10600 Tirano Ct · Fort Myers, FL 33913

$384,000

2 bd · 2.0 ba · 1,259 sqft · SingleFamily public records · 47 Days on market

Built 2005 6,272 sqft lot $661/mo HOA · 16% 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 +16.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• DSCR +5.1/10.0
• 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

WCI built single family home located in Prestigious Pelican Preserve, the ultimate in 55+ active lifestyle living in SW Florida. This fine home has been meticulously cared for and features natural gas stove and gas connection on oversized lanai with new screening and electric Storm Saver shutters (2018). Air conditioning updated 2016, tankless water heater 2017, garage door opener 2020, whole house surge protector, freshly painted 2021, sidewalk and lanai sealed 2021, roof has been recently inspected and is in great condition with long useful life remaining. Note that garage has extra storage space, great for work bench, storage and more. Beautiful landscaping with new plantings and garden accent the exterior. Pelican Preserve features amenities for all, pickleball, tennis, softball field, bocce ball, 3 pools-2 outdoor and large lap indoor pool, indoor walking track, cardio gym with free weight section, movie theater, library, card rooms, arts and crafts, woodworking shop, indoor restaurant and newly remodeled outdoor bar restaurant. Social activities throughout week, exercise classes, clubs and activities to keep you busy. Pelican also offers 27 holes of golf, membership is optional. Call for your private showing today!

Key facts

• Wooded preserve
• Outdoor paver lanai
• Screened extension

Tags

• OUTDOOR PAVER LANAI
• UNDER-TRUSS SEATING AREA
• SCREENED EXTENSION
• WOODED PRESERVE

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Homeowners association with quarterly fees; Association fee covers management, cable TV, internet, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, street lights and security; Community amenities include bocce court, business center, fitness center, library, pickleball, sidewalks, tennis courts and management; Gated community with street lights; Senior community

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered spaces
• Security: Smoke detector(s); Community security included in association
• Utilities: Public water; Public sewer; Cable available; High speed internet available
• Home design: Single-story; Resale property; Faces north; Has property attached
• Construction: Tile roof; Block, concrete and stucco construction
• Exterior features: Lanai; Porch; Screened porch; Guest house attached; Corner lot; South exposure; Municipal irrigation

Interior

• Kitchen: Dishwasher; Eat-in kitchen
• Bedrooms: Includes guest quarters; Screened porch and great room listed as room types
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Window coverings; Furnished; High speed internet; Living/dining room; Eat-in kitchen; Dual sinks; Separate shower (shower only); Main level primary; Bedroom on main level; Other interior features; Window treatments
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $384k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $384k).
• Recommended offer: $372k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 25d 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).
• This rent runs 44% of the median local income ($110k/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 $12k 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 47 days — a 3% lower offer ($372k) is reasonable based on typical stale-listing flexibility.
• 13 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $372,480 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 7.9

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-58,813
• Equity at exit: $57,256

10-year hold

• IRR: -13.5%
• Equity multiple: 0.32×
• Total profit: $-73,210
• Equity at exit: $33,201

Cash invested: $107,520 (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: 7.9×

Monthly cashflow live

• Estimated rent: $4,035 high
• Mortgage (P&I): −$2,014
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$160
• HOA: −$661
• Vacancy / Maint / Mgmt: −$847
• Net cashflow: $213

Break-even live

Break-even rent $3,766

Max offer price $384,000

Occupancy floor 90%

Sensitivity live

Price	-10% $430	-5% $322	+0% $213	+5% $104	+10% $-4
Rent	-10% $-106	-5% $53	+0% $213	+5% $372	+10% $532
Rate	-1.0pp $406	-0.5pp $311	base $213	+0.5pp $113	+1.0pp $12

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: $96,000
• Closing costs: $11,520
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9232 Aviano Dr Unit Amazing Aviano Fort Myers, FL	3.0	2.0	1772	$5,500	$3.10	24d	1	0.21mi
9217 Aviano Dr Fort Myers, FL	2.0	2.0	1227	$2,500	$2.04	12d	1	0.22mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	15d	1	0.24mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	15d	1	0.24mi
10700 Ravenna Way Fort Myers, FL	2.0	2.0	1251	$3,488	$2.79	24d	2	0.29mi
10720 Ravenna Way #104 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	24d	1	0.32mi
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	24d	1	0.45mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	24d	1	0.54mi
10351 Whispering Palms Dr #105 Fort Myers, FL	3.0	2.0	1724	$2,500	$1.45	24d	1	0.56mi
10800 Colonial Gateway Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1028	$1,956	$1.90	2d	106	0.62mi
10428 Materita Dr Fort Myers, FL	2.0	2.0	1568	$6,250	$3.99	24d	1	0.81mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	24d	1	0.93mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	4d	1	0.95mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	24d	1	0.95mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	24d	1	0.95mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	24d	1	0.96mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	24d	1	1.00mi
11205 Colonial Gateway Dr Fort Myers, FL	1.0–4.0	1.0–3.0	1375	$2,224	$1.62	2d	44	1.03mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	24d	1	1.04mi
10730 Cetrella Dr Fort Myers, FL	3.0	2.0	1558	$6,900	$4.43	24d	1	1.05mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	24d	1	1.10mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	24d	1	1.10mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	15d	1	1.10mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	24d	1	1.13mi
8441 Everly Preserve Dr Lehigh Acres, FL	3.0	2.5	1463	$1,200	$0.82	24d	1	1.17mi
8417 Everly Preserve Dr Lehigh Acres, FL	3.0	2.5	1500	$3,500	$2.33	24d	1	1.18mi
10092 Oakhurst Way Fort Myers, FL	2.0	2.0	1505	$6,700	$4.45	20d	1	1.19mi
8369 Everly Preserve Dr Lehigh Acres, FL	3.0	2.5	1513	$1,995	$1.32	4d	1	1.20mi
10018 Oakhurst Way Fort Myers, FL	3.0	2.0	1512	$2,975	$1.97	24d	1	1.20mi
10025 Oakhurst Way Fort Myers, FL	2.0	2.0	1504	$7,100	$4.72	24d	1	1.20mi
3100 Champion Ring Rd Fort Myers, FL	1.0–3.0	1.0–2.0	947	$1,641	$1.73	4d	19	1.22mi
10030 Salina St Fort Myers, FL	3.0	3.0	1629	$2,300	$1.41	24d	1	1.23mi
3419 Forum Blvd Fort Myers, FL	1.0–3.0	1.0–2.0	1049	$1,675	$1.60	4d	17	1.24mi
10074 Oakhurst Way Fort Myers, FL	3.0	2.0	1727	$7,500	$4.34	24d	1	1.25mi
9460 Ivy Brook Run #710 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	12d	1	1.25mi
9440 Ivy Brook Run #509 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	4d	1	1.25mi
9440 Ivy Brook Run Fort Myers, FL	2.0–3.0	2.5	1269	$1,550	$1.22	24d	2	1.25mi
10072 Oakhurst Way Fort Myers, FL	2.0	2.0	1511	$7,400	$4.90	24d	1	1.25mi
9420 Ivy Brook Run Fort Myers, FL	2.0	2.5	1415	$1,700	$1.20	24d	1	1.26mi
9400 Ivy Brook Run Fort Myers, FL	3.0	2.5	1200	$1,495	$1.25	24d	1	1.26mi

HOA detail

• Monthly dues: $661 · $7,932/yr
• Likely covers: watergaselectriclandscapingpoolgym

Listing history 50 events

1. 2026-06-17
   days on market $384,000 Active 47 DOM
2. 2026-06-16
   days on market $384,000 Active 46 DOM
3. 2026-06-15
   days on market $384,000 Active 45 DOM
4. 2026-06-13
   days on market $384,000 Active 43 DOM
5. 2026-06-10
   days on market $384,000 Active 40 DOM
6. 2026-06-09
   days on market $384,000 Active 39 DOM
7. 2026-06-08
   days on market $384,000 Active 38 DOM
8. 2026-06-07
   days on market $384,000 Active 37 DOM
9. 2026-06-03
   days on market $384,000 Active 33 DOM
10. 2026-06-02
    days on market $384,000 Active 32 DOM
11. 2026-06-01
    days on market $384,000 Active 31 DOM
12. 2026-05-31
    days on market $384,000 Active 30 DOM
13. 2026-05-01
    listed $384,000 Active
14. 2026-04-30
    historical
15. 2026-03-09
    price $384,900
16. 2026-02-16
    price $399,900
17. 2026-01-08
    listed $5,700
18. 2026-01-08
    historical $5,700
19. 2026-01-07
    listed $429,000 Active
20. 2025-10-08
    listed $5,700
21. 2025-10-08
    historical $5,700
22. 2025-09-25
    listed $5,700
23. 2025-09-02
    historical $5,700
24. 2025-07-16
    listed $5,700
25. 2025-07-15
    historical $5,700
26. 2025-06-12
    listed $5,700
27. 2024-12-28
    historical $5,700
28. 2024-11-20
    listed $5,700
29. 2024-01-02
    soldstatus $383,000
30. 2023-12-12
    soldstatus $383,000 Closed 1240-char remark

    Show marketing remark (1240 chars)

    WCI built single family home located in Prestigious Pelican Preserve, the ultimate in 55+ active lifestyle living in SW Florida. This fine home has been meticulously cared for and features natural gas stove and gas connection on oversized lanai with new screening and electric Storm Saver shutters (2018). Air conditioning updated 2016, tankless water heater 2017, garage door opener 2020, whole house surge protector, freshly painted 2021, sidewalk and lanai sealed 2021, roof has been recently inspected and is in great condition with long useful life remaining. Note that garage has extra storage space, great for work bench, storage and more. Beautiful landscaping with new plantings and garden accent the exterior. Pelican Preserve features amenities for all, pickleball, tennis, softball field, bocce ball, 3 pools-2 outdoor and large lap indoor pool, indoor walking track, cardio gym with free weight section, movie theater, library, card rooms, arts and crafts, woodworking shop, indoor restaurant and newly remodeled outdoor bar restaurant. Social activities throughout week, exercise classes, clubs and activities to keep you busy. Pelican also offers 27 holes of golf, membership is optional. Call for your private showing today!

31. 2023-10-17
    status Pending 1240-char remark

    Show marketing remark (1240 chars)

    WCI built single family home located in Prestigious Pelican Preserve, the ultimate in 55+ active lifestyle living in SW Florida. This fine home has been meticulously cared for and features natural gas stove and gas connection on oversized lanai with new screening and electric Storm Saver shutters (2018). Air conditioning updated 2016, tankless water heater 2017, garage door opener 2020, whole house surge protector, freshly painted 2021, sidewalk and lanai sealed 2021, roof has been recently inspected and is in great condition with long useful life remaining. Note that garage has extra storage space, great for work bench, storage and more. Beautiful landscaping with new plantings and garden accent the exterior. Pelican Preserve features amenities for all, pickleball, tennis, softball field, bocce ball, 3 pools-2 outdoor and large lap indoor pool, indoor walking track, cardio gym with free weight section, movie theater, library, card rooms, arts and crafts, woodworking shop, indoor restaurant and newly remodeled outdoor bar restaurant. Social activities throughout week, exercise classes, clubs and activities to keep you busy. Pelican also offers 27 holes of golf, membership is optional. Call for your private showing today!

32. 2023-09-14
    price $400,000 1240-char remark

    Show marketing remark (1240 chars)

    WCI built single family home located in Prestigious Pelican Preserve, the ultimate in 55+ active lifestyle living in SW Florida. This fine home has been meticulously cared for and features natural gas stove and gas connection on oversized lanai with new screening and electric Storm Saver shutters (2018). Air conditioning updated 2016, tankless water heater 2017, garage door opener 2020, whole house surge protector, freshly painted 2021, sidewalk and lanai sealed 2021, roof has been recently inspected and is in great condition with long useful life remaining. Note that garage has extra storage space, great for work bench, storage and more. Beautiful landscaping with new plantings and garden accent the exterior. Pelican Preserve features amenities for all, pickleball, tennis, softball field, bocce ball, 3 pools-2 outdoor and large lap indoor pool, indoor walking track, cardio gym with free weight section, movie theater, library, card rooms, arts and crafts, woodworking shop, indoor restaurant and newly remodeled outdoor bar restaurant. Social activities throughout week, exercise classes, clubs and activities to keep you busy. Pelican also offers 27 holes of golf, membership is optional. Call for your private showing today!

33. 2023-08-16
    listed $425,000 Active 1240-char remark

    Show marketing remark (1240 chars)

    WCI built single family home located in Prestigious Pelican Preserve, the ultimate in 55+ active lifestyle living in SW Florida. This fine home has been meticulously cared for and features natural gas stove and gas connection on oversized lanai with new screening and electric Storm Saver shutters (2018). Air conditioning updated 2016, tankless water heater 2017, garage door opener 2020, whole house surge protector, freshly painted 2021, sidewalk and lanai sealed 2021, roof has been recently inspected and is in great condition with long useful life remaining. Note that garage has extra storage space, great for work bench, storage and more. Beautiful landscaping with new plantings and garden accent the exterior. Pelican Preserve features amenities for all, pickleball, tennis, softball field, bocce ball, 3 pools-2 outdoor and large lap indoor pool, indoor walking track, cardio gym with free weight section, movie theater, library, card rooms, arts and crafts, woodworking shop, indoor restaurant and newly remodeled outdoor bar restaurant. Social activities throughout week, exercise classes, clubs and activities to keep you busy. Pelican also offers 27 holes of golf, membership is optional. Call for your private showing today!

34. 2023-07-31
    historical
35. 2023-06-11
    price $405,000
36. 2023-05-11
    listed $410,000 Active
37. 2023-04-24
    historical
38. 2023-04-17
    price $397,900
39. 2023-04-17
    price $414,900
40. 2023-04-10
    price $419,900
41. 2023-03-30
    listed $425,000 Active
42. 2017-07-19
    soldstatus $222,500
43. 2017-07-10
    soldstatus $222,500 Sold
44. 2017-06-09
    status Pending With Contingencies
45. 2017-06-05
    listed $224,900 Active
46. 2015-03-19
    soldstatus $220,000
47. 2015-03-18
    price $220,000
48. 2015-03-18
    price $229,900
49. 2015-03-17
    soldstatus $220,000 Sold
50. 2015-03-17
    price $229,900

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $3,187 · $266/mo
• Expected delta: +$1,506/yr (+$126/mo · 89.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 27 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: $48,421
• − Mortgage interest: −$21,510
• − Property taxes: −$1,681
• − Insurance: −$1,920
• − Repairs & maintenance: −$3,874
• − Management: −$3,874
• − HOA: −$7,932
• − Depreciation: −$11,171
• Taxable loss: −$3,540
• Est. tax savings @ 24.0%: +$850
• After-tax cash flow: $3,404/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

+92.1% since first listed

43 events — show timeline

• 2026-05-01 Listed $384,000 FORTMLS
• 2026-04-30 Listing Removed — FORTMLS
• 2026-03-09 Price Changed $384,900 FORTMLS
• 2026-02-16 Price Changed $399,900 FORTMLS
• 2026-01-08 Listed for Rent $5,700 FGCMLS
• 2026-01-08 Rental Removed $5,700 FORTMLS
• 2026-01-07 Listed $429,000 FORTMLS
• 2025-10-08 Listed for Rent $5,700 FORTMLS
• 2025-10-08 Rental Removed $5,700 NAPLESMLS
• 2025-09-25 Listed for Rent $5,700 NAPLESMLS
• 2025-09-02 Rental Removed $5,700 FORTMLS
• 2025-07-16 Listed for Rent $5,700 FORTMLS
• 2025-07-15 Rental Removed $5,700 FORTMLS
• 2025-06-12 Listed for Rent $5,700 FORTMLS
• 2024-12-28 Rental Removed $5,700 FORTMLS
• 2024-11-20 Listed for Rent $5,700 FORTMLS
• 2024-01-02 Sold (Public Records) $383,000 Public Records
• 2023-12-12 Sold (MLS) $383,000 FORTMLS
• 2023-10-17 Pending — FORTMLS
• 2023-09-14 Price Changed $400,000 FORTMLS
• 2023-08-16 Listed $425,000 FORTMLS
• 2023-07-31 Listing Removed — FORTMLS
• 2023-06-11 Price Changed $405,000 FORTMLS
• 2023-05-11 Listed $410,000 FORTMLS
• 2023-04-24 Listing Removed — FORTMLS
• 2023-04-17 Price Changed $397,900 FORTMLS
• 2023-04-17 Price Changed $414,900 FORTMLS
• 2023-04-10 Price Changed $419,900 FORTMLS
• 2023-03-30 Listed $425,000 FORTMLS
• 2017-07-19 Sold (Public Records) $222,500 Public Records
• 2017-07-10 Sold (MLS) $222,500 FORTMLS
• 2017-06-09 Pending — FORTMLS
• 2017-06-05 Listed $224,900 FORTMLS
• 2015-03-19 Sold (Public Records) $220,000 Public Records
• 2015-03-18 Price Changed $220,000 FORTMLS
• 2015-03-18 Price Changed $229,900 FORTMLS
• 2015-03-17 Price Changed $229,900 FORTMLS
• 2015-03-17 Sold (MLS) $220,000 FORTMLS
• 2015-02-25 Pending — FORTMLS
• 2015-02-10 Listed $234,900 FORTMLS
• 2010-02-19 Sold (Public Records) $181,000 Public Records
• 2010-02-16 Sold (MLS) $181,000 FORTMLS
• 2010-02-01 Price Changed $199,900 FORTMLS

Property tax history

-8.9%/yr

Latest (2025): $1,681 · -74.7% YoY. Source: county tax records.