8065 Tiger Cv #1611 · Lely Resort, FL 34113

$315,000

2 bd · 2.0 ba · 1,203 sqft · Condo public records · 52 Days on market

Built 1997 $600/mo HOA · 13% 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 +29.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover exceptional value in this two-bedroom, two-bath condominium located in Hidden Sanctuary within the sprawling 3,000-acre Lely Resort. This second-floor residence offers a thoughtfully designed great room layout with vaulted ceilings and stunning western views of the Flamingo golf course. Upgraded granite countertops in the kitchen and bathrooms add a touch of elegance, while custom cabinets and a pantry provide ample storage in the well-appointed kitchen. The primary suite is a peaceful retreat, featuring a sitting area with serene golf course views, a spacious closet, and an en-suite bathroom with dual sinks and a shower. The guest bedroom and bathroom are equally inviting, with a tub-shower combination and generous closet space. Additional highlights include wood flooring in the great room, a convenient laundry area, and a detached carport located in front of the unit. This furnished, turnkey property is move-in ready and offers the flexibility of no HOA or mandatory club fees. For those seeking additional amenities, membership to the Players Club & Spa is available. Hidden Sanctuary Village boasts a clubhouse, a large community pool with a spa area, and a tennis court, providing plenty of op-portunities for relaxation and recreation. Golf enthusiasts will appreciate access to two public golf courses, while food lovers can enjoy nearby dining op-tions such as Sam Snead's Grill, Carrabba's, Outback Steakhouse, and Texas Roadhouse. Everyday conveniences like Publix, Fresh Market, Starbucks, and Dunkin' Donuts are just minutes away. Plus, the pristine beaches of Naples and Marco Island, as well as the vibrant shopping and dining of 5th Avenue, are all within a 10 to 15-mile radius. This property offers a perfect blend of comfort, convenience, and lifestyle in the heart of Lely Resort.

Key facts

• Great room layout
• Custom cabinets
• Vaulted ceilings

Tags

• GREAT ROOM LAYOUT
• VAULTED CEILINGS
• GRANITE COUNTERTOPS
• CUSTOM CABINETS
• AMPLE STORAGE
• SITTING AREA

Property features AI

Finance

• Other: Lot restrictions: limited number of vehicles, no commercial vehicles, no RVs
• Financial info: Part of a complex with 24 units and 12 units in the building (2 units per floor, 2 floors)
• HOA & community: Annual condo fee of $7,200; One-time fee $150; Professional management; Maintenance covers cable, insurance, irrigation water, lawn/land maintenance, legal/accounting, manager, exterior pest control, recreation facilities, reserves, security, sewer, street lights, trash removal, and water; Community amenities include basketball, bike and jog path, cabana, clubhouse, community pool, community spa/hot tub, golf course, library, pickleball, play area, sidewalk, streetlight, tennis court, and underground utilities; Community type: Golf course, non-gated (public golf)

Exterior

• Parking: 1 assigned covered deeded space; Detached 1-car carport; Guest parking; Paved parking
• Security: Community security included in maintenance
• Utilities: Central water (assessment paid); Assessment-paid sewer; Central electric power; Cable available
• Home design: Residential property; Low-rise (1–3) building; 2-story building; Rear exposure to the west; Located in Lely Resort (Hidden Sanctuary Village)
• Construction: Concrete block construction; Tile roof; Built in 1997
• Exterior features: Deck; Single hung and sliding windows; Stucco exterior; Golf course view; Landscaped area view; Assessment-paid irrigation

Interior

• Kitchen: Pantry; Dishwasher; Microwave; Range; Refrigerator; Self-cleaning oven; Breakfast bar / dining (living)
• Bedrooms: 2 bedrooms; Split bedroom floor plan
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; Master bath with dual sinks
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Cable prewire; Custom mirrors; Pantry; Smoke detectors; Vaulted ceiling; Walk-in closet; Great room; Screened balcony; Furnished; 4 ceiling fans; 5 total rooms
• Laundry & utility: Laundry in residence; Washer; Dryer; Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $315k).
• Recommended offer: $306k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#786 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A-; Watch: health & safety D, amenities F, commute F.
• Collier (suburban): math 60% / reading 56% proficiency, ranked #16 of 73 in FL (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lely Elementary School (math 45% / reading 46%, grade D-, #1,247 of 2,144 statewide, top 59%, 499 students, 62% FRL); Lely High School (math 40% / reading 39%, grade F, #304 of 667 statewide, top 47%, 1,504 students, 54% FRL) — zoned schools at 58% FRL track the district average.
• Zoned-school proficiency averages 42% at this address vs 58% district-wide (-16 pts) — the specific schools serving this property underperform the Collier average; the district grade overstates school quality for this exact location.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 $88k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 4 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 $171k; list at $315k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.52% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.06%
• DSCR: 1.67
• GRM: 5.5

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: 7.9%
• Equity multiple: 1.32×
• Total profit: $28,451
• Equity at exit: $46,968

10-year hold

• IRR: 19.7%
• Equity multiple: 2.90×
• Total profit: $167,279
• Equity at exit: $27,235

Cash invested: $88,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $4,795 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$298 /mo · $3,581/yr
• Insurance: −$131
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$600
• Vacancy / Maint / Mgmt: −$1,007
• Net cashflow: $1,040

Break-even live

Break-even rent $3,478

Max offer price $315,000

Occupancy floor 73%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8065 Tiger Cv #1604 Naples, FL	2.0	2.0	1203	$2,495	$2.07	21d	1	0.02mi
8065 Tiger Cv Naples, FL	2.0	2.0	1203	$2,495	$2.07	23d	1	0.02mi
8085 Celeste Dr #812 Naples, FL	2.0	2.0	1480	$6,000	$4.05	14d	1	0.05mi
8055 Tiger Cv Unit 6-606 Naples, FL	2.0	2.0	1439	$1,800	$1.25	23d	1	0.06mi
8073 Panther Trl #1404 Naples, FL	2.0	2.0	1450	$5,500	$3.79	23d	1	0.11mi
8986 Cambria Cir Unit 22 Naples, FL	2.0	2.0	1404	$6,000	$4.27	23d	1	0.24mi
8135 Celeste Dr #4218 Naples, FL	2.0	2.0	1476	$7,500	$5.08	23d	1	0.27mi
8693 Querce Ct Naples, FL	2.0	2.0	1415	$5,000	$3.53	23d	1	0.27mi
8175 Celeste Dr #1230 Naples, FL	2.0	2.0	1476	$2,775	$1.88	23d	1	0.29mi
8175 Celeste Dr Naples, FL	2.0	2.0	1460	$2,395	$1.64	23d	1	0.29mi
9054 Capistrano St N #4003 Naples, FL	2.0	2.0	1385	$2,495	$1.80	23d	1	0.38mi
9082 Capistrano St N Unit 48-5 Naples, FL	2.0	2.0	1227	$6,500	$5.30	23d	1	0.46mi
9071 Albion Ln N #5706 Naples, FL	2.0	2.5	1441	$2,200	$1.53	23d	1	0.50mi
7895 Mahogany Run Ln Unit 1504163P Naples, FL	2.0	2.0	1237	$4,125	$3.33	21d	1	0.55mi
7895 Mahogany Run Ln Naples, FL	2.0–3.0	2.0	1339	$2,850	$2.13	14d	3	0.55mi
9081 Albion Ln S #6505 Naples, FL	2.0	2.0	1225	$7,500	$6.12	23d	1	0.56mi
7885 Mahogany Run Ln Unit 1504180P Naples, FL	2.0	2.0	1237	$2,915	$2.36	21d	1	0.57mi
7880 Mahogany Run Ln Naples, FL	2.0	2.0	1389	$10,225	$7.36	23d	2	0.60mi
9088 Chula Vista St Unit 108-3 Naples, FL	2.0	2.0	1404	$5,700	$4.06	23d	1	0.62mi
7920 Mahogany Run Ln #1011 Naples, FL	3.0	2.0	1454	$10,395	$7.15	23d	1	0.63mi
9092 Chula Vista St #11003 Naples, FL	2.0	2.0	1404	$6,850	$4.88	23d	1	0.63mi
7925 Mahogany Run Ln #924 Naples, FL	2.0	2.0	1389	$8,925	$6.43	23d	1	0.64mi
7870 Mahogany Run Ln #1713 Naples, FL	2.0	2.0	1062	$3,570	$3.36	23d	1	0.64mi
7930 Mahogany Run Ln Unit 1504165P Naples, FL	2.0	2.0	1237	$4,053	$3.28	14d	1	0.67mi
7930 Mahogany Run Ln #826 Naples, FL	3.0	2.0	1454	$9,450	$6.50	23d	1	0.67mi
7930 Mahogany Run Ln Unit 1504168P Naples, FL	2.0	2.0	1237	$4,495	$3.63	14d	1	0.67mi
9115 Capistrano St S #8207 Naples, FL	2.0	2.5	1494	$6,000	$4.02	23d	1	0.68mi
7955 Mahogany Run Ln #515 Naples, FL	2.0	2.0	1244	$8,925	$7.17	23d	1	0.69mi
7955 Mahogany Run Ln Unit 1504173P Naples, FL	3.0	2.0	1442	$5,840	$4.05	14d	1	0.69mi
9111 Capistrano St S #8303 Naples, FL	2.0	2.5	1432	$7,500	$5.24	23d	1	0.69mi
7940 Mahogany Run Ln #623 Naples, FL	2.0	2.0	1389	$8,000	$5.76	23d	1	0.69mi
9165 Celeste Dr Unit 3-303 Naples, FL	2.0	2.0	1000	$6,500	$6.50	23d	1	0.91mi
8161 Twelve Oaks Cir #512 Naples, FL	2.0	2.0	1066	$5,000	$4.69	23d	1	0.95mi
9187 Celeste Dr Unit 1073494P Naples, FL	2.0	2.0	1399	$2,979	$2.13	14d	1	0.96mi
9175 Celeste Dr Unit 105 Naples, FL	2.0	2.0	1000	$2,000	$2.00	23d	1	0.96mi
9022 Michael Cir Unit 2-205 Naples, FL	2.0	2.0	1450	$3,500	$2.41	23d	1	1.22mi
6590 Beach Resort Dr Unit 305 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	1.26mi
6650 Beach Resort Dr Unit 908 Naples, FL	2.0	2.0	1351	$4,600	$3.40	14d	1	1.36mi
6680 Beach Resort Dr Unit 1214 Naples, FL	2.0	2.0	1351	$4,500	$3.33	14d	1	1.45mi
8120 Acacia St Naples, FL	1.0–3.0	1.0–2.0	1128	$2,202	$1.95	14d	33	1.45mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $315,000 Active 52 DOM
2. 2026-06-17
   days on market $315,000 Active 51 DOM
3. 2026-06-16
   days on market $315,000 Active 50 DOM
4. 2026-06-15
   days on market $315,000 Active 49 DOM
5. 2026-06-14
   days on market $315,000 Active 47 DOM
6. 2026-06-10
   days on market $315,000 Active 44 DOM
7. 2026-06-09
   days on market $315,000 Active 43 DOM
8. 2026-06-08
   days on market $315,000 Active 42 DOM
9. 2026-06-07
   days on market $315,000 Active 41 DOM
10. 2026-06-03
    days on market $315,000 Active 37 DOM
11. 2026-06-02
    days on market $315,000 Active 36 DOM
12. 2026-06-01
    days on market $315,000 Active 35 DOM
13. 2026-05-31
    days on market $315,000 Active 34 DOM
14. 2026-05-30
    days on market $315,000 Active 33 DOM
15. 2026-04-27
    listed $315,000 Active 1829-char remark

    Show marketing remark (1829 chars)

    Discover exceptional value in this two-bedroom, two-bath condominium located in Hidden Sanctuary within the sprawling 3,000-acre Lely Resort. This second-floor residence offers a thoughtfully designed great room layout with vaulted ceilings and stunning western views of the Flamingo golf course. Upgraded granite countertops in the kitchen and bathrooms add a touch of elegance, while custom cabinets and a pantry provide ample storage in the well-appointed kitchen. The primary suite is a peaceful retreat, featuring a sitting area with serene golf course views, a spacious closet, and an en-suite bathroom with dual sinks and a shower. The guest bedroom and bathroom are equally inviting, with a tub-shower combination and generous closet space. Additional highlights include wood flooring in the great room, a convenient laundry area, and a detached carport located in front of the unit. This furnished, turnkey property is move-in ready and offers the flexibility of no HOA or mandatory club fees. For those seeking additional amenities, membership to the Players Club & Spa is available. Hidden Sanctuary Village boasts a clubhouse, a large community pool with a spa area, and a tennis court, providing plenty of op-portunities for relaxation and recreation. Golf enthusiasts will appreciate access to two public golf courses, while food lovers can enjoy nearby dining op-tions such as Sam Snead's Grill, Carrabba's, Outback Steakhouse, and Texas Roadhouse. Everyday conveniences like Publix, Fresh Market, Starbucks, and Dunkin' Donuts are just minutes away. Plus, the pristine beaches of Naples and Marco Island, as well as the vibrant shopping and dining of 5th Avenue, are all within a 10 to 15-mile radius. This property offers a perfect blend of comfort, convenience, and lifestyle in the heart of Lely Resort.

16. 2026-04-27
    listed $315,000 Active

    Show marketing remark (1829 chars)

    Discover exceptional value in this two-bedroom, two-bath condominium located in Hidden Sanctuary within the sprawling 3,000-acre Lely Resort. This second-floor residence offers a thoughtfully designed great room layout with vaulted ceilings and stunning western views of the Flamingo golf course. Upgraded granite countertops in the kitchen and bathrooms add a touch of elegance, while custom cabinets and a pantry provide ample storage in the well-appointed kitchen. The primary suite is a peaceful retreat, featuring a sitting area with serene golf course views, a spacious closet, and an en-suite bathroom with dual sinks and a shower. The guest bedroom and bathroom are equally inviting, with a tub-shower combination and generous closet space. Additional highlights include wood flooring in the great room, a convenient laundry area, and a detached carport located in front of the unit. This furnished, turnkey property is move-in ready and offers the flexibility of no HOA or mandatory club fees. For those seeking additional amenities, membership to the Players Club & Spa is available. Hidden Sanctuary Village boasts a clubhouse, a large community pool with a spa area, and a tennis court, providing plenty of op-portunities for relaxation and recreation. Golf enthusiasts will appreciate access to two public golf courses, while food lovers can enjoy nearby dining op-tions such as Sam Snead's Grill, Carrabba's, Outback Steakhouse, and Texas Roadhouse. Everyday conveniences like Publix, Fresh Market, Starbucks, and Dunkin' Donuts are just minutes away. Plus, the pristine beaches of Naples and Marco Island, as well as the vibrant shopping and dining of 5th Avenue, are all within a 10 to 15-mile radius. This property offers a perfect blend of comfort, convenience, and lifestyle in the heart of Lely Resort.

17. 2015-07-16
    soldstatus $171,000
18. 2015-07-09
    price $171,000 801-char remark

    Show marketing remark (801 chars)

    Beautiful golf course view from this 2nd floor Lely Resort condo. Original owner has upgraded this lovely 2b2b condo with granite counter tops in kitchen & baths. Beautiful custom cabinets. Condo shows like a model, with gorgeous décor. Bright and ready to move in. Two large bedrooms with generous bath with large closets, walk in shower, twin sinks and a private entrance to the screened lanai. Ceilings are vaulted. Lanai faces west and is large enough to entertain while toasting the sunset over Flamingo golf course. The community pool is one of Lely Resorts largest with spa, clubhouse, tennis court & basketball court. Pool was just resurfaced and has new chairs & umbrellas. The Players Club & Spa is optional for the new buyer. Must see before this is gone too.

19. 2015-07-08
    soldstatus $171,000 Sold 801-char remark

    Show marketing remark (801 chars)

    Beautiful golf course view from this 2nd floor Lely Resort condo. Original owner has upgraded this lovely 2b2b condo with granite counter tops in kitchen & baths. Beautiful custom cabinets. Condo shows like a model, with gorgeous décor. Bright and ready to move in. Two large bedrooms with generous bath with large closets, walk in shower, twin sinks and a private entrance to the screened lanai. Ceilings are vaulted. Lanai faces west and is large enough to entertain while toasting the sunset over Flamingo golf course. The community pool is one of Lely Resorts largest with spa, clubhouse, tennis court & basketball court. Pool was just resurfaced and has new chairs & umbrellas. The Players Club & Spa is optional for the new buyer. Must see before this is gone too.

20. 2015-05-16
    price $179,000 801-char remark

    Show marketing remark (801 chars)

    Beautiful golf course view from this 2nd floor Lely Resort condo. Original owner has upgraded this lovely 2b2b condo with granite counter tops in kitchen & baths. Beautiful custom cabinets. Condo shows like a model, with gorgeous décor. Bright and ready to move in. Two large bedrooms with generous bath with large closets, walk in shower, twin sinks and a private entrance to the screened lanai. Ceilings are vaulted. Lanai faces west and is large enough to entertain while toasting the sunset over Flamingo golf course. The community pool is one of Lely Resorts largest with spa, clubhouse, tennis court & basketball court. Pool was just resurfaced and has new chairs & umbrellas. The Players Club & Spa is optional for the new buyer. Must see before this is gone too.

21. 2015-05-16
    historical 801-char remark

    Show marketing remark (801 chars)

    Beautiful golf course view from this 2nd floor Lely Resort condo. Original owner has upgraded this lovely 2b2b condo with granite counter tops in kitchen & baths. Beautiful custom cabinets. Condo shows like a model, with gorgeous décor. Bright and ready to move in. Two large bedrooms with generous bath with large closets, walk in shower, twin sinks and a private entrance to the screened lanai. Ceilings are vaulted. Lanai faces west and is large enough to entertain while toasting the sunset over Flamingo golf course. The community pool is one of Lely Resorts largest with spa, clubhouse, tennis court & basketball court. Pool was just resurfaced and has new chairs & umbrellas. The Players Club & Spa is optional for the new buyer. Must see before this is gone too.

22. 2015-05-08
    listed $179,000 Active 801-char remark

    Show marketing remark (801 chars)

    Beautiful golf course view from this 2nd floor Lely Resort condo. Original owner has upgraded this lovely 2b2b condo with granite counter tops in kitchen & baths. Beautiful custom cabinets. Condo shows like a model, with gorgeous décor. Bright and ready to move in. Two large bedrooms with generous bath with large closets, walk in shower, twin sinks and a private entrance to the screened lanai. Ceilings are vaulted. Lanai faces west and is large enough to entertain while toasting the sunset over Flamingo golf course. The community pool is one of Lely Resorts largest with spa, clubhouse, tennis court & basketball court. Pool was just resurfaced and has new chairs & umbrellas. The Players Club & Spa is optional for the new buyer. Must see before this is gone too.

23. 2015-05-08
    listed $179,000

    Show marketing remark (801 chars)

    Beautiful golf course view from this 2nd floor Lely Resort condo. Original owner has upgraded this lovely 2b2b condo with granite counter tops in kitchen & baths. Beautiful custom cabinets. Condo shows like a model, with gorgeous décor. Bright and ready to move in. Two large bedrooms with generous bath with large closets, walk in shower, twin sinks and a private entrance to the screened lanai. Ceilings are vaulted. Lanai faces west and is large enough to entertain while toasting the sunset over Flamingo golf course. The community pool is one of Lely Resorts largest with spa, clubhouse, tennis court & basketball court. Pool was just resurfaced and has new chairs & umbrellas. The Players Club & Spa is optional for the new buyer. Must see before this is gone too.

ⓘ 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: $3,581 · $298/mo
• Projected year-2 tax: $3,581 · $298/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 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,543
• − Mortgage interest: −$17,645
• − Property taxes: −$3,581
• − Insurance: −$2,372
• − Repairs & maintenance: −$4,603
• − Management: −$4,603
• − HOA: −$7,200
• − Depreciation: −$9,164
• Taxable income: $8,374
• Est. tax owed @ 24.0%: −$2,010
• After-tax cash flow: $10,473/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 Resort

• Score: 61/100
• State rank: #786
• US rank: #17981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lely Resort, 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

+76.0% since first listed

9 events — show timeline

• 2026-04-27 Listed $315,000 NAPLESMLS
• 2026-04-27 Listed $315,000 MIML
• 2015-07-16 Sold (Public Records) $171,000 Public Records
• 2015-07-09 Price Changed $171,000 NAPLESMLS
• 2015-07-08 Sold (MLS) $171,000 NAPLESMLS
• 2015-05-16 Listing Removed — NAPLESMLS
• 2015-05-16 Price Changed $179,000 NAPLESMLS
• 2015-05-08 Listed $179,000 NAPLESMLS
• 2015-05-08 Listed $179,000 MIML

Property tax history

+9.3%/yr

Latest (2025): $3,581 · +10.5% YoY. Source: county tax records.