26430 Coco Cay Cir #101 · Bonita Springs, FL
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
Why this score? — see what drove the F grade
The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).
- ARV discount +7.9/15.0
- Schools +5.2/10.0
- Condition / age +4.8/5.0
- Cash flow +4.3/30.0
- Livability +3.5/5.0
- Rent growth +2.3/5.0
- 1% rule +1.9/10.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$419,000
26430 Coco Cay Cir #101 · Bonita Springs, FL 34135
2 bd · 2.5 ba · 1,533 sqft · Condo
· 161 Days on market
Built 2023
1-car garage
$273/sqft
· at area comps
Est $423k · at est.
$521/mo HOA · 18% of rent
↓ 5% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
One or more photo(s) has been virtually staged, AI generated or rendered. MOTIVATED SELLER, offering a $10,000 credit to buyer for closing costs or mortgage rate buydown! Prime PRIVATE cul-de-sac location, beautifully appointed FIRST FLOOR END unit carriage home in the heart of Bonita Springs. This spacious open floorplan offers an inviting layout with modern finishes, including luxury vinyl plank flooring throughout, and private garage parking and storage. The kitchen serves as the heart of the home, offering ample cabinetry, generous counter space, and a welcoming connection to the main living areas.
Key facts
- Cul-de-sac location
- Gated enclave
- Green space view
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.5-bath condo listed at $419k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
- To cash-flow at today's rent, offer at most $257k (38.6% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (30.5% below list).
- Recommended offer: $257k (38.6% below list) — sets the bar for cash-flow.
- Cap rate 3.1% vs local median 2.2% in Bonita Springs — 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 70/100 on livability (#428 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: cost of living C-, health & safety D, amenities F.
- Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: Pinewoods Elementary School (math 81% / reading 74%, grade A, #163 of 2,144 statewide, top 8%, 1,089 students, 25% 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) — zoned schools average 39% FRL vs 57% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
- Market conditions: Rents soft (-0.6%/yr); 1074 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 99d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 ($91k/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 $3k of loan paydown is wiped out by about $13k 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 161 days — a 12% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$257,268
(38.6% below list)
Questions for the listing agent
- 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?
- It's been on market 161 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.69% ✗
- Cap rate
- 3.09%
- Cash-on-cash
- -11.43%
- DSCR
- 0.49
- GRM
- 12.0
CMA / ARV
- ARV (median comp)
- $423,127
- List price
- $419,000
- Delta
- -0.98%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 26036 Clarkston Dr | 0.37mi | 2/2.0 | 1,496 (-2%) | 0mo | $725,000 | $485 | 76 |
| 25833 Pebblecreek Dr | 0.57mi | 3/2.0 (+1) | 1,554 (+1%) | 1mo | $425,000 | $273 | 63 |
| 25548 Fenner Cir | 1.38mi | 3/2.0 (+1) | 1,512 (-1%) | 0mo | $445,000 | $294 | 56 |
| 4021 Whiskey Pointe Ln #202 | 1.29mi | 2/2.0 | 1,466 (-4%) | 0mo | $375,000 | $256 | 56 |
| 27228 Gasparilla Dr | 1.24mi | 3/2.0 (+1) | 1,595 (+4%) | 1mo | $593,000 | $372 | 51 |
| 25730 Lake Amelia Way #202 | 1.06mi | 2/2.0 | 1,394 (-9%) | 1mo | $235,000 | $169 | 47 |
| 9670 Village View Blvd #201 | 0.91mi | 3/2.0 (+1) | 1,649 (+8%) | 0mo | $320,000 | $194 | 45 |
| 25711 Lake Amelia Way #102 | 1.13mi | 2/2.0 | 1,320 (-14%) | 1mo | $247,500 | $188 | 39 |
| 26650 Bonita Fairways Blvd #103 | 0.90mi | 2/2.0 | 1,190 (-22%) | 0mo | $265,000 | $223 | 38 |
| 26416 Bonita Fairways Blvd | 0.97mi | 3/2.5 (+1) | 1,753 (+14%) | 0mo | $430,000 | $245 | 36 |
| 26548 Bonita Fairways Blvd | 1.03mi | 3/2.5 (+1) | 1,753 (+14%) | 1mo | $430,000 | $245 | 35 |
| 27189 Gasparilla Dr | 1.22mi | 3/2.5 (+1) | 1,832 (+20%) | 0mo | $915,000 | $499 | 35 |
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
- -41.3%
- Equity multiple
- -0.26×
- Total profit
- $-147,246
- Equity at exit
- $62,474
10-year hold
- IRR
- -96.3%
- Equity multiple
- -1.14×
- Total profit
- $-251,362
- Equity at exit
- $36,227
Cash invested: $117,320 (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.
Active competition Active MLS
- For sale now
- 6 active · 2 under contract
- Median asking
- $372,000 ($277/sqft)
- Median days on market
- 146 d
- This list price
- 83% of active listings are priced below it
- ARV vs active asking
- -0.5% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 34135
- Rents YoY
- -0.6%
- Active inventory
- 1074
- Price-to-rent
- 12.0×
Monthly cashflow live
↻
- Estimated rent
- $2,910 high interval (Pro) →
- Mortgage (P&I)
- −$2,197
- Tax est. 1.5%
- −$524 /mo · $6,285/yr
- Insurance
- −$175
- HOA
- −$521
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$611
- Net cashflow
- $-1,118
Break-even live
Break-even rent
$4,325
Max offer price
$257,268
Occupancy floor
—
Sensitivity live
| Price | -10% $-828 | -5% $-973 | +0% $-1,118 | +5% $-1,262 | +10% $-1,407 |
|---|---|---|---|---|---|
| Rent | -10% $-1,348 | -5% $-1,233 | +0% $-1,118 | +5% $-1,003 | +10% $-888 |
| Rate | -1.0pp $-907 | -0.5pp $-1,011 | base $-1,118 | +0.5pp $-1,226 | +1.0pp $-1,337 |
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
- $104,750
- Closing costs
- $12,570
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 26310 Coco Cay Cir Unit 201 Bonita Springs, FL | 3.0 | 3.5 | 1840 | $3,195 | $1.74 | 119d | 1 | 0.02mi |
| 26310 Coco Cay Cir Unit 101 Bonita Springs, FL | 2.0 | 2.5 | 1498 | $2,500 | $1.67 | 9d | 1 | 0.02mi |
| 26430 Coco Cay Cir #203 Bonita Springs, FL | 3.0 | 3.5 | 1840 | $5,800 | $3.15 | 9d | 1 | 0.02mi |
| 26331 Coco Cay Cir #203 Bonita Springs, FL | 3.0 | 3.5 | 2027 | $3,500 | $1.73 | 119d | 1 | 0.02mi |
| 26331 Coco Cay Cir Unit 103 Bonita Springs, FL | 2.0 | 2.5 | 1520 | $2,100 | $1.38 | 117d | 1 | 0.02mi |
| 26330 Coco Cay Cir #201 Bonita Springs, FL | 3.0 | 3.5 | 1623 | $3,250 | $2.00 | 9d | 1 | 0.03mi |
| 26351 Coco Cay Cir Unit 201 Bonita Springs, FL | 3.0 | 3.5 | 1863 | $2,800 | $1.50 | 9d | 1 | 0.07mi |
| 26351 Coco Cay Cir Bonita Springs, FL | 3.0 | 4.0 | 1863 | $2,800 | $1.50 | 9d | 1 | 0.07mi |
| 26390 Coco Cay Cir #101 Bonita Springs, FL | 2.0 | 2.5 | 1498 | $2,700 | $1.80 | 119d | 1 | 0.08mi |
| 26380 Coco Cay Cir Bonita Springs, FL | 3.0 | 3.5 | 1738 | $2,999 | $1.73 | 65d | 1 | 0.10mi |
| 26380 Coco Cay Cir Bonita Springs, FL | 3.0 | 3.5 | 1738 | $3,200 | $1.84 | 78d | 1 | 0.10mi |
| 26370 Coco Cay Cir Bonita Springs, FL | 2.0 | 2.5 | 1443 | $2,300 | $1.59 | 9d | 1 | 0.10mi |
| 26343 Clarkston Dr Bonita Springs, FL | 3.0 | 2.0 | 2148 | $9,500 | $4.42 | 119d | 1 | 0.11mi |
| 26343 Clarkston Dr Bonita Springs, FL | 3.0 | 2.0 | 2148 | $10,000 | $4.66 | 9d | 1 | 0.11mi |
| 26409 Clarkston Dr Bonita Springs, FL | 2.0 | 2.0 | 1571 | $2,900 | $1.85 | 9d | 1 | 0.24mi |
| 3321 Glen Cairn Ct #102 Bonita Springs, FL | 3.0 | 2.5 | 1912 | $9,000 | $4.71 | 119d | 1 | 0.39mi |
| 9250 Highland Woods Blvd #2308 Bonita Springs, FL | 2.0 | 2.0 | 1100 | $1,995 | $1.81 | 119d | 1 | 0.56mi |
| 9250 Highland Woods Blvd #2308 Bonita Springs, FL | 2.0 | 2.0 | 1100 | $1,995 | $1.81 | 99d | 1 | 0.56mi |
| 3431 Pointe Creek Ct #102 Bonita Springs, FL | 3.0 | 2.0 | 1546 | $2,265 | $1.47 | 87d | 1 | 0.63mi |
| 3412 Pointe Creek Ct #102 Bonita Springs, FL | 3.0 | 2.0 | 1622 | $6,250 | $3.85 | 119d | 1 | 0.65mi |
| 3412 Pointe Creek Ct #102 Bonita Springs, FL | 3.0 | 2.0 | 1622 | $6,250 | $3.85 | 9d | 1 | 0.65mi |
| 25925 Pebblecreek Dr Bonita Springs, FL | 2.0 | 2.0 | 1498 | $2,850 | $1.90 | 9d | 1 | 0.66mi |
| 25925 Pebblecreek Dr Bonita Springs, FL | 2.0 | 2.0 | 1498 | $2,950 | $1.97 | 74d | 1 | 0.66mi |
| 3442 Pointe Creek Ct #201 Bonita Springs, FL | 3.0 | 2.0 | 1673 | $7,000 | $4.18 | 99d | 1 | 0.67mi |
| 3461 Pointe Creek Ct #306 Bonita Springs, FL | 3.0 | 2.0 | 1650 | $3,150 | $1.91 | 119d | 1 | 0.70mi |
| 3460 Pointe Creek Ct #102 Bonita Springs, FL | 3.0 | 2.0 | 1622 | $6,800 | $4.19 | 119d | 1 | 0.72mi |
| 26751 Clarkston Dr #102 Bonita Springs, FL | 2.0 | 2.0 | 1256 | $6,500 | $5.18 | 119d | 1 | 0.72mi |
| 3661 Wild Pines Dr #201 Bonita Springs, FL | 2.0 | 2.0 | 1268 | $7,000 | $5.52 | 9d | 1 | 0.75mi |
| 3621 Wild Pines Dr #207 Bonita Springs, FL | 2.0 | 2.0 | 1064 | $6,000 | $5.64 | 119d | 1 | 0.78mi |
| 9450 Highland Woods Blvd #6203 Bonita Springs, FL | 2.0 | 2.0 | 1100 | $6,000 | $5.45 | 110d | 1 | 0.80mi |
| 9124 Brendan Preserve Ct Bonita Springs, FL | 3.0 | 2.0 | 1699 | $2,950 | $1.74 | 119d | 1 | 0.80mi |
| 3421 Marbella Ct Bonita Springs, FL | 3.0 | 3.5 | 2073 | $8,500 | $4.10 | 9d | 1 | 0.81mi |
| 8861 Colonnades Ct W #216 Bonita Springs, FL | 3.0 | 2.0 | 1207 | $2,200 | $1.82 | 119d | 1 | 0.82mi |
| 9500 Highland Woods Blvd #207 Bonita Springs, FL | 2.0 | 2.0 | 1162 | $4,900 | $4.22 | 78d | 1 | 0.84mi |
| 9500 Highland Woods Blvd #207 Bonita Springs, FL | 2.0 | 2.0 | 1162 | $1,600 | $1.38 | 119d | 1 | 0.84mi |
| 27123 Kindlewood Ln Bonita Springs, FL | 2.0 | 2.0 | 1715 | $4,500 | $2.62 | 119d | 1 | 0.87mi |
| 26961 Clarkston Dr #9208 Bonita Springs, FL | 2.0 | 2.0 | 1556 | $6,600 | $4.24 | 9d | 1 | 0.88mi |
| 9304 Lake Abby Ln Bonita Springs, FL | 3.0 | 2.0 | 1631 | $3,700 | $2.27 | 99d | 1 | 0.88mi |
| 26630 Rosewood Pointe Dr Unit 1 Bonita Springs, FL | 2.0 | 2.0 | 1659 | $2,400 | $1.45 | 82d | 1 | 0.88mi |
| 26630 Rosewood Pointe Dr #306 Bonita Springs, FL | 2.0 | 2.0 | 1688 | $2,400 | $1.42 | 84d | 1 | 0.88mi |
Property features AI
Finance
- Other
- Unit is one of 72 units in the complex and 4 units in the buildingSingle-floor unit
- HOA & community
- Mandatory HOA with professional managementMonthly condo fee of $521.49 (annual recurring fees $6,252)One-time fees: $150HOA covers insurance and community amenities include clubhouse, community pool, and exercise roomGated community
Exterior
- Parking
- Paved parkingAttached 1-car garage
- Security
- Gated communityImpact resistant windows and doors
- Utilities
- Central waterCentral sewerCable available
- Home design
- Residential end-unit in a low-rise building (1–3 stories)Rear exposure faces northPart of Villa Mar Bonita Beach development
- Construction
- Built in 2023Concrete block constructionVinyl siding exteriorMetal roofImpact resistant windows and doors
- Exterior features
- Private roadPaved road accessLandscaped area viewDeeded restrictions with no RV allowedScreened porch (guest house description)
Interior
- Kitchen
- RangeMicrowaveDishwasherDisposalRefrigerator/FreezerRefrigerator with icemakerPantry
- Bedrooms
- 2 bedroomsMaster bedroom on the ground floorSplit bedroom floor planFirst-floor bedroom
- Flooring
- Tile flooring
- Bathrooms
- 2 full bathrooms1 half bathroomMaster bath with dual sinks
- Heating & cooling
- Central electric cooling
- Interior features
- Built-in cabinetsCable prewireFire sprinkler systemFoyerHigh-speed internet availablePantryPull-down attic stairsSmoke detectorsVolume ceilingsWalk-in closetScreened lanai/porch
- Laundry & utility
- WasherDryerWasher/Dryer hookupAuto garage door
HOA detail $521/mo · $6,252/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 28 events
-
2026-07-13days on market $419,000 Active 161 DOM
-
2026-07-13days on market $419,000 Active 160 DOM
-
2026-07-12days on market $419,000 Active 159 DOM
-
2026-07-10days on market $419,000 Active 158 DOM
-
2026-07-10days on market $419,000 Active 157 DOM
-
2026-07-07days on market $419,000 Active 155 DOM
-
2026-07-06days on market $419,000 Active 154 DOM
-
2026-07-05days on market $419,000 Active 153 DOM
-
2026-07-02days on market $419,000 Active 150 DOM
-
2026-07-01days on market $419,000 Active 149 DOM
-
2026-06-30days on market $419,000 Active 148 DOM
-
2026-06-29days on market $419,000 Active 147 DOM
-
2026-06-28days on market $419,000 Active 146 DOM
-
2026-06-25days on market $419,000 Active 142 DOM
-
2026-06-22days on market $419,000 Active 140 DOM
-
2026-06-22days on market $419,000 Active 139 DOM
-
2026-06-17days on market $419,000 Active 135 DOM
-
2026-06-16days on market $419,000 Active 134 DOM
-
2026-06-15days on market $419,000 Active 133 DOM
-
2026-06-13days on market $419,000 Active 131 DOM
-
2026-06-10days on market $419,000 Active 128 DOM
-
2026-06-09days on market $419,000 Active 127 DOM
-
2026-06-07days on market $419,000 Active 125 DOM
-
2026-06-02days on market $419,000 Active 120 DOM
-
2026-06-01days on market $419,000 Active 119 DOM
-
2026-06-01days on market $419,000 Active 118 DOM
-
2026-05-22price $419,000
-
2026-02-02$439,000 Active
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
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Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $34,920
- − Mortgage interest
- −$23,471
- − Property taxes
- −$6,285
- − Insurance
- −$2,095
- − Repairs & maintenance
- −$2,794
- − Management
- −$2,794
- − HOA
- −$6,252
- − Depreciation
- −$12,189
- Taxable loss
- −$20,959
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$5,030
- After-tax cash flow
- $-8,382/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 · 13 photos
95/100
None rehab
This townhouse is in excellent condition with no visible repairs or maintenance needed. The home is move-in ready and has a great curb appeal.
Value-add opportunities
- Both Landscaping and curb appeal — A well-maintained landscape and curb appeal can enhance the home's visual appeal and attract potential buyers or renters. ↑
D
Composite school gradezoned avg 52/100
Zoned Schools
Elementary
Bonita Springs Elementary School
C-
FL #976/2,144
Nat'l #11,114/41,679
Middle
Bonita Springs Middle Center For The Arts
C+
FL #209/571
Nat'l #2,873/14,009
High
Estero High School
D
FL #179/667
Nat'l #5,677/17,239
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
B
Composite livability gradescore 70/100
Livability — Bonita Springs
- Score
- 70/100
- State rank
- #428
- US rank
- #7576
Category grades
Amenities F
Commute F
Cost of living C-
Crime A+
Employment A
Housing A+
Health & safety D
User ratings A+
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Bonita Springs, FL
- County
- Lee County · 871,946 people
- City population
- 64,727
- Metro
- Cape Coral-Fort Myers, FL
- Population (ZIP)
- 48,252
- Household income
- $91,380
- Rent vs Own
- Severe rent burden
- 17% of renters
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 (69%)
- Race & ethnicity
- White 69% Hispanic / Latino 26% Two or more races 13% Native American 3% Black 2%
- Hispanic origin (detail)
- Mexican 8% Puerto Rican 4% Cuban 3%
- Common ancestry
- Romanian 5% Lithuanian 2% Slovak 2%
- Foreign-born
- 22% · Canada, Jamaica
- Languages at home
- 74% English-only · Spanish 21% French/Haitian/Cajun 1% Russian/Polish/Slavic 1%
Political lean MEDSL · Lee
- 2024 margin
- Strong R (+28.4) · D 35.5% · R 63.9%
- 2008→2024 swing
- -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
- All cycles
- 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -188.86%
- Current HPI
- 243.4153
- Rent YoY
- ▼ -0.61%
- 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 |
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| Insurance | 2 | $17B |
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| Retail | 1 | $60B |
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| Technology Distribution | 1 | $58B |
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| Homebuilding | 1 | $35B |
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| Technology Manufacturing | 1 | $35B |
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Price history
-4.6% since first listed2 events — show timeline
- 2026-05-22 Price Changed $419,000 NAPLESMLS
- 2026-02-02 Listed $439,000 NAPLESMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…