11019 Mill Creek Way #901 · Fort Myers, FL 33913

$325,000

2 bd · 2.0 ba · 1,656 sqft · Condo public records · 230 Days on market

Built 2004 $510/mo HOA · 11% of rent

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Why this score? — see what drove the C+ 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 +25.6/30.0
• 1% rule +8.9/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Schools +4.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TURNKEY COACH HOME WITH PRESERVE VIEW IN COLONIAL COUNTRY CLUB! Nestled on one of the quietest streets in this beautifully landscaped, gated golf community, this fully furnished 2-bedroom + den, 2-bath home captures the essence of relaxed Florida living. Step inside to a bright, open floor plan filled with natural light, soaring vaulted ceilings, and a fresh coastal color palette that creates an inviting, airy feel. The remodeled kitchen features white shaker cabinetry, sparkling quartz countertops, glass tile backsplash, stainless steel appliances (2021), a newer dishwasher, breakfast bar seating, and a cozy dining nook framed by large windows overlooking lush scenery. The spacious great room flows effortlessly to the tiled, screened-in lanai—an ideal space to dine, entertain, or simply unwind while enjoying tranquil preserve views and complete privacy. The primary suite offers a peaceful retreat with oversized windows, a walk-in closet, and a beautiful ensuite bath featuring dual vanities, a large glass-enclosed shower, and abundant storage. The split-bedroom layout ensures comfort for guests, while the versatile den can serve as a home office, media room, or third bedroom. Additional highlights include solar-tinted windows for energy efficiency, neutral tile and carpet flooring, and a one-car attached garage with a brick-paver driveway. Located on a quiet cul-de-sac with two neighborhood pools just steps away, this home combines convenience and serenity. Colonial Country Club offers a wide range of amenities, including a freshly updated championship 18 hole golf course (anticipated completion date is January 2026), multiple swimming pools (with a resort-style main pool and cabanas), a fitness center with spa services, and numerous courts for racquet sports like tennis, pickleball, and bocce. Residents also have access to a clubhouse with various dining options, a library, and social spaces, along with walking and nature trails throughout the community. Finally the community is secured by 24 hour monitored gate just minutes from shopping, dining, I-75, and the Southwest Florida International Airport, providing the perfect blend of comfort, lifestyle, and location. Offered TURNKEY, ready for you to start living the dream in Southwest Florida!

Key facts

• Quartz countertops
• Dual vanities
• Remodeled kitchen

Tags

• GATED GOLF COMMUNITY
• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• SCREENED-IN LANAI
• DUAL VANITIES
• ENERGY EFFICIENCY

Property features AI

Finance

• Other: Turnkey / furnished; Buyer approval required for community; Pets allowed with size limit; Directions: Head east on Colonial Blvd past I-75, turn right onto Colonial Country Club Blvd, then right on Mill Creek Way.
• Financial info: Total monthly fees reported: $510.83; Total annual fees reported: $6,130; Association fee 2 (annual): $4,880; Lease restrictions apply
• HOA & community: Has HOA; association approval required; Quarterly association fee (association fee 2 listed annually); Monthly condo fee amount: $104; Annual condo fees reported; Association services include pool, fitness center, clubhouse, maintenance (structure & grounds), management, pest control, insurance, electricity, internet, water, recreational facilities, street lights, irrigation with reclaimed water, sidewalks, tennis courts

Exterior

• Parking: Attached garage (1 car)
• Security: 24-hour guard included in association services; Community security
• Utilities: Public water; Public sewer; Electricity connected; Cable connected; Broadband/High-speed internet available; Sprinkler recycled; Water connected
• Home design: Condominium; 2 total stories; Faces southwest
• Construction: Stucco construction; Shingle roof; Block foundation; Building/Unit 901
• Exterior features: Balcony; Hurricane shutters; Exterior lighting; Sidewalk; Tennis courts

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen; Solid surface counters
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Eat-in kitchen; High ceilings; Solid surface counters; Split bedroom layout; Thermostat; Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer and dryer included; Inside laundry in a laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $325k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.0% 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.
• Market conditions: Rents flat; 811 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); high-income renter base; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• At $4,511/mo this rent would consume 49% of the median local household income ($110k/yr) (locally 276% 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.
• 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 230 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $155k; list at $325k implies a 110% gain — meaningful room to come down on a strong offer.

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→32/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 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: 1.39% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.54×
• Total profit: $-42,102
• Equity at exit: $48,459

10-year hold

• IRR: -11.2%
• Equity multiple: 0.43×
• Total profit: $-51,504
• Equity at exit: $28,100

Cash invested: $91,000 (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 →

ZIP-level market 33913

• Home prices YoY: -10.3%
• Rents YoY: 0.4%
• Active inventory: 811
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,511 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$449 /mo · $5,390/yr
• Insurance: −$135
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$510
• Vacancy / Maint / Mgmt: −$947
• Net cashflow: $338

Break-even live

Break-even rent $4,083

Max offer price $325,000

Occupancy floor 88%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10130 Colonial Country Club Blvd #707 Fort Myers, FL	2.0	2.0	1116	$4,900	$4.39	24d	1	0.13mi
11012 Mill Creek Way #2205 Fort Myers, FL	2.0	2.0	1749	$5,500	$3.14	24d	1	0.13mi
10128 Colonial Country Club Blvd #602 Fort Myers, FL	2.0	2.0	1530	$4,600	$3.01	24d	1	0.13mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	24d	1	0.14mi
11011 Mill Creek Way #1307 Fort Myers, FL	2.0	2.0	1379	$5,000	$3.63	24d	1	0.15mi
10112 Colonial Country Club Blvd #209 Fort Myers, FL	2.0	2.0	1530	$5,000	$3.27	24d	1	0.20mi
10121 Colonial Country Club Blvd #1802 Fort Myers, FL	2.0	2.0	1530	$4,800	$3.14	3d	1	0.20mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	24d	1	0.21mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	24d	1	0.21mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	12d	1	0.26mi
9667 Hemingway Ln Unit 3107 Fort Myers, FL	2.0	2.0	1209	$4,900	$4.05	24d	1	0.27mi
9661 Hemingway Ln #3207 Fort Myers, FL	2.0	2.0	1300	$3,900	$3.00	3d	1	0.29mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	24d	1	0.33mi
11075 Lancewood St Fort Myers, FL	3.0	2.0	1575	$2,300	$1.46	16d	1	0.33mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	24d	1	0.34mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	24d	1	0.44mi
10280 Crepe Jasmine Ln Unit 1546286P Fort Myers, FL	3.0	2.0	1571	$4,526	$2.88	16d	1	0.46mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	24d	1	0.50mi
10053 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,400	$4.37	24d	1	0.57mi
10063 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,100	$4.20	24d	1	0.57mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	24d	1	0.57mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	24d	1	0.57mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	14d	1	0.57mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	24d	1	0.58mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	24d	1	0.69mi
11280 Reflection Isles Blvd Fort Myers, FL	3.0	2.0	1670	$3,500	$2.10	24d	1	0.77mi
11541 Stonecreek Cir Fort Myers, FL	3.0	3.0	2147	$3,300	$1.54	24d	1	0.82mi
10018 Oakhurst Way Fort Myers, FL	3.0	2.0	1512	$2,975	$1.97	24d	1	0.84mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	3d	1	0.87mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	24d	1	0.87mi
10025 Oakhurst Way Fort Myers, FL	2.0	2.0	1504	$7,100	$4.72	24d	1	0.88mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	21d	1	0.89mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	16d	2	0.92mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	21d	1	0.92mi
10535 Carolina Willow Dr Fort Myers, FL	3.0	2.0	1290	$2,300	$1.78	21d	1	0.94mi
11225 Lithgow Ln Fort Myers, FL	2.0	2.0	2153	$8,000	$3.72	24d	1	0.96mi
10751 Palazzo Way #103 Fort Myers, FL	2.0	2.0	1235	$5,000	$4.05	24d	1	0.97mi
11593 Lakewood Preserve Pl Fort Myers, FL	2.0	2.0	1985	$2,800	$1.41	24d	1	1.00mi
11617 Lakewood Preserve Pl Fort Myers, FL	3.0	2.5	2242	$3,100	$1.38	16d	1	1.03mi
11619 Meadowrun Cir Fort Myers, FL	3.0	2.5	2242	$2,495	$1.11	24d	1	1.04mi

HOA detail condo

• Monthly dues: $510 · $6,120/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-17
   days on market $325,000 Active 230 DOM
2. 2026-06-16
   days on market $325,000 Active 229 DOM
3. 2026-06-16
   days on market $325,000 Active 228 DOM
4. 2026-06-13
   days on market $325,000 Active 226 DOM
5. 2026-06-09
   days on market $325,000 Active 222 DOM
6. 2026-06-07
   days on market $325,000 Active 220 DOM
7. 2026-06-02
   days on market $325,000 Active 215 DOM
8. 2026-06-01
   days on market $325,000 Active 214 DOM
9. 2026-06-01
   days on market $325,000 Active 213 DOM
10. 2026-03-12
    price $325,000

    Show marketing remark (2289 chars)

    TURNKEY COACH HOME WITH PRESERVE VIEW IN COLONIAL COUNTRY CLUB! Nestled on one of the quietest streets in this beautifully landscaped, gated golf community, this fully furnished 2-bedroom + den, 2-bath home captures the essence of relaxed Florida living. Step inside to a bright, open floor plan filled with natural light, soaring vaulted ceilings, and a fresh coastal color palette that creates an inviting, airy feel. The remodeled kitchen features white shaker cabinetry, sparkling quartz countertops, glass tile backsplash, stainless steel appliances (2021), a newer dishwasher, breakfast bar seating, and a cozy dining nook framed by large windows overlooking lush scenery. The spacious great room flows effortlessly to the tiled, screened-in lanai—an ideal space to dine, entertain, or simply unwind while enjoying tranquil preserve views and complete privacy. The primary suite offers a peaceful retreat with oversized windows, a walk-in closet, and a beautiful ensuite bath featuring dual vanities, a large glass-enclosed shower, and abundant storage. The split-bedroom layout ensures comfort for guests, while the versatile den can serve as a home office, media room, or third bedroom. Additional highlights include solar-tinted windows for energy efficiency, neutral tile and carpet flooring, and a one-car attached garage with a brick-paver driveway. Located on a quiet cul-de-sac with two neighborhood pools just steps away, this home combines convenience and serenity. Colonial Country Club offers a wide range of amenities, including a freshly updated championship 18 hole golf course (anticipated completion date is January 2026), multiple swimming pools (with a resort-style main pool and cabanas), a fitness center with spa services, and numerous courts for racquet sports like tennis, pickleball, and bocce. Residents also have access to a clubhouse with various dining options, a library, and social spaces, along with walking and nature trails throughout the community. Finally the community is secured by 24 hour monitored gate just minutes from shopping, dining, I-75, and the Southwest Florida International Airport, providing the perfect blend of comfort, lifestyle, and location. Offered TURNKEY, ready for you to start living the dream in Southwest Florida!

11. 2026-03-12
    price $325,000 2289-char remark

    Show marketing remark (2289 chars)

    TURNKEY COACH HOME WITH PRESERVE VIEW IN COLONIAL COUNTRY CLUB! Nestled on one of the quietest streets in this beautifully landscaped, gated golf community, this fully furnished 2-bedroom + den, 2-bath home captures the essence of relaxed Florida living. Step inside to a bright, open floor plan filled with natural light, soaring vaulted ceilings, and a fresh coastal color palette that creates an inviting, airy feel. The remodeled kitchen features white shaker cabinetry, sparkling quartz countertops, glass tile backsplash, stainless steel appliances (2021), a newer dishwasher, breakfast bar seating, and a cozy dining nook framed by large windows overlooking lush scenery. The spacious great room flows effortlessly to the tiled, screened-in lanai—an ideal space to dine, entertain, or simply unwind while enjoying tranquil preserve views and complete privacy. The primary suite offers a peaceful retreat with oversized windows, a walk-in closet, and a beautiful ensuite bath featuring dual vanities, a large glass-enclosed shower, and abundant storage. The split-bedroom layout ensures comfort for guests, while the versatile den can serve as a home office, media room, or third bedroom. Additional highlights include solar-tinted windows for energy efficiency, neutral tile and carpet flooring, and a one-car attached garage with a brick-paver driveway. Located on a quiet cul-de-sac with two neighborhood pools just steps away, this home combines convenience and serenity. Colonial Country Club offers a wide range of amenities, including a freshly updated championship 18 hole golf course (anticipated completion date is January 2026), multiple swimming pools (with a resort-style main pool and cabanas), a fitness center with spa services, and numerous courts for racquet sports like tennis, pickleball, and bocce. Residents also have access to a clubhouse with various dining options, a library, and social spaces, along with walking and nature trails throughout the community. Finally the community is secured by 24 hour monitored gate just minutes from shopping, dining, I-75, and the Southwest Florida International Airport, providing the perfect blend of comfort, lifestyle, and location. Offered TURNKEY, ready for you to start living the dream in Southwest Florida!

12. 2025-10-30
    listed $339,900 Active

    Show marketing remark (2289 chars)

    TURNKEY COACH HOME WITH PRESERVE VIEW IN COLONIAL COUNTRY CLUB! Nestled on one of the quietest streets in this beautifully landscaped, gated golf community, this fully furnished 2-bedroom + den, 2-bath home captures the essence of relaxed Florida living. Step inside to a bright, open floor plan filled with natural light, soaring vaulted ceilings, and a fresh coastal color palette that creates an inviting, airy feel. The remodeled kitchen features white shaker cabinetry, sparkling quartz countertops, glass tile backsplash, stainless steel appliances (2021), a newer dishwasher, breakfast bar seating, and a cozy dining nook framed by large windows overlooking lush scenery. The spacious great room flows effortlessly to the tiled, screened-in lanai—an ideal space to dine, entertain, or simply unwind while enjoying tranquil preserve views and complete privacy. The primary suite offers a peaceful retreat with oversized windows, a walk-in closet, and a beautiful ensuite bath featuring dual vanities, a large glass-enclosed shower, and abundant storage. The split-bedroom layout ensures comfort for guests, while the versatile den can serve as a home office, media room, or third bedroom. Additional highlights include solar-tinted windows for energy efficiency, neutral tile and carpet flooring, and a one-car attached garage with a brick-paver driveway. Located on a quiet cul-de-sac with two neighborhood pools just steps away, this home combines convenience and serenity. Colonial Country Club offers a wide range of amenities, including a freshly updated championship 18 hole golf course (anticipated completion date is January 2026), multiple swimming pools (with a resort-style main pool and cabanas), a fitness center with spa services, and numerous courts for racquet sports like tennis, pickleball, and bocce. Residents also have access to a clubhouse with various dining options, a library, and social spaces, along with walking and nature trails throughout the community. Finally the community is secured by 24 hour monitored gate just minutes from shopping, dining, I-75, and the Southwest Florida International Airport, providing the perfect blend of comfort, lifestyle, and location. Offered TURNKEY, ready for you to start living the dream in Southwest Florida!

13. 2025-10-30
    listed $339,900 Active 2289-char remark

    Show marketing remark (2289 chars)

    TURNKEY COACH HOME WITH PRESERVE VIEW IN COLONIAL COUNTRY CLUB! Nestled on one of the quietest streets in this beautifully landscaped, gated golf community, this fully furnished 2-bedroom + den, 2-bath home captures the essence of relaxed Florida living. Step inside to a bright, open floor plan filled with natural light, soaring vaulted ceilings, and a fresh coastal color palette that creates an inviting, airy feel. The remodeled kitchen features white shaker cabinetry, sparkling quartz countertops, glass tile backsplash, stainless steel appliances (2021), a newer dishwasher, breakfast bar seating, and a cozy dining nook framed by large windows overlooking lush scenery. The spacious great room flows effortlessly to the tiled, screened-in lanai—an ideal space to dine, entertain, or simply unwind while enjoying tranquil preserve views and complete privacy. The primary suite offers a peaceful retreat with oversized windows, a walk-in closet, and a beautiful ensuite bath featuring dual vanities, a large glass-enclosed shower, and abundant storage. The split-bedroom layout ensures comfort for guests, while the versatile den can serve as a home office, media room, or third bedroom. Additional highlights include solar-tinted windows for energy efficiency, neutral tile and carpet flooring, and a one-car attached garage with a brick-paver driveway. Located on a quiet cul-de-sac with two neighborhood pools just steps away, this home combines convenience and serenity. Colonial Country Club offers a wide range of amenities, including a freshly updated championship 18 hole golf course (anticipated completion date is January 2026), multiple swimming pools (with a resort-style main pool and cabanas), a fitness center with spa services, and numerous courts for racquet sports like tennis, pickleball, and bocce. Residents also have access to a clubhouse with various dining options, a library, and social spaces, along with walking and nature trails throughout the community. Finally the community is secured by 24 hour monitored gate just minutes from shopping, dining, I-75, and the Southwest Florida International Airport, providing the perfect blend of comfort, lifestyle, and location. Offered TURNKEY, ready for you to start living the dream in Southwest Florida!

14. 2015-04-21
    price $155,000 379-char remark

    Show marketing remark (379 chars)

    End of the year deal. * * * * $10k price reduction * * * * Lowest priced "Spoonbill" on the market. Make it yours today!!! This is a beautiful Spoonbill end unit on the 2nd floor. This home has tile in all the main living areas with carpets in the bedrooms and den. It has high volume ceilings to expand the feeling of space. This is a Social Membership unit.

15. 2015-04-21
    soldstatus $155,000

    Show marketing remark (379 chars)

    End of the year deal. * * * * $10k price reduction * * * * Lowest priced "Spoonbill" on the market. Make it yours today!!! This is a beautiful Spoonbill end unit on the 2nd floor. This home has tile in all the main living areas with carpets in the bedrooms and den. It has high volume ceilings to expand the feeling of space. This is a Social Membership unit.

16. 2015-04-15
    price $168,000 379-char remark

    Show marketing remark (379 chars)

    End of the year deal. * * * * $10k price reduction * * * * Lowest priced "Spoonbill" on the market. Make it yours today!!! This is a beautiful Spoonbill end unit on the 2nd floor. This home has tile in all the main living areas with carpets in the bedrooms and den. It has high volume ceilings to expand the feeling of space. This is a Social Membership unit.

17. 2015-04-15
    soldstatus $155,000 Sold 379-char remark

    Show marketing remark (379 chars)

    End of the year deal. * * * * $10k price reduction * * * * Lowest priced "Spoonbill" on the market. Make it yours today!!! This is a beautiful Spoonbill end unit on the 2nd floor. This home has tile in all the main living areas with carpets in the bedrooms and den. It has high volume ceilings to expand the feeling of space. This is a Social Membership unit.

18. 2015-03-16
    status Pending 379-char remark

    Show marketing remark (379 chars)

    End of the year deal. * * * * $10k price reduction * * * * Lowest priced "Spoonbill" on the market. Make it yours today!!! This is a beautiful Spoonbill end unit on the 2nd floor. This home has tile in all the main living areas with carpets in the bedrooms and den. It has high volume ceilings to expand the feeling of space. This is a Social Membership unit.

19. 2015-02-13
    price $168,000 379-char remark

    Show marketing remark (379 chars)

    End of the year deal. * * * * $10k price reduction * * * * Lowest priced "Spoonbill" on the market. Make it yours today!!! This is a beautiful Spoonbill end unit on the 2nd floor. This home has tile in all the main living areas with carpets in the bedrooms and den. It has high volume ceilings to expand the feeling of space. This is a Social Membership unit.

20. 2015-01-07
    listed $174,800 Active 379-char remark

    Show marketing remark (379 chars)

    End of the year deal. * * * * $10k price reduction * * * * Lowest priced "Spoonbill" on the market. Make it yours today!!! This is a beautiful Spoonbill end unit on the 2nd floor. This home has tile in all the main living areas with carpets in the bedrooms and den. It has high volume ceilings to expand the feeling of space. This is a Social Membership unit.

21. 2005-04-12
    soldstatus $255,900

ⓘ 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: $5,390 · $449/mo
• Projected year-2 tax: $5,390 · $449/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 · 32 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: $54,127
• − Mortgage interest: −$18,205
• − Property taxes: −$5,390
• − Insurance: −$6,744
• − Repairs & maintenance: −$4,330
• − Management: −$4,330
• − HOA: −$6,120
• − Depreciation: −$9,455
• Taxable loss: −$446
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $4,162/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: 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

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 · 788,662 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: 276.0

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 (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%

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

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

+27.0% since first listed

12 events — show timeline

• 2026-03-12 Price Changed $325,000 Stellar MLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $325,000 FORTMLS
• 2025-10-30 Listed $339,900 FORTMLS
• 2025-10-30 Listed $339,900 Stellar MLS as Distributed by MLS Grid
• 2015-04-21 Price Changed $155,000 FORTMLS
• 2015-04-21 Sold (Public Records) $155,000 Public Records
• 2015-04-15 Sold (MLS) $155,000 FORTMLS
• 2015-04-15 Price Changed $168,000 FORTMLS
• 2015-03-16 Pending — FORTMLS
• 2015-02-13 Price Changed $168,000 FORTMLS
• 2015-01-07 Listed $174,800 FORTMLS
• 2005-04-12 Sold (Public Records) $255,900 Public Records

Property tax history

+2.9%/yr

Latest (2025): $5,390 · +2.9% YoY. Source: county tax records.