9575 Hemingway Ln #4401 · Fort Myers, FL 33913

$225,000

2 bd · 2.0 ba · 1,422 sqft · Condo public records · 190 Days on market

Built 2005 Good condition $158/sqft · 28% below area Est $311k · 28% under $827/mo HOA · 18% of rent ↓ 33% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prestigious Colonial Country Club! Resort style living at its finest in this highly sought after 2 br/den, 2 ba, END UNIT, FIRST FLOOR CONDO. TURNKEY with Exclusions. The lanai is a tropical oasis with preserve view with privacy. Beautiful flooring thru out. Well maintained and well appointed coastal decorating. Both Master and Guest BR have large walk-in closets. Carport with spacious storage closet. Enjoy morning coffee or perhaps take a nap and later enjoy an evening cocktail on the lanai which is a tropical oasis with preserve view and privacy. The pay as you play Gordon Lewis designed golf course is a golfer's dream, fun to play and challenging to the most skilled golfer. Social membership includes fitness center, clubhouse, restaurant with fabulous sports bar, 7 pools, tennis, golf, pickle ball, bocci and more! Centrally located in Colonial Country Club, you're close to all the amenities. Colonial is a vibrant, active and friendly community. Convenient to all SWFL world class beaches, RSW, medical facilities, spring training stadiums, shopping, dining establishments, Manatee Park and so much more!! Come live the SWFL lifestyle and make your dream a reality in Paradise TODAY!

Key facts

• Recent upgrades
• First floor end unit
• Screened-in lanai

Tags

• FIRST FLOOR END UNIT
• PRIVATE PRESERVE VIEW
• SCREENED-IN LANAI
• RECENT UPGRADES
• COVERED PARKING SPOT
• PRIVATE STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: 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; 1081 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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).
• At $4,636/mo this rent would consume 50% of the median local household income ($110k/yr) — 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 $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 190 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $39k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.06% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.82%
• DSCR: 2.02
• GRM: 4.0

CMA / ARV

• ARV (median comp): $311,169
• List price: $225,000
• Delta: -27.69%
• 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
9653 Hemingway Ln #3310	0.39mi	2/2.0	1,422 (0%)	0mo	$210,000	$148	82
10032 Oakhurst Way	0.43mi	2/2.0	1,515 (+6%)	0mo	$460,000	$304	68
10017 Majestic Ave	0.23mi	2/2.0	1,692 (+19%)	1mo	$375,000	$222	64
10053 Oakhurst Way	0.52mi	3/2.0 (+1)	1,505 (+6%)	1mo	$430,000	$286	60
10083 Oakhurst Way	0.59mi	3/2.0 (+1)	1,505 (+6%)	0mo	$455,000	$302	58
10125 Colonial Country Club Blvd #1701	0.72mi	2/2.0	1,331 (-6%)	1mo	$217,000	$163	55
8169 Pacific Beach Dr	1.40mi	3/2.5 (+1)	1,452 (+2%)	0mo	$240,000	$165	54
10530 Amiata Way #405	0.61mi	2/2.0	1,245 (-12%)	0mo	$220,000	$177	50
11104 Yellow Poplar Dr	0.91mi	3/2.0 (+1)	1,283 (-10%)	0mo	$300,000	$234	44
10751 Palazzo Way #102	1.21mi	2/2.0	1,242 (-13%)	1mo	$245,000	$197	43
10581 Avila Cir	0.81mi	2/2.0	1,696 (+19%)	0mo	$330,000	$195	40
10053 Poppy Hill Dr	1.41mi	2/2.5	1,132 (-20%)	1mo	$200,000	$177	37

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,603
• Equity at exit: $33,548

10-year hold

• IRR: 5.7%
• Equity multiple: 1.35×
• Total profit: $21,738
• Equity at exit: $19,454

Cash invested: $63,000 (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 →

Active competition Active MLS

• For sale now: 6 active · 5 under contract
• Median asking: $277,450 ($205/sqft)
• Median days on market: 146 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +7.0% vs current asking $/sqft

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: 1081
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $4,636 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$364 /mo · $4,365/yr
• Insurance: −$94
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$827
• Vacancy / Maint / Mgmt: −$974
• Net cashflow: $771

Break-even live

Break-even rent $3,659

Max offer price $225,000

Occupancy floor 78%

Sensitivity live

Price	-10% $899	-5% $835	+0% $771	+5% $708	+10% $644
Rent	-10% $405	-5% $588	+0% $771	+5% $954	+10% $1,138
Rate	-1.0pp $885	-0.5pp $829	base $771	+0.5pp $713	+1.0pp $654

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: $56,250
• Closing costs: $6,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	119d	1	0.07mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	110d	1	0.07mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	119d	1	0.07mi
10006 Sky View Way #203 Fort Myers, FL	3.0	2.0	1456	$2,700	$1.85	92d	1	0.15mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	119d	1	0.29mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	119d	1	0.30mi
10053 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,400	$4.37	119d	1	0.32mi
10053 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,400	$4.37	7d	1	0.32mi
10063 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,100	$4.20	119d	1	0.36mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	119d	1	0.38mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	98d	1	0.40mi
10018 Oakhurst Way Fort Myers, FL	3.0	2.0	1512	$2,975	$1.97	119d	1	0.40mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	119d	1	0.44mi
10025 Oakhurst Way Fort Myers, FL	2.0	2.0	1504	$7,100	$4.72	119d	1	0.45mi
10025 Oakhurst Way Fort Myers, FL	2.0	2.0	1504	$7,200	$4.79	65d	1	0.45mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	119d	1	0.47mi
11031 Mill Creek Way #306 Fort Myers, FL	2.0	2.0	1385	$5,600	$4.04	65d	1	0.51mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	65d	1	0.51mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	119d	1	0.51mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	119d	1	0.52mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	119d	1	0.52mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$5,500	$3.02	9d	1	0.52mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	119d	1	0.54mi
10520 Amiata Way #303 Fort Myers, FL	2.0	2.0	1248	$2,000	$1.60	4d	1	0.58mi
10112 Colonial Country Club Blvd #209 Fort Myers, FL	2.0	2.0	1530	$5,000	$3.27	119d	1	0.58mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	107d	1	0.58mi
10541 Diamante Way Fort Myers, FL	2.0	2.0	1170	$5,500	$4.70	87d	1	0.61mi
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	119d	1	0.62mi
10530 Amiata Way Fort Myers, FL	2.0	2.0	1248	$4,000	$3.21	9d	1	0.62mi
10115 Colonial Country Club Blvd #2108 Fort Myers, FL	2.0	2.0	1309	$2,900	$2.22	65d	1	0.63mi
10072 Oakhurst Way Fort Myers, FL	2.0	2.0	1511	$7,400	$4.90	119d	1	0.64mi
10074 Oakhurst Way Fort Myers, FL	3.0	2.0	1727	$7,500	$4.34	119d	1	0.64mi
10092 Oakhurst Way Fort Myers, FL	2.0	2.0	1505	$6,700	$4.45	114d	1	0.65mi
10128 Colonial Country Club Blvd #602 Fort Myers, FL	2.0	2.0	1530	$4,600	$3.01	119d	1	0.66mi
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	119d	1	0.67mi
11011 Mill Creek Way #1306 Fort Myers, FL	2.0	2.0	1385	$5,600	$4.04	76d	1	0.67mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	119d	1	0.67mi
10121 Colonial Country Club Blvd #1802 Fort Myers, FL	2.0	2.0	1530	$4,800	$3.14	98d	1	0.68mi
11012 Mill Creek Way #2205 Fort Myers, FL	2.0	2.0	1749	$5,500	$3.14	119d	1	0.68mi
10125 Colonial Country Club Blvd Fort Myers, FL	2.0	2.0	1116	$2,800	$2.51	9d	1	0.69mi

Property features AI

Finance

• Other: Located in the Colonial Country Club development (The Preserve sub-condo)Zoning: PUDLot described as regular with deeded restrictions (No RV)
• Financial info: Total annual recurring fees listed
• HOA & community: Mandatory HOAMaster HOA fee paid annuallyCondo fee paid quarterlyCondo managementHOA maintenance covers cable, golf course, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, sewer, street lights, street maintenance, trash removal and waterCommunity is gated and golf-course orientedCommunity amenities include business center, community pool, community room, golf course, internet access, library, pickleball, putting green, restaurant, shuffleboard, sidewalk, streetlight, tennis court and underground utilitiesGolf bundled community

Exterior

• Parking: Detached carport (1 space)
• Utilities: Central waterCentral sewerCable available
• Home design: Residential propertyLow-rise (1-3) traditional designRear exposure facing southeast
• Construction: Built in 2005Concrete block constructionStucco exteriorTile roof
• Exterior features: Automatic sprinkler systemScreened lanai/porchShutters (manual)

Interior

• Kitchen: Electric cooktopDishwasherMicrowaveRefrigerator/FreezerEat-in kitchenDining area in living room
• Bedrooms: 2 bedrooms plus a den
• Flooring: CarpetTile
• Bathrooms: 2 full bathroomsMaster bathroom with shower only
• Heating & cooling: Central electric heatCentral electric air conditioningCeiling fans
• Interior features: Custom mirrorsHigh-speed internet availableSmoke detectorsWalk-in closetSplit bedroom floor planTurnkey (furnished)
• Laundry & utility: Washer and dryer in residence

HOA detail $827/mo · $9,924/yr condo

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

Listing history 50 events

1. 2026-09-23
   days on market $225,000 Active 190 DOM
2. 2026-09-22
   days on market $225,000 Active 189 DOM
3. 2026-09-21
   days on market $225,000 Active 188 DOM
4. 2026-09-17
   days on market $225,000 Active 184 DOM
5. 2026-09-14
   days on market $225,000 Active 181 DOM
6. 2026-09-13
   days on market $225,000 Active 180 DOM
7. 2026-09-13
   days on market $225,000 Active 179 DOM
8. 2026-09-11
   days on market $225,000 Active 178 DOM
9. 2026-09-05
   days on market $225,000 Active 172 DOM
10. 2026-09-04
    days on market $225,000 Active 171 DOM
11. 2026-09-03
    days on market $225,000 Active 170 DOM
12. 2026-08-31
    days on market $225,000 Active 167 DOM
13. 2026-08-28
    days on market $225,000 Active 164 DOM
14. 2026-08-26
    days on market $225,000 Active 162 DOM
15. 2026-08-24
    days on market $225,000 Active 160 DOM
16. 2026-08-23
    days on market $225,000 Active 159 DOM
17. 2026-08-21
    days on market $225,000 Active 157 DOM
18. 2026-08-20
    days on market $225,000 Active 156 DOM
19. 2026-08-19
    days on market $225,000 Active 155 DOM
20. 2026-08-18
    days on market $225,000 Active 154 DOM
21. 2026-08-16
    days on market $225,000 Active 152 DOM
22. 2026-08-15
    days on market $225,000 Active 151 DOM
23. 2026-08-13
    days on market $225,000 Active 149 DOM
24. 2026-08-12
    days on market $225,000 Active 148 DOM
25. 2026-08-11
    days on market $225,000 Active 147 DOM
26. 2026-08-10
    days on market $225,000 Active 146 DOM
27. 2026-08-09
    days on market $225,000 Active 145 DOM
28. 2026-08-07
    days on market $225,000 Active 143 DOM
29. 2026-08-06
    days on market $225,000 Active 142 DOM
30. 2026-08-05
    days on market $225,000 Active 141 DOM
31. 2026-08-04
    days on market $225,000 Active 140 DOM
32. 2026-07-30
    days on market $225,000 Active 134 DOM
33. 2026-07-28
    days on market $225,000 Active 133 DOM
34. 2026-07-26
    days on market $225,000 Active 131 DOM
35. 2026-07-24
    days on market $225,000 Active 129 DOM
36. 2026-07-23
    days on market $225,000 Active 128 DOM
37. 2026-07-22
    days on market $225,000 Active 127 DOM
38. 2026-07-21
    days on market $225,000 Active 126 DOM
39. 2026-07-18
    days on market $225,000 Active 123 DOM
40. 2026-07-18
    days on market $225,000 Active 122 DOM
41. 2026-07-16
    days on market $225,000 Active 121 DOM
42. 2026-07-15
    days on market $225,000 Active 120 DOM
43. 2026-07-14
    days on market $225,000 Active 119 DOM
44. 2026-07-13
    days on market $225,000 Active 118 DOM
45. 2026-07-13
    days on market $225,000 Active 117 DOM
46. 2026-07-12
    days on market $225,000 Active 116 DOM
47. 2026-07-10
    days on market $225,000 Active 115 DOM
48. 2026-07-09
    days on market $225,000 Active 114 DOM
49. 2026-07-07
    days on market $225,000 Active 112 DOM
50. 2026-07-06
    days on market $225,000 Active 111 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $4,365 · $364/mo
• Projected year-2 tax: $4,365 · $364/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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

Taxation est. · year 1

• Rental income: $55,629
• − Mortgage interest: −$12,603
• − Property taxes: −$4,365
• − Insurance: −$6,244
• − Repairs & maintenance: −$4,450
• − Management: −$4,450
• − HOA: −$9,924
• − Depreciation: −$6,545
• Taxable income: $7,047
• Est. tax owed @ 24.0%: −$1,691
• After-tax cash flow: $7,564/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 · 9 photos

Good 75/100 None rehab

This turnkey condo is in good condition with recent upgrades, offering a peaceful and private setting in a desirable location.

Components & finishes AI

Roof tile · good Flooring tile

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and can attract more buyers ↑
• Both New flooring in the living area — Fresh flooring can make the space more inviting and increase value ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Tortuga Preserve Elementary School F FL #1,366/2,144 Nat'l #17,525/41,679 Middle Paul Laurence Dunbar Middle School C+ FL #217/571 Nat'l #3,033/14,009 High Lehigh Senior High School F FL #394/667 Nat'l #10,121/17,239

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: 9.5% rent · 90.5% own
• Severe rent burden: 13% 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 (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%

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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: ▼ -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

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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: Located in the Colonial Country Club development (The Preserve sub-condo)Zoning: PUDLot described as regular with deeded restrictions (No RV)
• Financial info: Total annual recurring fees listed
• HOA & community: Mandatory HOAMaster HOA fee paid annuallyCondo fee paid quarterlyCondo managementHOA maintenance covers cable, golf course, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, sewer, street lights, street maintenance, trash removal and waterCommunity is gated and golf-course orientedCommunity amenities include business center, community pool, community room, golf course, internet access, library, pickleball, putting green, restaurant, shuffleboard, sidewalk, streetlight, tennis court and underground utilitiesGolf bundled community

Exterior

• Parking: Detached carport (1 space)
• Utilities: Central waterCentral sewerCable available
• Home design: Residential propertyLow-rise (1-3) traditional designRear exposure facing southeast
• Construction: Built in 2005Concrete block constructionStucco exteriorTile roof
• Exterior features: Automatic sprinkler systemScreened lanai/porchShutters (manual)

Interior

• Kitchen: Electric cooktopDishwasherMicrowaveRefrigerator/FreezerEat-in kitchenDining area in living room
• Bedrooms: 2 bedrooms plus a den
• Flooring: CarpetTile
• Bathrooms: 2 full bathroomsMaster bathroom with shower only
• Heating & cooling: Central electric heatCentral electric air conditioningCeiling fans
• Interior features: Custom mirrorsHigh-speed internet availableSmoke detectorsWalk-in closetSplit bedroom floor planTurnkey (furnished)
• Laundry & utility: Washer and dryer in residence

Price history

-32.8% since first listed

14 events — show timeline

• 2026-05-25 Pending — BEARMLS
• 2026-04-18 Price Changed $225,000 BEARMLS
• 2026-04-02 Price Changed $259,000 BEARMLS
• 2026-03-07 Listed $264,000 BEARMLS
• 2025-02-01 Rental Removed $2,000 NAPLESMLS
• 2025-01-30 Listed for Rent $2,000 NAPLESMLS
• 2024-10-31 Listing Removed — FORTMLS
• 2024-10-22 Rental Removed $2,000 FORTMLS
• 2024-07-31 Listed for Rent $2,000 FORTMLS
• 2024-05-28 Listed $315,000 FORTMLS
• 2023-03-10 Sold (Public Records) $325,000 Public Records
• 2023-03-09 Sold (MLS) $325,000 BEARMLS
• 2023-02-19 Pending — BEARMLS
• 2023-01-28 Listed $335,000 BEARMLS

Property tax history

+2.9%/yr

Latest (2025): $4,365 · -12.1% YoY. Source: county tax records.