466 Bristle Cone Ln #34 · Lely, FL 34113

$319,500

2 bd · 2.5 ba · 1,471 sqft · Condo public records · 153 Days on market

Built 1979 $685/mo HOA · 15% of rent

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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 +26.5/30.0
• 1% rule +9.2/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bathed in natural light with desirable southwest exposure, this light and bright townhouse-style residence captures tranquil private garden and golf course views, creating a serene backdrop for everyday living. Thoughtfully designed across two stories, the home offers a comfortable blend of indoor and outdoor spaces, highlighted by a Florida sunroom that can be enjoyed rain or shine and frames peaceful views of the surrounding greenery and fairways. The inviting interior features diagonal tile flooring throughout the main living areas, volume ceilings, custom mirrors, and an open, airy feel that enhances the home's natural light. The kitchen is both functional and stylish, appointed with white cabinetry featuring upper glass-front inserts, under-cabinet lighting, granite countertops, a coordinating tile backsplash, recessed lighting, and stainless steel appliances, including a range, microwave, dishwasher, and refrigerator with icemaker. The family room provides courtyard access through sliding glass doors, while the formal dining area is accented with custom mirrors and glass sliders that open directly to the Florida sunroom. The living room also connects seamlessly to the sunroom through glass sliders, extending the living space and enhancing indoor-outdoor flow. A powder bath is conveniently located off the main hallway. Upstairs, a wooden staircase leads to the private bedroom level. The owner's suite is a relaxing retreat with an en-suite bath featuring a dual-sink granite vanity, full-width mirrors, and a walk-in shower finished with floor-to-ceiling tile. The guest bedroom also enjoys its own en-suite bathroom with a granite vanity and a shower-tub combination, along with an adjoining den that serves perfectly as a private sitting area, home office, or personal study. Set within the peaceful Ironwood community, residents enjoy access to a clubhouse and pool, along with convenient proximity to outstanding golf options. The home is located next to Hibiscus Golf Club, a premier public course, and is just minutes from the boutiques and dining of Fifth Avenue South and the white-sand shores of Naples Beach, offering an ideal balance of quiet living and easy access to Naples' most celebrated amenities.

Key facts

• Private garden views
• Florida sunroom
• Granite countertops

Tags

• PRIVATE GARDEN VIEWS
• GOLF COURSE VIEWS
• FLORIDA SUNROOM
• DIAGONAL TILE FLOORING
• WHITE CABINETRY
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Part of a complex of 64 units (8 units per building); Unit number 34; Paved road access; Lot/unit area information recorded by Property Appraiser Office; Vehicle restrictions: limited number of vehicles; no motorcycles, RVs, or trucks
• HOA & community: Mandatory HOA with professional management; Quarterly condo fee; HOA covers irrigation water, lawn/land maintenance, legal/accounting, repairs and reserves; Community amenities include clubhouse, community pool, community room, BBQ/picnic area, sidewalks, streetlights, and underground utilities; Non-gated community with public golf access; Total annual recurring HOA fees reported

Exterior

• Parking: One assigned covered parking space; Detached 1-car garage; Paved driveway
• Security: Smoke detectors
• Utilities: Central water; Central sewer; Cable available
• Home design: Residential townhouse; Two-story design; Zero lot line; Rear exposure facing southwest
• Construction: Concrete block construction; Stucco exterior finish; Tile roof; Built in 1979; 2-story building design
• Exterior features: Patio; Landscaped golf-course and landscaped area views; Central irrigation

Interior

• Kitchen: Pantry; Dishwasher; Disposal; Microwave; Range / oven (self-cleaning); Refrigerator / freezer; Refrigerator with icemaker; Breakfast bar
• Bedrooms: 2 bedrooms plus den; Master bedroom located upstairs
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with dual sinks and a shower (no tub)
• Heating & cooling: Central electric heat; Central electric air conditioning; Ceiling fans
• Interior features: Built-in cabinets; Cable pre-wiring available; High-speed internet available; Laundry tub; Pantry; Smoke detectors; Vaulted/volume ceilings; Window coverings; Den (study); Florida room / glass porch; Guest room; Guest bath; 9 total rooms; Negotiable furnished status
• Laundry & utility: Washer and dryer present; Washer/dryer hookup; Laundry located in residence; Auto garage door

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $320k).
• Recommended offer: $281k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#586 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools D+, health & safety D, amenities 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.
• Market conditions: Rents rising fast (+5.6%/yr); 597 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $4,538/mo this rent would consume 67% of the median local household income ($82k/yr) (locally 954% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Collier County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $89k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (7%) 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→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.42% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-12,521
• Equity at exit: $47,638

10-year hold

• IRR: 9.7%
• Equity multiple: 1.88×
• Total profit: $78,341
• Equity at exit: $27,625

Cash invested: $89,460 (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 34113

• Rents YoY: 5.6%
• Active inventory: 597
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $4,538 high
• Mortgage (P&I): −$1,675
• Tax from tax record: −$249 /mo · $2,988/yr
• Insurance: −$133
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$685
• Vacancy / Maint / Mgmt: −$953
• Net cashflow: $415

Break-even live

Break-even rent $4,012

Max offer price $319,500

Occupancy floor 86%

Sensitivity live

Price	-10% $596	-5% $506	+0% $415	+5% $325	+10% $235
Rent	-10% $57	-5% $236	+0% $415	+5% $595	+10% $774
Rate	-1.0pp $576	-0.5pp $497	base $415	+0.5pp $333	+1.0pp $248

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: $79,875
• Closing costs: $9,585
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
452 Bristle Cone Ln #27 Naples, FL	2.0	2.0	1129	$2,000	$1.77	24d	1	0.05mi
255 Pine Valley Cir Naples, FL	3.0	1.5	1574	$3,500	$2.22	24d	1	0.08mi
315 Saint Andrews Blvd Unit A25 Naples, FL	2.0	2.0	1126	$1,530	$1.36	24d	1	0.15mi
326 Bradstrom Cir Unit 103F Naples, FL	2.0	2.0	1113	$1,800	$1.62	24d	1	0.21mi
326 Bradstrom Cir Unit 204F Naples, FL	3.0	2.0	1200	$3,500	$2.92	24d	1	0.21mi
332 Bradstrom Cir #201 Naples, FL	2.0	2.0	1257	$2,200	$1.75	24d	1	0.26mi
248 Pebble Beach Cir Unit G201 Naples, FL	2.0	2.0	1163	$2,300	$1.98	24d	1	0.29mi
5293 Dixie Dr Unit 1546039P Naples, FL	2.0	2.0	1130	$1,561	$1.38	14d	1	0.30mi
213 Bay Meadows Dr Naples, FL	3.0	2.0	1650	$5,500	$3.33	24d	1	0.39mi
520 Augusta Blvd Unit B204 Naples, FL	3.0	2.0	1294	$2,200	$1.70	24d	1	0.43mi
240 Pebble Beach Blvd #702 Naples, FL	2.0	2.0	1090	$4,000	$3.67	24d	1	0.45mi
190 Pebble Beach Blvd #301 Naples, FL	2.0	2.0	954	$1,700	$1.78	24d	1	0.48mi
6984 Saona Ct Naples, FL	2.0	2.0	1472	$7,500	$5.10	24d	1	0.50mi
9512 Napoli Ln Unit 101 Naples, FL	3.0	2.0	1741	$10,000	$5.74	14d	1	0.52mi
265 Deerwood Cir Naples, FL	2.0	2.0	1179	$5,000	$4.24	24d	1	0.52mi
413 Augusta Blvd #302 Naples, FL	2.0	2.0	1390	$5,500	$3.96	22d	1	0.52mi
7124 Saona Ct Naples, FL	2.0	2.0	1387	$8,000	$5.77	24d	1	0.54mi
494 Saint Andrews Blvd Naples, FL	3.0	2.0	1700	$2,800	$1.65	24d	1	0.54mi
232 Pebble Beach Blvd #104 Naples, FL	3.0	2.0	1298	$1,975	$1.52	24d	1	0.54mi
7110 Cayo Coco Ln Naples, FL	2.0	2.0	1387	$9,250	$6.67	24d	1	0.56mi
7162 Saona Ct Naples, FL	2.0	2.0	1482	$9,000	$6.07	24d	1	0.57mi
7197 Saona Ct Unit 1545994P Naples, FL	2.0	2.0	1291	$4,152	$3.22	14d	1	0.57mi
7142 Cayo Coco Ln Naples, FL	2.0	2.0	1490	$10,000	$6.71	24d	1	0.58mi
7138 Cayo Coco Ln Naples, FL	2.0	2.0	1205	$6,500	$5.39	24d	1	0.58mi
9250 Veneto Pl Naples, FL	2.0	2.5	1854	$6,000	$3.24	24d	1	0.59mi
7213 Saona Ct Naples, FL	2.0	2.0	1308	$7,500	$5.73	24d	1	0.59mi
9115 Napoli Ct #101 Naples, FL	3.0	2.0	1741	$9,500	$5.46	24d	1	0.60mi
6875 Saona Ct Naples, FL	2.0	2.0	1565	$8,000	$5.11	24d	1	0.61mi
555 Augusta Blvd Unit 3-1 Naples, FL	2.0	2.0	1249	$4,200	$3.36	24d	1	0.62mi
7242 Saona Ct Naples, FL	2.0	2.0	1204	$7,750	$6.44	24d	1	0.64mi
7204 Cayo Coco Ln Naples, FL	2.0	2.0	1308	$7,500	$5.73	24d	1	0.64mi
7289 Saona Ct Naples, FL	2.0	2.0	1411	$10,000	$7.09	24d	1	0.65mi
7270 Saona Ct Naples, FL	2.0	2.0	1600	$3,500	$2.19	22d	1	0.65mi
575 Augusta Blvd Naples, FL	3.0	2.0	1500	$2,100	$1.40	24d	1	0.66mi
5535 Rattlesnake Hammock Rd #302 Naples, FL	2.0	2.0	1205	$2,800	$2.32	24d	1	0.67mi
7286 Saona Ct Naples, FL	2.0	2.0	1205	$10,000	$8.30	24d	1	0.67mi
5651 Rattlesnake Hammock Rd Unit C-108 Naples, FL	2.0	2.0	1054	$1,800	$1.71	24d	1	0.68mi
5635 Rattlesnake Hammock Rd Apt 203D Naples, FL	2.0	2.0	1054	$1,700	$1.61	22d	1	0.68mi
5499 Rattlesnake Hammock Rd Naples, FL	2.0	2.0	1071	$1,775	$1.66	14d	2	0.68mi
7263 Cayo Coco Ln Naples, FL	2.0	2.0	1321	$6,500	$4.92	24d	1	0.70mi

HOA detail condo

• Monthly dues: $685 · $8,220/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $319,500 Active 153 DOM
2. 2026-06-17
   days on market $319,500 Active 152 DOM
3. 2026-06-16
   days on market $319,500 Active 151 DOM
4. 2026-06-15
   days on market $319,500 Active 150 DOM
5. 2026-06-14
   days on market $319,500 Active 148 DOM
6. 2026-06-10
   days on market $319,500 Active 145 DOM
7. 2026-06-09
   days on market $319,500 Active 144 DOM
8. 2026-06-08
   days on market $319,500 Active 143 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    days on market $319,500 Active 142 DOM
11. 2026-06-03
    days on market $319,500 Active 138 DOM
12. 2026-06-02
    days on market $319,500 Active 137 DOM
13. 2026-06-01
    days on market $319,500 Active 136 DOM
14. 2026-05-31
    days on market $319,500 Active 135 DOM
15. 2026-05-30
    days on market $319,500 Active 134 DOM
16. 2026-03-20
    price $319,500
17. 2026-03-19
    price $319,500 2242-char remark

    Show marketing remark (2242 chars)

    Bathed in natural light with desirable southwest exposure, this light and bright townhouse-style residence captures tranquil private garden and golf course views, creating a serene backdrop for everyday living. Thoughtfully designed across two stories, the home offers a comfortable blend of indoor and outdoor spaces, highlighted by a Florida sunroom that can be enjoyed rain or shine and frames peaceful views of the surrounding greenery and fairways. The inviting interior features diagonal tile flooring throughout the main living areas, volume ceilings, custom mirrors, and an open, airy feel that enhances the home's natural light. The kitchen is both functional and stylish, appointed with white cabinetry featuring upper glass-front inserts, under-cabinet lighting, granite countertops, a coordinating tile backsplash, recessed lighting, and stainless steel appliances, including a range, microwave, dishwasher, and refrigerator with icemaker. The family room provides courtyard access through sliding glass doors, while the formal dining area is accented with custom mirrors and glass sliders that open directly to the Florida sunroom. The living room also connects seamlessly to the sunroom through glass sliders, extending the living space and enhancing indoor-outdoor flow. A powder bath is conveniently located off the main hallway. Upstairs, a wooden staircase leads to the private bedroom level. The owner's suite is a relaxing retreat with an en-suite bath featuring a dual-sink granite vanity, full-width mirrors, and a walk-in shower finished with floor-to-ceiling tile. The guest bedroom also enjoys its own en-suite bathroom with a granite vanity and a shower-tub combination, along with an adjoining den that serves perfectly as a private sitting area, home office, or personal study. Set within the peaceful Ironwood community, residents enjoy access to a clubhouse and pool, along with convenient proximity to outstanding golf options. The home is located next to Hibiscus Golf Club, a premier public course, and is just minutes from the boutiques and dining of Fifth Avenue South and the white-sand shores of Naples Beach, offering an ideal balance of quiet living and easy access to Naples' most celebrated amenities.

18. 2026-01-16
    listed $345,000 Active

    Show marketing remark (2242 chars)

    Bathed in natural light with desirable southwest exposure, this light and bright townhouse-style residence captures tranquil private garden and golf course views, creating a serene backdrop for everyday living. Thoughtfully designed across two stories, the home offers a comfortable blend of indoor and outdoor spaces, highlighted by a Florida sunroom that can be enjoyed rain or shine and frames peaceful views of the surrounding greenery and fairways. The inviting interior features diagonal tile flooring throughout the main living areas, volume ceilings, custom mirrors, and an open, airy feel that enhances the home's natural light. The kitchen is both functional and stylish, appointed with white cabinetry featuring upper glass-front inserts, under-cabinet lighting, granite countertops, a coordinating tile backsplash, recessed lighting, and stainless steel appliances, including a range, microwave, dishwasher, and refrigerator with icemaker. The family room provides courtyard access through sliding glass doors, while the formal dining area is accented with custom mirrors and glass sliders that open directly to the Florida sunroom. The living room also connects seamlessly to the sunroom through glass sliders, extending the living space and enhancing indoor-outdoor flow. A powder bath is conveniently located off the main hallway. Upstairs, a wooden staircase leads to the private bedroom level. The owner's suite is a relaxing retreat with an en-suite bath featuring a dual-sink granite vanity, full-width mirrors, and a walk-in shower finished with floor-to-ceiling tile. The guest bedroom also enjoys its own en-suite bathroom with a granite vanity and a shower-tub combination, along with an adjoining den that serves perfectly as a private sitting area, home office, or personal study. Set within the peaceful Ironwood community, residents enjoy access to a clubhouse and pool, along with convenient proximity to outstanding golf options. The home is located next to Hibiscus Golf Club, a premier public course, and is just minutes from the boutiques and dining of Fifth Avenue South and the white-sand shores of Naples Beach, offering an ideal balance of quiet living and easy access to Naples' most celebrated amenities.

19. 2026-01-16
    listed $345,000 Active 2242-char remark

    Show marketing remark (2242 chars)

    Bathed in natural light with desirable southwest exposure, this light and bright townhouse-style residence captures tranquil private garden and golf course views, creating a serene backdrop for everyday living. Thoughtfully designed across two stories, the home offers a comfortable blend of indoor and outdoor spaces, highlighted by a Florida sunroom that can be enjoyed rain or shine and frames peaceful views of the surrounding greenery and fairways. The inviting interior features diagonal tile flooring throughout the main living areas, volume ceilings, custom mirrors, and an open, airy feel that enhances the home's natural light. The kitchen is both functional and stylish, appointed with white cabinetry featuring upper glass-front inserts, under-cabinet lighting, granite countertops, a coordinating tile backsplash, recessed lighting, and stainless steel appliances, including a range, microwave, dishwasher, and refrigerator with icemaker. The family room provides courtyard access through sliding glass doors, while the formal dining area is accented with custom mirrors and glass sliders that open directly to the Florida sunroom. The living room also connects seamlessly to the sunroom through glass sliders, extending the living space and enhancing indoor-outdoor flow. A powder bath is conveniently located off the main hallway. Upstairs, a wooden staircase leads to the private bedroom level. The owner's suite is a relaxing retreat with an en-suite bath featuring a dual-sink granite vanity, full-width mirrors, and a walk-in shower finished with floor-to-ceiling tile. The guest bedroom also enjoys its own en-suite bathroom with a granite vanity and a shower-tub combination, along with an adjoining den that serves perfectly as a private sitting area, home office, or personal study. Set within the peaceful Ironwood community, residents enjoy access to a clubhouse and pool, along with convenient proximity to outstanding golf options. The home is located next to Hibiscus Golf Club, a premier public course, and is just minutes from the boutiques and dining of Fifth Avenue South and the white-sand shores of Naples Beach, offering an ideal balance of quiet living and easy access to Naples' most celebrated amenities.

20. 2006-03-23
    soldstatus $285,000
21. 1988-06-01
    soldstatus $80,000
22. 1987-08-01
    soldstatus $60,000

ⓘ 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: $2,988 · $249/mo
• Projected year-2 tax: $2,988 · $249/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 26 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: $54,450
• − Mortgage interest: −$17,897
• − Property taxes: −$2,988
• − Insurance: −$6,716
• − Repairs & maintenance: −$4,356
• − Management: −$4,356
• − HOA: −$8,220
• − Depreciation: −$9,295
• Taxable income: $623
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $4,836/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 — Lely

• Score: 66/100
• State rank: #586
• US rank: #11224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely, FL
• County: Collier County · 396,295 people
• Metro: Naples-Marco Island, FL
• Population (ZIP): 26,056
• Household income: $81,674
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 954.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 28% Black 12% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 17% Puerto Rican 3% Cuban 2%
• Common ancestry: Hispanic 10% Romanian 3% Lithuanian 2%
• Foreign-born: 26% · Canada, Jamaica, Vietnam
• Languages at home: 63% English-only · Spanish 24% French/Haitian/Cajun 9% Other Indo-European 2%

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: ▼ -194.86%
• Current HPI: 279.4232
• Rent YoY: ▲ 5.59%
• 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

+432.5% since first listed

7 events — show timeline

• 2026-03-20 Price Changed $319,500 NAPLESMLS
• 2026-03-19 Price Changed $319,500 MIML
• 2026-01-16 Listed $345,000 MIML
• 2026-01-16 Listed $345,000 NAPLESMLS
• 2006-03-23 Sold (Public Records) $285,000 Public Records
• 1988-06-01 Sold (Public Records) $80,000 Public Records
• 1987-08-01 Sold (Public Records) $60,000 Public Records

Property tax history

+13.7%/yr

Latest (2025): $2,988 · +9.1% YoY. Source: county tax records.