201 Mcgregor Park Cir #201 · Fort Myers, FL 33908

$239,900

3 bd · 2.0 ba · 1,300 sqft · Condo · 155 Days on market

Built 1989 Good condition 2-car garage $185/sqft · 30% below area Est $344k · 30% under $663/mo HOA · 28% of rent ↓ 4% since listing

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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 +15.0/15.0
• Cash flow +6.1/30.0
• 1% rule +4.9/10.0
• Schools +4.7/10.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• Rent growth +2.2/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy beautiful lake views from this ground-level end-unit condominium in the highly desirable McGregor Park community. Ideally located just off historic McGregor Boulevard, this well-maintained 3-bedroom, 2-bath residence offers a bright southern exposure, filling the living areas with natural light while showcasing peaceful water views. The thoughtfully designed split-bedroom floor plan provides privacy and comfort, complemented by tile flooring throughout, impact windows in the kitchen and living room, and an attached two-car garage.

Key facts

• Long lake views
• Community amenities
• Tile flooring

Tags

• HISTORIC MCGREGOR BLVD
• LONG LAKE VIEWS
• TILE FLOORING
• IMPACT WINDOWS
• LOW-DENSITY COMMUNITY
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-870 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (52.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (0.9% below list).
• Recommended offer: $114k (52.5% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 2.8% 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: Heights Elementary School (math 74% / reading 67%, grade A-, #333 of 2,144 statewide, top 16%, 1,109 students, 38% 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).
• Market conditions: Rents soft (-1.2%/yr); 1606 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 79d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 38% of the median local income ($75k/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 $7k 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 155 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 28% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $113,976 (52.5% 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 155 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.93%
• DSCR: 0.65
• GRM: 8.4

CMA / ARV

• ARV (median comp): $343,849
• List price: $239,900
• Delta: -30.23%
• 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
301 Mcgregor Park Cir	0.03mi	2/2.0 (-1)	1,416 (+9%)	1mo	$245,000	$173	78
14985 Rivers Edge Ct #233	0.41mi	3/2.0	1,203 (-8%)	0mo	$210,000	$175	68
14977 Rivers Edge Ct #217	0.41mi	3/2.0	1,157 (-11%)	1mo	$195,000	$169	62
14512 Abaco Lakes Dr #103	0.58mi	2/2.0 (-1)	1,508 (+16%)	0mo	$241,500	$160	43
9801 Las Casas Dr	1.04mi	3/2.0	1,578 (+21%)	0mo	$370,000	$234	40
12071 Palm Dr	1.47mi	3/2.0	1,089 (-16%)	2mo	$206,000	$189	39
7077 Quail Run Ct E #16	0.97mi	2/2.0 (-1)	1,124 (-14%)	0mo	$150,000	$133	37
14081 Brant Point Cir #5205	1.28mi	2/2.0 (-1)	1,121 (-14%)	0mo	$195,000	$174	37
12020 Hibiscus Dr	1.49mi	2/2.0 (-1)	1,620 (+25%)	0mo	$160,000	$99	35
15605 Ocean Walk Cir #303	0.81mi	2/2.0 (-1)	981 (-24%)	0mo	$211,000	$215	35
9627 Eaton Gardens Ln #205	1.24mi	2/2.0 (-1)	1,072 (-18%)	1mo	$130,000	$121	34
9931 Periwinkle Preserve Ln #102	1.11mi	2/2.0 (-1)	1,528 (+18%)	1mo	$280,000	$183	34

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: -53.3%
• Equity multiple: -0.50×
• Total profit: $-100,558
• Equity at exit: $35,770

10-year hold

• IRR: —
• Equity multiple: -1.72×
• Total profit: $-182,979
• Equity at exit: $20,742

Cash invested: $67,172 (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 →

Active competition Active MLS

• For sale now: 0 active · 5 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33908

• Home prices YoY: -32.8%
• Rents YoY: -1.2%
• Active inventory: 1606
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,376 high
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$663
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-870

Break-even live

Break-even rent $3,478

Max offer price $113,976

Occupancy floor —

Sensitivity live

Price	-10% $-704	-5% $-787	+0% $-870	+5% $-953	+10% $-1,036
Rent	-10% $-1,058	-5% $-964	+0% $-870	+5% $-776	+10% $-683
Rate	-1.0pp $-749	-0.5pp $-809	base $-870	+0.5pp $-932	+1.0pp $-996

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: $59,975
• Closing costs: $7,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 McGregor Park Cir Fort Myers, FL	3.0	3.0	1345	$2,250	$1.67	119d	1	0.05mi
11065 Harbour Yacht Ct Unit 101 Fort Myers, FL	2.0	2.0	1643	$3,000	$1.83	63d	1	0.20mi
11037 Harbour Yacht Ct #2 Fort Myers, FL	3.0	2.0	1643	$2,900	$1.77	119d	1	0.34mi
14995 Rivers Edge Ct #151 Fort Myers, FL	2.0	2.0	1128	$2,200	$1.95	9d	1	0.38mi
10770 Clear Lake Loop Fort Myers, FL	2.0–4.0	1.0–2.0	1108	$1,680	$1.52	65d	13	0.40mi
14977 Rivers Edge Ct #219 Fort Myers, FL	2.0	2.0	1128	$1,599	$1.42	119d	1	0.42mi
14971 Rivers Edge Ct #101 Fort Myers, FL	2.0	2.0	1273	$2,000	$1.57	119d	1	0.44mi
14320 Harbour Links Ct Unit 10A Fort Myers, FL	3.0	2.0	1498	$5,000	$3.34	107d	1	0.46mi
14967 Rivers Edge Ct Unit B2 Fort Myers, FL	2.0	2.0	1166	$1,700	$1.46	99d	1	0.49mi
15270 Ballast Point Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1094	$2,075	$1.90	0d	20	0.51mi
14543 Abaco Lakes Dr #202 Fort Myers, FL	3.0	2.0	1508	$4,250	$2.82	78d	1	0.53mi
14543 Abaco Lakes Dr #202 Fort Myers, FL	3.0	2.0	1508	$4,250	$2.82	119d	1	0.53mi
14873 Crescent Cove Dr Fort Myers, FL	3.0	2.0	1134	$3,500	$3.09	119d	1	0.55mi
11261 Jacana Ct #1802 Fort Myers, FL	2.0	2.0	1555	$3,000	$1.93	9d	1	0.60mi
10743 Robinson St Fort Myers, FL	3.0	2.0	1216	$1,900	$1.56	82d	1	0.61mi
11271 Jacana Ct #1706 Fort Myers, FL	2.0	2.0	1487	$4,500	$3.03	65d	1	0.61mi
15401 Bellamar Cir #621 Fort Myers, FL	3.0	2.0	1040	$1,600	$1.54	78d	1	0.61mi
15417 Bellamar Cir #823 Fort Myers, FL	3.0	2.0	1043	$1,650	$1.58	117d	1	0.63mi
15417 Bellamar Cir #823 Fort Myers, FL	3.0	2.0	1043	$1,650	$1.58	119d	1	0.63mi
15417 Bellamar Cir #812 Fort Myers, FL	3.0	2.0	1043	$1,600	$1.53	73d	1	0.63mi
14501 Abaco Lakes Dr #202 Fort Myers, FL	2.0	2.0	1508	$1,850	$1.23	88d	1	0.64mi
15385 Bellamar Cir #413 Fort Myers, FL	3.0	2.0	1043	$1,600	$1.53	119d	1	0.64mi
15417 Bellamar Cir Fort Myers, FL	3.0	2.0	1043	$1,650	$1.58	9d	1	0.65mi
15433 Bellamar Cir #1016 Fort Myers, FL	3.0	2.0	1043	$3,300	$3.16	78d	1	0.70mi
15433 Bellamar Cir Fort Myers, FL	3.0	2.0	1021	$2,575	$2.52	119d	2	0.70mi
15433 Bellamar Cir Fort Myers, FL	3.0	2.0	1043	$1,675	$1.61	9d	2	0.70mi
15037 Tamarind Cay Ct #1503 Fort Myers, FL	3.0	2.0	1487	$2,000	$1.34	119d	1	0.71mi
15430 Bellamar Cir Unit 1546283P Fort Myers, FL	3.0	2.0	1033	$1,873	$1.81	110d	1	0.71mi
15430 Bellamar Cir #3023 Fort Myers, FL	3.0	2.0	1043	$1,400	$1.34	9d	1	0.71mi
15430 Bellamar Cir Fort Myers, FL	3.0	2.0	1043	$2,400	$2.30	111d	2	0.72mi
15441 Bellamar Cir Fort Myers, FL	3.0	2.0	1311	$1,662	$1.27	4d	2	0.73mi
15449 Bellamar Cir Fort Myers, FL	3.0	2.0	1043	$1,650	$1.58	9d	2	0.75mi
15449 Bellamar Cir #1213 Fort Myers, FL	3.0	2.0	1043	$1,700	$1.63	71d	1	0.75mi
15449 Bellamar Cir #1213 Fort Myers, FL	3.0	2.0	1043	$1,700	$1.63	65d	1	0.75mi
15590 Ocean Walk Cir Fort Myers, FL	1.0–3.0	1.0–2.0	1003	$3,500	$3.49	9d	3	0.75mi
15590 Ocean Walk Cir Fort Myers, FL	1.0–2.0	1.0–2.0	850	$3,500	$4.12	5d	2	0.75mi
15091 Tamarind Cay Ct #907 Fort Myers, FL	2.0	2.0	1487	$5,200	$3.50	7d	1	0.82mi
15055 Tamarind Cay Ct #1205 Fort Myers, FL	3.0	2.0	1760	$2,700	$1.53	119d	1	0.82mi
11400 Ocean Walk Ln Fort Myers, FL	1.0–2.0	1.0–2.0	856	$2,000	$2.34	88d	3	0.85mi
15625 Ocean Walk Cir Fort Myers, FL	2.0–3.0	2.0	1134	$4,300	$3.79	9d	3	0.86mi

Property features AI

Finance

• Other: Pets allowed with conditions (breed restrictions may apply)
• HOA & community: Homeowners association with monthly feeMonthly association fee appliesHOA covers association management, insurance, irrigation water, legal/accounting, grounds maintenance, pest control, reserve fund, road maintenance and street lightsCommunity amenities include pool and pickleballCommunity is non-gated with street lightsCommunity contains about 100 units

Exterior

• Parking: Attached 2-car garageDrivewayPaved parkingGarage with door opener2 covered parking spaces
• Utilities: Public waterPublic sewerCable availableHigh-speed internet availableUnderground utilitiesIrrigation uses municipal and reclaimed water
• Home design: Single-story homeEntry level: 1Faces northProperty is attached (has attached guest house)
• Construction: Block, concrete and stucco constructionShingle roof
• Exterior features: Sprinkler/irrigation system (automatic)Pond on lotCorner lotRectangular lotPrivate road frontagePaved roadSouth exposureHas view

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigeratorFreezerDisposal
• Bedrooms: Primary bedroom on main levelAt least one bedroom on main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathroomsDual sinksSeparate showerShower-only configuration in at least one bath
• Heating & cooling: Central heating (electric)Central air conditioning (electric)Ceiling fans
• Interior features: Vaulted ceilingsCable TVBreakfast barLiving/dining roomDual sinksSeparate showerShower onlyFurnished
• Laundry & utility: Washer hookup insideDryer hookup insideWasherDryer

HOA detail $663/mo · $7,956/yr condo

• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $239,900 Active 155 DOM
2. 2026-09-23
   days on market $239,900 Active 154 DOM
3. 2026-09-22
   days on market $239,900 Active 153 DOM
4. 2026-09-21
   days on market $239,900 Active 152 DOM
5. 2026-09-18
   days on market $239,900 Active 149 DOM
6. 2026-09-17
   days on market $239,900 Active 148 DOM
7. 2026-09-14
   days on market $239,900 Active 145 DOM
8. 2026-09-13
   days on market $239,900 Active 144 DOM
9. 2026-09-13
   days on market $239,900 Active 143 DOM
10. 2026-09-11
    days on market $239,900 Active 142 DOM
11. 2026-09-05
    days on market $239,900 Active 136 DOM
12. 2026-09-04
    days on market $239,900 Active 135 DOM
13. 2026-09-03
    days on market $239,900 Active 134 DOM
14. 2026-08-31
    days on market $239,900 Active 131 DOM
15. 2026-08-28
    days on market $239,900 Active 128 DOM
16. 2026-08-26
    days on market $239,900 Active 126 DOM
17. 2026-08-24
    days on market $239,900 Active 124 DOM
18. 2026-08-23
    days on market $239,900 Active 123 DOM
19. 2026-08-22
    days on market $239,900 Active 122 DOM
20. 2026-08-21
    days on market $239,900 Active 121 DOM
21. 2026-08-20
    days on market $239,900 Active 120 DOM
22. 2026-08-19
    days on market $239,900 Active 119 DOM
23. 2026-08-18
    days on market $239,900 Active 118 DOM
24. 2026-08-16
    days on market $239,900 Active 116 DOM
25. 2026-08-15
    days on market $239,900 Active 115 DOM
26. 2026-08-13
    days on market $239,900 Active 113 DOM
27. 2026-08-12
    days on market $239,900 Active 112 DOM
28. 2026-08-11
    days on market $239,900 Active 111 DOM
29. 2026-08-10
    days on market $239,900 Active 110 DOM
30. 2026-08-09
    days on market $239,900 Active 109 DOM
31. 2026-08-08
    days on market $239,900 Active 108 DOM
32. 2026-08-07
    days on market $239,900 Active 107 DOM
33. 2026-08-06
    days on market $239,900 Active 106 DOM
34. 2026-08-05
    days on market $239,900 Active 105 DOM
35. 2026-08-04
    days on market $239,900 Active 104 DOM
36. 2026-08-03
    days on market $239,900 Active 103 DOM
37. 2026-07-30
    days on market $239,900 Active 98 DOM
38. 2026-07-28
    days on market $239,900 Active 97 DOM
39. 2026-07-26
    days on market $239,900 Active 95 DOM
40. 2026-07-24
    days on market $239,900 Active 93 DOM
41. 2026-07-23
    days on market $239,900 Active 92 DOM
42. 2026-07-22
    days on market $239,900 Active 91 DOM
43. 2026-07-21
    days on market $239,900 Active 90 DOM
44. 2026-07-18
    days on market $239,900 Active 87 DOM
45. 2026-07-18
    days on market $239,900 Active 86 DOM
46. 2026-07-16
    days on market $239,900 Active 85 DOM
47. 2026-07-15
    days on market $239,900 Active 84 DOM
48. 2026-07-14
    days on market $239,900 Active 83 DOM
49. 2026-07-13
    days on market $239,900 Active 82 DOM
50. 2026-07-13
    days on market $239,900 Active 81 DOM

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $28,515
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$6,318
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − HOA: −$7,956
• − Depreciation: −$6,979
• Taxable loss: −$14,337
• Est. tax savings @ 24.0%: +$3,441
• After-tax cash flow: $-7,002/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

Good 80/100 Cosmetic rehab Est. rehab $6,500–$19,500 screening

This well-maintained 3-bedroom, 2-bath residence is located in a quiet, established setting with a desirable split floor plan and an attached two-car garage. The home features tile flooring throughout and impact windows in the kitchen and living room. Recent improvements include new roofs (2024), and Federal Flood Insurance is included in the monthly association fees. The home is move-in ready and has a good condition score of 80.

Value-add opportunities

• Resale Paint exterior walls and siding — Fresh paint can enhance the curb appeal and make the home look more inviting. ↑
• Resale Replace impact windows — Impact windows are a safety feature and can increase the home's value. ↑
• Resale Update kitchen appliances — Upgrading the appliances can make the kitchen more appealing to potential buyers. ↑
• Resale Paint interior walls and trim — Fresh paint can make the interior look more inviting and modern. ↑
• Resale Replace flooring — Replacing the tile flooring with hardwood or laminate can increase the home's value. ↑
• Resale Replace countertops — Replacing the countertops with granite or quartz can increase the home's value. ↑
• Resale Replace light fixtures — Replacing outdated light fixtures with modern ones can make the home more appealing to potential buyers. ↑
• Rental Replace appliances — Upgrading the appliances can make the home more appealing to renters. ↑
• Rental Replace flooring — Replacing the tile flooring with hardwood or laminate can make the home more appealing to renters. ↑
• Rental Replace countertops — Replacing the countertops with granite or quartz can make the home more appealing to renters. ↑
• Rental Replace light fixtures — Replacing outdated light fixtures with modern ones can make the home more appealing to renters. ↑

ⓘ 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 47/100

Zoned Schools

Elementary Colonial Elementary School F FL #1,744/2,144 Nat'l #24,299/41,679 Middle Cypress Lake Middle School B+ FL #116/571 Nat'l #1,503/14,009 High Cypress Lake High School D- FL #228/667 Nat'l #6,809/17,239

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

• County: Lee County · 871,946 people
• City population: 278,598
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 37,423
• Household income: $75,396
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 17% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Indo-European 1%

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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: ▼ -102.22%
• Current HPI: 209.7595
• Rent YoY: ▼ -1.18%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Pets allowed with conditions (breed restrictions may apply)
• HOA & community: Homeowners association with monthly feeMonthly association fee appliesHOA covers association management, insurance, irrigation water, legal/accounting, grounds maintenance, pest control, reserve fund, road maintenance and street lightsCommunity amenities include pool and pickleballCommunity is non-gated with street lightsCommunity contains about 100 units

Exterior

• Parking: Attached 2-car garageDrivewayPaved parkingGarage with door opener2 covered parking spaces
• Utilities: Public waterPublic sewerCable availableHigh-speed internet availableUnderground utilitiesIrrigation uses municipal and reclaimed water
• Home design: Single-story homeEntry level: 1Faces northProperty is attached (has attached guest house)
• Construction: Block, concrete and stucco constructionShingle roof
• Exterior features: Sprinkler/irrigation system (automatic)Pond on lotCorner lotRectangular lotPrivate road frontagePaved roadSouth exposureHas view

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigeratorFreezerDisposal
• Bedrooms: Primary bedroom on main levelAt least one bedroom on main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathroomsDual sinksSeparate showerShower-only configuration in at least one bath
• Heating & cooling: Central heating (electric)Central air conditioning (electric)Ceiling fans
• Interior features: Vaulted ceilingsCable TVBreakfast barLiving/dining roomDual sinksSeparate showerShower onlyFurnished
• Laundry & utility: Washer hookup insideDryer hookup insideWasherDryer

Price history

-4.0% since first listed

2 events — show timeline

• 2026-06-15 Price Changed $239,900 FORTMLS
• 2026-04-22 Listed $249,900 FORTMLS