appointed home personifies the meaning of FIT & FINISH! located in The Materita neighborhood this home is situated with a southern exposure on a gorgeous 3-acre lake spanning over 400 feet of open water. Enjoy morning coffee and evening dining from the extended lanai in quiet solitude or hosting a get together with friends & family. The open design of this WCI built Areca with extended great room is spacious, full of natural light and the only owners of this well cared for home have made it super easy to maintain. Neutral medium wood cabinets w/ granite counter tops, SS Whirlpool appliances, 18" tile in main living areas & flex room, volume ceilings w/ crown molding, easy to use Storm Smart accordion shutters and solar powered lanai hurricane screen. To learn more about Pelican Preserve view our short video to see the exceptional lifestyle found only in this community! Just outside the gates you are close to major shopping, local dining, medical & entertainment. Plus the international airport is a short 15 minute drive making it easy to spend more time being here not getting there! BE SURE TO VIEW THE INTERACTIVE 3D TOUR TO FULLY APPRECIATE THIS SPECTACULAR HOME.

7. 2019-03-26
   status Pending 1227-char remark

   Show marketing remark (1227 chars)

   This exquisitely appointed home personifies the meaning of FIT & FINISH! located in The Materita neighborhood this home is situated with a southern exposure on a gorgeous 3-acre lake spanning over 400 feet of open water. Enjoy morning coffee and evening dining from the extended lanai in quiet solitude or hosting a get together with friends & family. The open design of this WCI built Areca with extended great room is spacious, full of natural light and the only owners of this well cared for home have made it super easy to maintain. Neutral medium wood cabinets w/ granite counter tops, SS Whirlpool appliances, 18" tile in main living areas & flex room, volume ceilings w/ crown molding, easy to use Storm Smart accordion shutters and solar powered lanai hurricane screen. To learn more about Pelican Preserve view our short video to see the exceptional lifestyle found only in this community! Just outside the gates you are close to major shopping, local dining, medical & entertainment. Plus the international airport is a short 15 minute drive making it easy to spend more time being here not getting there! BE SURE TO VIEW THE INTERACTIVE 3D TOUR TO FULLY APPRECIATE THIS SPECTACULAR HOME.

8. 2019-03-11
   status Pending With Contingencies 1227-char remark

   Show marketing remark (1227 chars)

   This exquisitely appointed home personifies the meaning of FIT & FINISH! located in The Materita neighborhood this home is situated with a southern exposure on a gorgeous 3-acre lake spanning over 400 feet of open water. Enjoy morning coffee and evening dining from the extended lanai in quiet solitude or hosting a get together with friends & family. The open design of this WCI built Areca with extended great room is spacious, full of natural light and the only owners of this well cared for home have made it super easy to maintain. Neutral medium wood cabinets w/ granite counter tops, SS Whirlpool appliances, 18" tile in main living areas & flex room, volume ceilings w/ crown molding, easy to use Storm Smart accordion shutters and solar powered lanai hurricane screen. To learn more about Pelican Preserve view our short video to see the exceptional lifestyle found only in this community! Just outside the gates you are close to major shopping, local dining, medical & entertainment. Plus the international airport is a short 15 minute drive making it easy to spend more time being here not getting there! BE SURE TO VIEW THE INTERACTIVE 3D TOUR TO FULLY APPRECIATE THIS SPECTACULAR HOME.

9. 2019-02-27
   price $274,500 1227-char remark

   Show marketing remark (1227 chars)

   This exquisitely appointed home personifies the meaning of FIT & FINISH! located in The Materita neighborhood this home is situated with a southern exposure on a gorgeous 3-acre lake spanning over 400 feet of open water. Enjoy morning coffee and evening dining from the extended lanai in quiet solitude or hosting a get together with friends & family. The open design of this WCI built Areca with extended great room is spacious, full of natural light and the only owners of this well cared for home have made it super easy to maintain. Neutral medium wood cabinets w/ granite counter tops, SS Whirlpool appliances, 18" tile in main living areas & flex room, volume ceilings w/ crown molding, easy to use Storm Smart accordion shutters and solar powered lanai hurricane screen. To learn more about Pelican Preserve view our short video to see the exceptional lifestyle found only in this community! Just outside the gates you are close to major shopping, local dining, medical & entertainment. Plus the international airport is a short 15 minute drive making it easy to spend more time being here not getting there! BE SURE TO VIEW THE INTERACTIVE 3D TOUR TO FULLY APPRECIATE THIS SPECTACULAR HOME.

10. 2019-02-03
    price $278,500 1227-char remark

    Show marketing remark (1227 chars)

    This exquisitely appointed home personifies the meaning of FIT & FINISH! located in The Materita neighborhood this home is situated with a southern exposure on a gorgeous 3-acre lake spanning over 400 feet of open water. Enjoy morning coffee and evening dining from the extended lanai in quiet solitude or hosting a get together with friends & family. The open design of this WCI built Areca with extended great room is spacious, full of natural light and the only owners of this well cared for home have made it super easy to maintain. Neutral medium wood cabinets w/ granite counter tops, SS Whirlpool appliances, 18" tile in main living areas & flex room, volume ceilings w/ crown molding, easy to use Storm Smart accordion shutters and solar powered lanai hurricane screen. To learn more about Pelican Preserve view our short video to see the exceptional lifestyle found only in this community! Just outside the gates you are close to major shopping, local dining, medical & entertainment. Plus the international airport is a short 15 minute drive making it easy to spend more time being here not getting there! BE SURE TO VIEW THE INTERACTIVE 3D TOUR TO FULLY APPRECIATE THIS SPECTACULAR HOME.

11. 2018-12-28
    listed $284,000 Active 1227-char remark

    Show marketing remark (1227 chars)

    This exquisitely appointed home personifies the meaning of FIT & FINISH! located in The Materita neighborhood this home is situated with a southern exposure on a gorgeous 3-acre lake spanning over 400 feet of open water. Enjoy morning coffee and evening dining from the extended lanai in quiet solitude or hosting a get together with friends & family. The open design of this WCI built Areca with extended great room is spacious, full of natural light and the only owners of this well cared for home have made it super easy to maintain. Neutral medium wood cabinets w/ granite counter tops, SS Whirlpool appliances, 18" tile in main living areas & flex room, volume ceilings w/ crown molding, easy to use Storm Smart accordion shutters and solar powered lanai hurricane screen. To learn more about Pelican Preserve view our short video to see the exceptional lifestyle found only in this community! Just outside the gates you are close to major shopping, local dining, medical & entertainment. Plus the international airport is a short 15 minute drive making it easy to spend more time being here not getting there! BE SURE TO VIEW THE INTERACTIVE 3D TOUR TO FULLY APPRECIATE THIS SPECTACULAR HOME.

ⓘ 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: $7,497 · $625/mo
• Projected year-2 tax: $7,497 · $625/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $58,976
• − Mortgage interest: −$20,440
• − Property taxes: −$7,497
• − Insurance: −$1,824
• − Repairs & maintenance: −$4,718
• − Management: −$4,718
• − HOA: −$7,272
• − Depreciation: −$10,615
• Taxable income: $1,891
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $6,581/yr

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

Schools (NCES district)

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

Livability — Fort Myers

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

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

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

Population outlook (Lee County) Hauer SSP2

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

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Lee

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

Not yet ingested

• Civics: —

Market trends

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

Industry mix (Fortune 500 HQ in FL)

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

Price history

+28.5% since first listed

11 events — show timeline

• 2026-05-04 Pending — FORTMLS
• 2026-03-20 Price Changed $364,900 FORTMLS
• 2026-02-26 Price Changed $369,000 FORTMLS
• 2026-01-26 Listed $379,000 FORTMLS
• 2019-04-17 Sold (Public Records) $275,000 Public Records
• 2019-04-15 Sold (MLS) $275,000 FORTMLS
• 2019-03-26 Pending — FORTMLS
• 2019-03-11 Pending — FORTMLS
• 2019-02-27 Price Changed $274,500 FORTMLS
• 2019-02-03 Price Changed $278,500 FORTMLS
• 2018-12-28 Listed $284,000 FORTMLS

Property tax history

+14.8%/yr

Latest (2025): $7,497 · -7.2% YoY. Source: county tax records.