3250 Cypress Glen Way #423 · Vineyards, FL 34109

$269,000

2 bd · 2.0 ba · 1,191 sqft · Condo public records · 41 Days on market

Built 1999 $734/mo HOA · 28% of rent

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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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Don't miss this wonderful opportunity to own a spacious 2 bedroom condo in the center of it all. A perfect location for year-round or seasonal residents, it is in a great school district for those with children and is close to all sorts of shopping, restaurants and businesses as well as super convenient to I-75. A great choice for investors, this unit has had a good history of steady annual rental income. UPDATED within the past couple of months, this unit boasts NEW granite countertops, sink, faucet, microwave and hardware in the kitchen, NEW luxury wood-look flooring throughout the unit, NEW baseboards, NEWLY tile showers/tub surrounds with NEW faucets/hardware and light fixtures, NEW blinds, NEW smoke alarms, 4 yr. old A/C and even shutters on the screened lanai. The TOP FLOOR location overlooks the pool and lake and feels even larger with high cathedral ceilings. See the Virtual Tour for the best viewing and schedule your appointment to see this delightful condo before it's gone!

Key facts

• Lake and pool views
• Top-floor condo
• Granite countertops

Tags

• TOP-FLOOR CONDO
• CYPRESS GLEN COMMUNITY
• LAKE AND POOL VIEWS
• LUXURY WOOD-LOOK FLOORING
• GRANITE COUNTERTOPS
• UPDATED KITCHEN FIXTURES

Property features AI

Finance

• Other: Multi-unit building: 24 units in building, 208 units in complex, 3 units per floor, single-floor unit; Possession available at closing
• HOA & community: Mandatory HOA; Condo fee $950 quarterly; Master HOA fee $1,252 quarterly; Total annual recurring fees $8,808; Total one-time fees $150; HOA covers: cable, internet/WiFi access, lawn/land maintenance, manager, exterior pest control, recreation facilities, reserves, sewer, street lights, street maintenance, trash removal, water; Community amenities: clubhouse, community pool, community room; Non-gated community; Professional management

Exterior

• Parking: 1 assigned paved parking space; Detached 1-car carport
• Security: Professional management (association)
• Utilities: Central water (assessment paid); Central sewer (assessment paid); Cable available; Electric service (central)
• Home design: Residential low-rise building (1–3 stories); Zero lot line; Unit in development: CYPRESS GLEN; Built in 1999; Entry level: see remarks
• Construction: Concrete block construction; Shingle roof; Architectural and deeded restrictions
• Exterior features: Automatic sprinkler system; Stucco exterior; Single-hung windows; Rear exposure facing SE; Pool/club view

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range / Self-cleaning oven; Refrigerator/Freezer
• Bedrooms: 2 bedrooms (split bedroom floor plan)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with separate tub and shower
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Built-in cabinets; Cable prewire / Cable available; Cathedral and vaulted ceilings; Pantry; Smoke detectors; High speed internet available; Common elevator; Dining area off family room; Screened lanai/porch; Balcony; Family room
• Laundry & utility: Washer in residence; Laundry in residence

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (1.3% below list).
• Recommended offer: $223k (17.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#679 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A-; Watch: health & safety D, amenities F, commute F.
• Collier (suburban): math 60% / reading 56% proficiency, ranked #16 of 73 in FL (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Osceola Elementary School (math 78% / reading 74%, grade A, #198 of 2,144 statewide, top 10%, 621 students, 32% FRL); Pine Ridge Middle School (math 74% / reading 70%, grade A, #52 of 571 statewide, top 10%, 832 students, 31% FRL); Barron Collier High School (math 62% / reading 68%, grade B, #76 of 667 statewide, top 11%, 1,650 students, 26% FRL) — zoned schools average 30% FRL vs 55% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 71% at this address vs 58% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Collier average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 424 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,520 units permitted in Collier County in 2024 (959 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $793 appreciation (0.3% local appreciation)).
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $180k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,026 (17.1% 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 41 days. Have you received any prior offers? Is the seller open to a 17% 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. 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. 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 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: 5.13%
• Cash-on-cash: -4.15%
• DSCR: 0.82
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.29% appreciation · 0.92% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.66×
• Total profit: $-25,792
• Equity at exit: $82,099

10-year hold

• IRR: -3.1%
• Equity multiple: 0.68×
• Total profit: $-24,244
• Equity at exit: $101,930

Cash invested: $75,320 (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 34109

• Home prices YoY: 0.1%
• Rents YoY: 0.9%
• Active inventory: 424
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,656 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$102 /mo · $1,219/yr
• Insurance: −$112
• HOA: −$734
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-260

Break-even live

Break-even rent $2,985

Max offer price $223,026

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-184	+0% $-260	+5% $-336	+10% $-413
Rent	-10% $-470	-5% $-365	+0% $-260	+5% $-155	+10% $-50
Rate	-1.0pp $-125	-0.5pp $-192	base $-260	+0.5pp $-330	+1.0pp $-401

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3250 Cypress Glen Way Naples, FL	2.0	2.0	1191	$3,488	$2.93	25d	2	0.02mi
3250 Cypress Glen Way Naples, FL	2.0	2.0	1242	$3,300	$2.66	23d	3	0.02mi
3268 Amanda Ln #3 Naples, FL	3.0	2.5	1437	$2,350	$1.64	15d	1	0.05mi
3255 Tamara Dr #4 Naples, FL	3.0	2.5	1437	$2,500	$1.74	15d	1	0.05mi
3225 Cypress Glen Way #105 Naples, FL	2.0	2.0	1191	$2,900	$2.43	25d	1	0.10mi
3304 Lisa Ln Unit 102 Naples, FL	2.0	2.5	1272	$2,350	$1.85	15d	1	0.14mi
3105 La Costa Cir Naples, FL	1.0–3.0	1.0–2.0	1050	$1,870	$1.78	15d	20	0.28mi
5301 Summerwind Dr Naples, FL	1.0–2.0	1.0–2.0	836	$1,864	$2.23	15d	12	0.40mi
1105 Reserve Ct #307 Naples, FL	3.0	2.0	1239	$1,995	$1.61	15d	1	0.88mi
1105 Reserve Ct #206 Naples, FL	2.0	2.0	1100	$2,000	$1.82	15d	1	0.88mi
1115 Reserve Ct Unit 2 Naples, FL	2.0	2.0	1100	$1,800	$1.64	15d	1	0.89mi
1860 Bald Eagle Dr Unit 403B Naples, FL	2.0	2.0	1325	$3,000	$2.26	15d	1	0.94mi
6654 Tannin Ln Unit B Naples, FL	2.0	2.0	1441	$3,100	$2.15	25d	1	1.01mi
1629 Spoonbill Ln Unit 1629-A Naples, FL	2.0	2.0	1250	$2,000	$1.60	15d	1	1.02mi
2602 Fountain View Cir Naples, FL	1.0–2.0	1.0–2.0	995	$2,277	$2.29	15d	41	1.02mi
1170 Reserve Way #205 Naples, FL	2.0	1.0	894	$1,700	$1.90	25d	1	1.07mi
1554 Oyster Catcher Pt Unit C Naples, FL	2.0	2.0	1124	$2,900	$2.58	25d	1	1.07mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	912	$1,990	$2.18	15d	3	1.09mi
1180 Reserve Way Naples, FL	1.0–2.0	1.0–2.0	954	$2,000	$2.10	25d	2	1.09mi
1205 Reserve Way #302 Naples, FL	3.0	2.0	1239	$2,300	$1.86	15d	1	1.09mi
1235 Reserve Way Naples, FL	2.0	1.0	894	$2,300	$2.57	25d	1	1.12mi
1235 Reserve Way #103 Naples, FL	2.0	1.0	894	$1,995	$2.23	15d	1	1.12mi
1235 Reserve Way Unit 5-107 Naples, FL	1.0	1.0	744	$1,850	$2.49	23d	1	1.12mi
1545 Oyster Catcher Pt Unit A Naples, FL	2.0	2.0	1124	$2,200	$1.96	15d	1	1.12mi
501 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	919	$2,300	$2.50	15d	1	1.12mi
3308 Europa Dr #30 Naples, FL	2.0	2.0	1205	$5,500	$4.56	25d	1	1.13mi
400 Forest Lakes Blvd Naples, FL	2.0	2.0	842	$2,350	$2.79	23d	4	1.13mi
1220 Reserve Way #305 Naples, FL	2.0	2.0	1059	$1,950	$1.84	25d	1	1.13mi
1190 Reserve Way #304 Naples, FL	2.0	2.0	1059	$2,900	$2.74	25d	1	1.13mi
1130 Reserve Way #208 Naples, FL	1.0	1.0	765	$1,550	$2.03	25d	1	1.14mi
1350 Misty Pines Cir Unit E-204 Naples, FL	2.0	2.0	1200	$7,500	$6.25	15d	1	1.19mi
300 Forest Lakes Blvd Naples, FL	2.0	2.0	842	$2,700	$3.21	25d	2	1.21mi
500 Misty Pines Cir Unit 2-204 Naples, FL	2.0	2.0	1260	$5,750	$4.56	15d	1	1.25mi
499 Forest Lakes Blvd #105 Naples, FL	2.0	2.0	919	$1,950	$2.12	15d	1	1.25mi
500 Misty Pines Cir #206 Naples, FL	2.0	2.0	1260	$6,000	$4.76	15d	1	1.25mi
200 Forest Lakes Blvd #111 Naples, FL	2.0	2.0	842	$3,100	$3.68	15d	1	1.28mi
2226 Arbour Walk Cir #1913 Naples, FL	1.0	1.0	740	$1,475	$1.99	25d	1	1.34mi
2277 Arbour Walk Cir Naples, FL	1.0–2.0	1.0–2.0	937	$2,540	$2.71	15d	25	1.34mi
175 Turtle Lake Ct Naples, FL	1.0–2.0	1.0–2.0	740	$1,650	$2.23	15d	2	1.36mi
225 Turtle Lake Ct Naples, FL	1.0–2.0	1.0–2.0	740	$1,900	$2.57	25d	2	1.37mi

HOA detail condo

• Monthly dues: $734 · $8,808/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $269,000 Active 41 DOM
2. 2026-06-18
   days on market $269,000 Active 38 DOM
3. 2026-06-17
   days on market $269,000 Active 37 DOM
4. 2026-06-16
   days on market $269,000 Active 36 DOM
5. 2026-06-15
   days on market $269,000 Active 35 DOM
6. 2026-06-14
   pricedays on market $269,000 Active 33 DOM
7. 2026-06-10
   days on market $274,900 Active 30 DOM
8. 2026-06-09
   days on market $274,900 Active 29 DOM
9. 2026-06-08
   days on market $274,900 Active 28 DOM
10. 2026-06-07
    days on market $274,900 Active 27 DOM
11. 2026-06-03
    days on market $274,900 Active 23 DOM
12. 2026-06-02
    days on market $274,900 Active 22 DOM
13. 2026-06-01
    days on market $274,900 Active 21 DOM
14. 2026-05-31
    days on market $274,900 Active 20 DOM
15. 2026-05-30
    days on market $274,900 Active 19 DOM
16. 2026-05-11
    listed $274,900 Active
17. 2019-11-05
    soldstatus $180,000
18. 2019-10-25
    soldstatus $180,000 998-char remark

    Show marketing remark (998 chars)

    Don't miss this wonderful opportunity to own a spacious 2 bedroom condo in the center of it all. A perfect location for year-round or seasonal residents, it is in a great school district for those with children and is close to all sorts of shopping, restaurants and businesses as well as super convenient to I-75. A great choice for investors, this unit has had a good history of steady annual rental income. UPDATED within the past couple of months, this unit boasts NEW granite countertops, sink, faucet, microwave and hardware in the kitchen, NEW luxury wood-look flooring throughout the unit, NEW baseboards, NEWLY tile showers/tub surrounds with NEW faucets/hardware and light fixtures, NEW blinds, NEW smoke alarms, 4 yr. old A/C and even shutters on the screened lanai. The TOP FLOOR location overlooks the pool and lake and feels even larger with high cathedral ceilings. See the Virtual Tour for the best viewing and schedule your appointment to see this delightful condo before it's gone!

19. 2019-10-25
    soldstatus $180,000 Sold 998-char remark

    Show marketing remark (998 chars)

    Don't miss this wonderful opportunity to own a spacious 2 bedroom condo in the center of it all. A perfect location for year-round or seasonal residents, it is in a great school district for those with children and is close to all sorts of shopping, restaurants and businesses as well as super convenient to I-75. A great choice for investors, this unit has had a good history of steady annual rental income. UPDATED within the past couple of months, this unit boasts NEW granite countertops, sink, faucet, microwave and hardware in the kitchen, NEW luxury wood-look flooring throughout the unit, NEW baseboards, NEWLY tile showers/tub surrounds with NEW faucets/hardware and light fixtures, NEW blinds, NEW smoke alarms, 4 yr. old A/C and even shutters on the screened lanai. The TOP FLOOR location overlooks the pool and lake and feels even larger with high cathedral ceilings. See the Virtual Tour for the best viewing and schedule your appointment to see this delightful condo before it's gone!

20. 2019-09-16
    status Pending With Contingencies 998-char remark

    Show marketing remark (998 chars)

    Don't miss this wonderful opportunity to own a spacious 2 bedroom condo in the center of it all. A perfect location for year-round or seasonal residents, it is in a great school district for those with children and is close to all sorts of shopping, restaurants and businesses as well as super convenient to I-75. A great choice for investors, this unit has had a good history of steady annual rental income. UPDATED within the past couple of months, this unit boasts NEW granite countertops, sink, faucet, microwave and hardware in the kitchen, NEW luxury wood-look flooring throughout the unit, NEW baseboards, NEWLY tile showers/tub surrounds with NEW faucets/hardware and light fixtures, NEW blinds, NEW smoke alarms, 4 yr. old A/C and even shutters on the screened lanai. The TOP FLOOR location overlooks the pool and lake and feels even larger with high cathedral ceilings. See the Virtual Tour for the best viewing and schedule your appointment to see this delightful condo before it's gone!

21. 2019-09-10
    price $185,000 998-char remark

    Show marketing remark (998 chars)

    Don't miss this wonderful opportunity to own a spacious 2 bedroom condo in the center of it all. A perfect location for year-round or seasonal residents, it is in a great school district for those with children and is close to all sorts of shopping, restaurants and businesses as well as super convenient to I-75. A great choice for investors, this unit has had a good history of steady annual rental income. UPDATED within the past couple of months, this unit boasts NEW granite countertops, sink, faucet, microwave and hardware in the kitchen, NEW luxury wood-look flooring throughout the unit, NEW baseboards, NEWLY tile showers/tub surrounds with NEW faucets/hardware and light fixtures, NEW blinds, NEW smoke alarms, 4 yr. old A/C and even shutters on the screened lanai. The TOP FLOOR location overlooks the pool and lake and feels even larger with high cathedral ceilings. See the Virtual Tour for the best viewing and schedule your appointment to see this delightful condo before it's gone!

22. 2019-08-23
    listed $185,000 998-char remark

    Show marketing remark (998 chars)

    Don't miss this wonderful opportunity to own a spacious 2 bedroom condo in the center of it all. A perfect location for year-round or seasonal residents, it is in a great school district for those with children and is close to all sorts of shopping, restaurants and businesses as well as super convenient to I-75. A great choice for investors, this unit has had a good history of steady annual rental income. UPDATED within the past couple of months, this unit boasts NEW granite countertops, sink, faucet, microwave and hardware in the kitchen, NEW luxury wood-look flooring throughout the unit, NEW baseboards, NEWLY tile showers/tub surrounds with NEW faucets/hardware and light fixtures, NEW blinds, NEW smoke alarms, 4 yr. old A/C and even shutters on the screened lanai. The TOP FLOOR location overlooks the pool and lake and feels even larger with high cathedral ceilings. See the Virtual Tour for the best viewing and schedule your appointment to see this delightful condo before it's gone!

23. 2019-08-16
    listed $198,000 Active 998-char remark

    Show marketing remark (998 chars)

    Don't miss this wonderful opportunity to own a spacious 2 bedroom condo in the center of it all. A perfect location for year-round or seasonal residents, it is in a great school district for those with children and is close to all sorts of shopping, restaurants and businesses as well as super convenient to I-75. A great choice for investors, this unit has had a good history of steady annual rental income. UPDATED within the past couple of months, this unit boasts NEW granite countertops, sink, faucet, microwave and hardware in the kitchen, NEW luxury wood-look flooring throughout the unit, NEW baseboards, NEWLY tile showers/tub surrounds with NEW faucets/hardware and light fixtures, NEW blinds, NEW smoke alarms, 4 yr. old A/C and even shutters on the screened lanai. The TOP FLOOR location overlooks the pool and lake and feels even larger with high cathedral ceilings. See the Virtual Tour for the best viewing and schedule your appointment to see this delightful condo before it's gone!

24. 2006-05-15
    listed $279,900
25. 2004-12-22
    soldstatus $191,000
26. 1999-05-20
    soldstatus $86,900

ⓘ 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: $1,219 · $102/mo
• Projected year-2 tax: $2,233 · $186/mo
• Expected delta: +$1,014/yr (+$84/mo · 83.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,869
• − Mortgage interest: −$15,068
• − Property taxes: −$1,219
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,550
• − Management: −$2,550
• − HOA: −$8,808
• − Depreciation: −$7,825
• Taxable loss: −$7,495
• Est. tax savings @ 24.0%: +$1,799
• After-tax cash flow: $-1,324/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: Collier
• NCES district ID: 1200330
• Math proficiency: 60% ▼ -4.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $58,275
• Composite: 50.23/100
• National rank: #1892
• State rank: #16 of 73 in FL

Livability — Vineyards

• Score: 64/100
• State rank: #679
• US rank: #14101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 27,273
• Household income: $92,259
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1712.0

Population outlook (Collier County) Hauer SSP2

• Today (2025): 420,858 people
• By 2030: 450,054 · +6.9%
• By 2040: 502,232 · +19.3%
• By 2050: 544,932 · +29.5%
• By 2075: 627,203 · +49.0%
• By 2100: 659,015 · +56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Black 4% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Cuban 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 20% · Canada, Jamaica, Vietnam
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 5% Russian/Polish/Slavic 3%

Political lean MEDSL · Collier

• 2024 margin: Solid R (+33.1) · D 33.1% · R 66.2%
• 2008→2024 swing: -10.6pp toward R · 2008: -22.5pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+24.7 2016: R+26.0 2012: R+30.1 2008: R+22.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.29%
• Current HPI: 279.357
• Rent YoY: ▲ 0.92%
• Metro: Naples-Marco Island, 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

+216.3% since first listed

11 events — show timeline

• 2026-05-11 Listed $274,900 NAPLESMLS
• 2019-11-05 Sold (Public Records) $180,000 Public Records
• 2019-10-25 Sold (MLS) $180,000 NAPLESMLS
• 2019-10-25 Sold (MLS) $180,000 MIML
• 2019-09-16 Pending — NAPLESMLS
• 2019-09-10 Price Changed $185,000 NAPLESMLS
• 2019-08-23 Listed $185,000 MIML
• 2019-08-16 Listed $198,000 NAPLESMLS
• 2006-05-15 Listed $279,900 MIML
• 2004-12-22 Sold (Public Records) $191,000 Public Records
• 1999-05-20 Sold (Public Records) $86,900 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,219 · +2.7% YoY. Source: county tax records.