Briarcliff Plan · North Fort Myers, FL 33917

$214,999

3 bd · 2.5 ba · 1,392 sqft · Townhouse · 291 Days on market

Excellent condition Garage

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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 +9.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Designed to maximize comfort and grant ease of living, this new townhome features two stories of versatile space. On the first floor is an open-concept kitchen that melds into an intimate dining area and a welcoming Great Room. It extends further out into a patio perfect for relaxing moments in the fresh air. Upstairs is the tranquil owner's suite with an attached bathroom and walk-in closet, while two secondary bedrooms are situated at the opposite end of the home for enhanced privacy.

Key facts

• Low hoa fees
• Close to shops
• New townhomes

Tags

• NEW TOWNHOMES
• LOW HOA FEES
• CLOSE TO SHOPS
• CLOSE TO ENTERTAINMENT

🏗️ New construction. The $214,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $259,737.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (4.3% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% vs local median 3.7% in North 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 74/100 on livability (#269 in FL, #4,409 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Diplomat Elementary School (math 67% / reading 60%, grade B, #564 of 2,144 statewide, top 27%, 1,069 students, 56% FRL); Mariner Middle School (math 50% / reading 47%, grade C-, #274 of 571 statewide, top 50%, 1,001 students, 53% FRL); Ida S. Baker High School (math 44% / reading 47%, grade D-, #223 of 667 statewide, top 34%, 1,933 students, 39% FRL).
• Market conditions: Rents rising (+2.6%/yr); 1360 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 79d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 45% of the median local income ($55k/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 $2k of loan paydown is wiped out by about $8k 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 291 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $189,199 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $259,737
• List price: $214,999
• Delta: -17.22%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4245 Caterina Ct	0.33mi	3/2.5	1,347 (-3%)	1mo	$199,000	$148	78
3718 Sabal Springs Blvd	0.84mi	2/2.0 (-1)	1,358 (-2%)	1mo	$307,000	$226	53
7993 Ebson Dr	0.99mi	3/2.0	1,500 (+8%)	1mo	$210,000	$140	50
3969 Pomodoro Cir #201	1.40mi	2/2.0 (-1)	1,469 (+6%)	1mo	$170,000	$116	48
3464 Sabal Springs Blvd	0.50mi	2/2.0 (-1)	1,607 (+15%)	0mo	$324,000	$202	44
3474 Clubview Dr	0.83mi	2/2.0 (-1)	1,503 (+8%)	1mo	$334,000	$222	44
694 Dream Ln	1.32mi	3/2.0	1,584 (+14%)	1mo	$65,000	$41	39
8269 Penny Dr	0.81mi	3/2.0	1,679 (+21%)	1mo	$145,000	$86	37
836 Peaceful Dr	1.30mi	2/2.0 (-1)	1,170 (-16%)	0mo	$110,000	$94	33
3144 Indian Village Ln	0.97mi	2/2.0 (-1)	1,162 (-16%)	1mo	$107,500	$93	32
2785 Wedgewood Dr	1.05mi	2/2.0 (-1)	1,152 (-17%)	1mo	$135,000	$117	32
3073 Longview Ln	0.96mi	2/2.0 (-1)	1,152 (-17%)	2mo	$125,000	$109	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.63% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.26×
• Total profit: $-53,662
• Equity at exit: $38,728

10-year hold

• IRR: -15.8%
• Equity multiple: 0.12×
• Total profit: $-63,670
• Equity at exit: $22,457

Cash invested: $72,726 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 2 under contract
• Months of supply: 28.0 mo (4%/mo absorbed)
• Median asking: $219,894 ($162/sqft)
• Median days on market: 28 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +14.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 33917

• Home prices YoY: -30.2%
• Rents YoY: 2.6%
• Active inventory: 1360
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$1,362
• Tax est. 1.5%: −$325 /mo · $3,896/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-170

Break-even live

Break-even rent $2,272

Max offer price $235,104

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-80	+0% $-170	+5% $-260	+10% $-350
Rent	-10% $-333	-5% $-251	+0% $-170	+5% $-89	+10% $-8
Rate	-1.0pp $-39	-0.5pp $-104	base $-170	+0.5pp $-238	+1.0pp $-306

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: $64,934
• Closing costs: $7,792
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17255 Monte Isola Way North Fort Myers, FL	3.0	2.0	1347	$1,900	$1.41	65d	1	0.03mi
17531 Monte Isola Way North Fort Myers, FL	3.0	2.0	1450	$2,000	$1.38	9d	1	0.05mi
17711 Paradiso Way Unit 17711 North Fort Myers, FL	4.0	2.0	1812	$2,100	$1.16	6d	1	0.18mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,999	$1.29	119d	1	0.20mi
17616 Paradiso Way Unit 17616 North Fort Myers, FL	4.0	2.0	1817	$2,200	$1.21	9d	1	0.20mi
17669 Paradiso Way North Fort Myers, FL	3.0	2.0	1551	$1,950	$1.26	9d	1	0.20mi
17633 Paradiso Way North Fort Myers, FL	3.0	2.0	1500	$1,750	$1.17	9d	1	0.20mi
17556 Monte Isola Way North Fort Myers, FL	3.0	2.0	1700	$1,950	$1.15	65d	1	0.20mi
17392 Monte Isola Way North Fort Myers, FL	4.0	2.5	1871	$2,299	$1.23	119d	1	0.20mi
4216 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1817	$1,950	$1.07	92d	1	0.23mi
17471 Monte Isola Way North Fort Myers, FL	3.0	2.5	1405	$1,850	$1.32	65d	1	0.24mi
4275 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	119d	1	0.24mi
4106 Granita Ct North Fort Myers, FL	4.0	2.5	1812	$2,300	$1.27	119d	1	0.24mi
4232 Villa Rapallo Way North Fort Myers, FL	4.0	2.0	1812	$1,900	$1.05	119d	1	0.25mi
4281 Canova Ct North Fort Myers, FL	3.0	2.5	1378	$1,700	$1.23	4d	1	0.25mi
17400 Monte Isola Way North Fort Myers, FL	3.0	2.0	1448	$1,875	$1.29	119d	1	0.25mi
4106 Lattuca Ln North Fort Myers, FL	4.0	2.5	1874	$2,200	$1.17	119d	1	0.29mi
4264 Cirella Ct North Fort Myers, FL	3.0	2.5	1442	$2,000	$1.39	107d	1	0.30mi
4276 Cirella Ct North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	119d	1	0.32mi
4215 Caterina Ct Unit 1 North Fort Myers, FL	3.0	2.5	1347	$1,600	$1.19	7d	1	0.33mi
4215 Caterina Ct North Fort Myers, FL	3.0	2.5	1442	$1,600	$1.11	9d	1	0.33mi
4208 Caterina Ct North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	110d	1	0.34mi
4243 Caterina Ct North Fort Myers, FL	3.0	2.5	1378	$1,600	$1.16	9d	1	0.35mi
4241 Caterina Ct North Fort Myers, FL	3.0	2.5	1529	$1,800	$1.18	74d	1	0.35mi
4228 Caterina Ct North Fort Myers, FL	3.0	2.5	1700	$1,850	$1.09	106d	1	0.36mi
4037 Villa Doria Ct North Fort Myers, FL	4.0	2.0	1812	$2,100	$1.16	9d	1	0.36mi
4106 San Felice Ln North Fort Myers, FL	4.0	2.5	1874	$2,400	$1.28	119d	1	0.39mi
17216 Cantu Ct North Fort Myers, FL	3.0	2.0	1340	$1,800	$1.34	9d	1	0.41mi
17530 Paradiso Way North Fort Myers, FL	3.0	2.5	1347	$1,700	$1.26	9d	1	0.41mi
17225 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	119d	1	0.41mi
17360 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,300	$1.26	3d	1	0.42mi
17525 Paradiso Way North Fort Myers, FL	3.0	2.5	1378	$1,800	$1.31	78d	1	0.42mi
17489 Monte Isola Way North Fort Myers, FL	3.0	2.5	1347	$1,800	$1.34	110d	1	0.43mi
17499 Monte Isola Way Unit 17499 North Fort Myers, FL	3.0	2.5	1405	$1,800	$1.28	109d	1	0.44mi
17245 Cantu Ct North Fort Myers, FL	3.0	2.0	1200	$2,000	$1.67	9d	1	0.45mi
17244 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,250	$1.23	7d	1	0.46mi
17244 Cantu Ct North Fort Myers, FL	4.0	2.0	1824	$2,200	$1.21	110d	1	0.46mi
4197 Camisa Ct North Fort Myers, FL	3.0	2.5	1347	$1,700	$1.26	9d	1	0.47mi
17920 Antherium Ln North Fort Myers, FL	2.0	2.0	1693	$2,400	$1.42	119d	1	0.48mi
535 Zebra Dr #535 North Fort Myers, FL	3.0	2.0	1352	$1,499	$1.11	110d	1	0.48mi

Property features AI

Finance

• Other: Address: 17782 Monte Isola Way, North Fort Myers FL 33917Status: Active
• Financial info: List price $214,999

Exterior

• Parking: 1 garage space (1 total parking)
• Home design: Single-family new construction plan (Briarcliff)
• Exterior features: Living area of 1392

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan named Briarcliff (new construction plan)

Listing history 50 events

1. 2026-09-23
   days on market $214,999 Active 291 DOM
2. 2026-09-22
   days on market $214,999 Active 290 DOM
3. 2026-09-21
   days on market $214,999 Active 289 DOM
4. 2026-09-17
   days on market $214,999 Active 285 DOM
5. 2026-09-13
   days on market $214,999 Active 281 DOM
6. 2026-09-13
   days on market $214,999 Active 280 DOM
7. 2026-09-11
   days on market $214,999 Active 279 DOM
8. 2026-09-05
   days on market $214,999 Active 273 DOM
9. 2026-09-04
   days on market $214,999 Active 272 DOM
10. 2026-08-31
    days on market $214,999 Active 268 DOM
11. 2026-08-28
    days on market $214,999 Active 265 DOM
12. 2026-08-26
    days on market $214,999 Active 263 DOM
13. 2026-08-24
    days on market $214,999 Active 261 DOM
14. 2026-08-23
    days on market $214,999 Active 260 DOM
15. 2026-08-21
    days on market $214,999 Active 258 DOM
16. 2026-08-20
    days on market $214,999 Active 257 DOM
17. 2026-08-19
    days on market $214,999 Active 256 DOM
18. 2026-08-18
    days on market $214,999 Active 255 DOM
19. 2026-08-16
    days on market $214,999 Active 253 DOM
20. 2026-08-15
    days on market $214,999 Active 252 DOM
21. 2026-08-13
    days on market $214,999 Active 250 DOM
22. 2026-08-09
    days on market $214,999 Active 246 DOM
23. 2026-08-06
    days on market $214,999 Active 243 DOM
24. 2026-08-05
    days on market $214,999 Active 242 DOM
25. 2026-07-26
    days on market $214,999 Active 232 DOM
26. 2026-07-24
    days on market $214,999 Active 230 DOM
27. 2026-07-23
    days on market $214,999 Active 229 DOM
28. 2026-07-22
    days on market $214,999 Active 228 DOM
29. 2026-07-21
    days on market $214,999 Active 227 DOM
30. 2026-07-18
    days on market $214,999 Active 224 DOM
31. 2026-07-18
    days on market $214,999 Active 223 DOM
32. 2026-07-16
    days on market $214,999 Active 222 DOM
33. 2026-07-15
    days on market $214,999 Active 221 DOM
34. 2026-07-13
    days on market $214,999 Active 219 DOM
35. 2026-07-13
    days on market $214,999 Active 218 DOM
36. 2026-07-12
    days on market $214,999 Active 217 DOM
37. 2026-07-10
    days on market $214,999 Active 216 DOM
38. 2026-07-10
    days on market $214,999 Active 215 DOM
39. 2026-07-07
    days on market $214,999 Active 213 DOM
40. 2026-07-06
    days on market $214,999 Active 212 DOM
41. 2026-07-05
    days on market $214,999 Active 211 DOM
42. 2026-07-02
    days on market $214,999 Active 208 DOM
43. 2026-07-01
    days on market $214,999 Active 207 DOM
44. 2026-06-30
    days on market $214,999 Active 206 DOM
45. 2026-06-29
    days on market $214,999 Active 205 DOM
46. 2026-06-28
    days on market $214,999 Active 204 DOM
47. 2026-06-25
    days on market $214,999 Active 200 DOM
48. 2026-06-22
    days on market $214,999 Active 197 DOM
49. 2026-06-17
    days on market $214,999 Active 193 DOM
50. 2026-06-16
    days on market $214,999 Active 192 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 30 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: $24,680
• − Mortgage interest: −$14,549
• − Property taxes: −$3,896
• − Insurance: −$1,299
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$7,556
• Taxable loss: −$6,569
• Est. tax savings @ 24.0%: +$1,577
• After-tax cash flow: $-466/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This well-maintained townhouse is move-in ready with excellent condition and high resale and rental potential.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Resale Updating the kitchen appliances — Modernizes the kitchen and attracts more buyers ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary North Fort Myers Academy For The Arts C FL #936/2,144 Nat'l #10,700/41,679 Middle Diplomat Middle School C FL #246/571 Nat'l #3,367/14,009 High Island Coast High School F FL #470/667 Nat'l #11,797/17,239

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

B Composite livability gradescore 74/100

Livability — North Fort Myers

• Score: 74/100
• State rank: #269
• US rank: #4409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Fort Myers, FL
• County: Lee County · 871,946 people
• City population: 57,035
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 33,380
• Household income: $55,000
• Rent vs Own: 16.3% rent · 83.7% own
• Severe rent burden: 35% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 7% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 3%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1% Russian/Polish/Slavic 1%

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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: ▼ -122.28%
• Current HPI: 282.2895
• Rent YoY: ▲ 2.63%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

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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

Property features AI

Finance

• Other: Address: 17782 Monte Isola Way, North Fort Myers FL 33917Status: Active
• Financial info: List price $214,999

Exterior

• Parking: 1 garage space (1 total parking)
• Home design: Single-family new construction plan (Briarcliff)
• Exterior features: Living area of 1392

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan named Briarcliff (new construction plan)