10710 Ravenna Way #305 · Fort Myers, FL 33913

$274,000

2 bd · 2.0 ba · 1,283 sqft · Condo public records · 138 Days on market

Built 2003 $991/mo HOA · 23% 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 +22.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 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

An expansive rare waterfront "Santa Cruz" 2BR, 2BA condo convenient to Town Center and Golf Club at Pelican Preserve overlooking golf course and huge waterviews from 3rd floor! Exceptionally well maintained home in elevator access building with upgraded lighting, flooring & 2-sided large screened lanai with southerly exposure. Flexible split bedroom floor plan, open concept main living area and expansive front foyer entry! Amenity rich golf cart friendly community incl many pools, fitness center/spa, restaurants, outdoor ampitheater, movie theater, bocce, tennis/pickleball, 38-acre boardwalk preserve, lakeside beach & pier, craft woodworking/art/sewing studios & many clubs! Convenient to I-75, SWFL Reg Airport, Spring Training baseball, shopping, medical & so much more! Seasonally occupied thru April 30, 2024. A great opportunity for SWFL lifestyle!

Key facts

• Waterfront views
• Quartz countertops
• New white kitchen

Tags

• WATERFRONT VIEWS
• UPDATED CHEFS KITCHEN
• LARGE SCREENED LANAI
• NEW WHITE KITCHEN
• STAINLESS APPLIANCES
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Community contains a large number of units
• Financial info: Maximum of 2 pets allowed (conditional; call for details)
• HOA & community: Part of an association with many community amenities; Quarterly association fee; Association covers management, cable TV, insurance, internet, irrigation water, legal/accounting, grounds maintenance, pest control, recreation facilities, reserve fund, road maintenance, street lights, security, trash and water; Community amenities include beach rights, clubhouse, pool and spa/hot tub, fitness center, tennis and pickleball courts, basketball, bocce, park, picnic/barbecue areas, dog park, restaurant, library, media room, hobby room, storage, sidewalks and management; Elevator and golf available in the community; Senior community

Exterior

• Parking: Assigned parking; Guest parking; Detached carport (1 space, covered)
• Security: Gated community with guard; Security gate; Smoke detectors
• Utilities: Public water; Public sewer; Cable available; High-speed internet available; Irrigation with reclaimed water
• Home design: Single-story; Entry level: 3; Resale property; Faces north
• Construction: Block, concrete and stucco construction; Tile roof; Appraiser-sourced lot information
• Exterior features: Lanai; Porch; Screened porch; Shutters (exterior, electric); Pond on lot; Paved road access; South exposure; Waterfront on a lake; Has a view

Interior

• Kitchen: Range; Microwave; Dishwasher; Garbage disposal; Freezer; Refrigerator; Pantry; Breakfast bar; Eat-in kitchen
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Breakfast bar; Built-in features; Coffered ceilings; Entrance foyer; Eat-in kitchen; Open living/dining area; Pantry; Separate shower (shower only); Cable TV available; High-speed internet available; Split bedroom layout; Single-hung windows; Window shutters; Furnished
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $274k.

Deal economics

• At list price, monthly cash flow is $30 ($359/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $274k).
• Recommended offer: $241k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 $4,371/mo this rent would consume 48% 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 $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 138 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 23% of rent.
• 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→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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: 1.60% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 5.2

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: -20.6%
• Equity multiple: 0.31×
• Total profit: $-52,757
• Equity at exit: $40,854

10-year hold

• IRR: -31.2%
• Equity multiple: -0.09×
• Total profit: $-83,274
• Equity at exit: $23,691

Cash invested: $76,720 (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: 5.2×

Monthly cashflow live

• Estimated rent: $4,371 high
• Mortgage (P&I): −$1,437
• Tax from tax record: −$455 /mo · $5,455/yr
• Insurance: −$114
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$991
• Vacancy / Maint / Mgmt: −$918
• Net cashflow: $30

Break-even live

Break-even rent $4,333

Max offer price $274,000

Occupancy floor 94%

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: $68,500
• Closing costs: $8,220
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10720 Ravenna Way #104 Fort Myers, FL	2.0	2.0	1251	$5,000	$4.00	23d	1	0.05mi
10700 Ravenna Way Fort Myers, FL	2.0	2.0	1251	$3,488	$2.79	23d	2	0.06mi
10530 Amiata Way #103 Fort Myers, FL	2.0	2.0	1248	$2,200	$1.76	23d	1	0.36mi
10510 Amiata Way #302 Fort Myers, FL	2.0	2.0	1245	$4,900	$3.94	23d	1	0.45mi
9232 Aviano Dr Unit Amazing Aviano Fort Myers, FL	3.0	2.0	1772	$5,500	$3.10	23d	1	0.46mi
9217 Aviano Dr Fort Myers, FL	2.0	2.0	1227	$2,500	$2.04	11d	1	0.49mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	14d	1	0.51mi
9209 Aviano Dr Fort Myers, FL	2.0	2.0	1355	$5,600	$4.13	13d	1	0.51mi
10428 Materita Dr Fort Myers, FL	2.0	2.0	1568	$6,250	$3.99	23d	1	0.54mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	23d	1	0.67mi
10518 Avila Cir Fort Myers, FL	2.0	2.0	1466	$6,500	$4.43	3d	1	0.67mi
10514 Bella Vista Dr Fort Myers, FL	3.0	2.0	1823	$6,500	$3.57	23d	1	0.68mi
10700 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$3,500	$2.85	23d	1	0.68mi
10702 Cetrella Dr Fort Myers, FL	2.0	2.0	1347	$5,500	$4.08	23d	1	0.69mi
10714 Cetrella Dr Fort Myers, FL	2.0	2.0	1227	$5,500	$4.48	23d	1	0.73mi
10351 Whispering Palms Dr #105 Fort Myers, FL	3.0	2.0	1724	$2,500	$1.45	23d	1	0.78mi
10730 Cetrella Dr Fort Myers, FL	3.0	2.0	1558	$6,900	$4.43	23d	1	0.78mi
9918 Horse Creek Rd Fort Myers, FL	3.0	2.0	1510	$2,200	$1.46	23d	1	0.83mi
10800 Colonial Gateway Dr Fort Myers, FL	1.0–3.0	1.0–2.0	1028	$1,956	$1.90	1d	106	0.86mi
11041 Iron Horse Way Fort Myers, FL	2.0	2.0	1692	$4,000	$2.36	23d	1	0.90mi
9582 Hemingway Ln #3402 Fort Myers, FL	2.0	2.0	1382	$5,500	$3.98	23d	1	0.97mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	14d	1	0.97mi
9582 Hemingway Ln #3403 Fort Myers, FL	2.0	2.0	1385	$5,400	$3.90	23d	1	0.97mi
10602 Camarelle Cir Fort Myers, FL	2.0	2.0	1690	$5,500	$3.25	23d	1	1.03mi
10020 Horse Creek Rd Fort Myers, FL	2.0	2.0	1692	$2,500	$1.48	23d	1	1.14mi
10018 Oakhurst Way Fort Myers, FL	3.0	2.0	1512	$2,975	$1.97	23d	1	1.14mi
10700 Palazzo Way #201 Fort Myers, FL	2.0	2.0	1390	$5,000	$3.60	21d	1	1.15mi
10025 Oakhurst Way Fort Myers, FL	2.0	2.0	1504	$7,100	$4.72	23d	1	1.15mi
11033 Mill Creek Way #202 Fort Myers, FL	2.0	2.0	1379	$5,400	$3.92	23d	1	1.17mi
10111 Colonial Country Club Blvd #2308 Fort Myers, FL	2.0	2.0	1309	$2,000	$1.53	11d	1	1.18mi
10520 Casella Way #101 Fort Myers, FL	3.0	2.0	1722	$7,000	$4.07	23d	1	1.19mi
10092 Oakhurst Way Fort Myers, FL	2.0	2.0	1505	$6,700	$4.45	18d	1	1.20mi
11029 Mill Creek Way #405 Fort Myers, FL	2.0	2.0	1749	$2,500	$1.43	23d	1	1.21mi
9639 Hemingway Ln #3505 Fort Myers, FL	2.0	2.0	1234	$4,800	$3.89	23d	1	1.21mi
10711 Palazzo Way Unit 203 Fort Myers, FL	2.0	2.0	1257	$5,300	$4.22	21d	1	1.22mi
10711 Palazzo Way Fort Myers, FL	2.0	2.0	1257	$3,900	$3.10	15d	2	1.22mi
10053 Majestic Ave Fort Myers, FL	2.0	2.0	1692	$7,400	$4.37	23d	1	1.22mi
9460 Ivy Brook Run #710 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	11d	1	1.22mi
10112 Colonial Country Club Blvd #209 Fort Myers, FL	2.0	2.0	1530	$5,000	$3.27	23d	1	1.23mi
9440 Ivy Brook Run #509 Fort Myers, FL	3.0	2.5	1220	$1,500	$1.23	3d	1	1.24mi

HOA detail condo

• Monthly dues: $991 · $11,892/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-17
   days on market $274,000 Active 138 DOM
2. 2026-06-16
   days on market $274,000 Active 137 DOM
3. 2026-06-15
   days on market $274,000 Active 136 DOM
4. 2026-06-13
   days on market $274,000 Active 134 DOM
5. 2026-06-10
   days on market $274,000 Active 131 DOM
6. 2026-06-09
   days on market $274,000 Active 130 DOM
7. 2026-06-07
   days on market $274,000 Active 128 DOM
8. 2026-06-02
   days on market $274,000 Active 123 DOM
9. 2026-06-01
   days on market $274,000 Active 122 DOM
10. 2026-06-01
    days on market $274,000 Active 121 DOM
11. 2026-05-22
    price $274,000
12. 2026-03-27
    status Active
13. 2026-03-19
    status Pending
14. 2026-02-12
    price $289,900
15. 2026-01-22
    listed $299,000 Active
16. 2024-05-07
    soldstatus $324,000 Closed 895-char remark

    Show marketing remark (1030 chars)

    A wonderful opportunity for a wide waterfront home & expansive views on 3rd floor of elevator access building for Santa Cruz split bedroom floor plan in Ravenna at Pelican Preserve! Ceramic tile & laminate hardwood floors thruout, open concept floor plan w/2-sided screened lanai & so much to do in this nationally ranked +55 community! Optional social & full golf memberships for 27-hole golf course complete w/workout room & 2 pubs/formal dining restaurant! Assn dues incl Town Center rich amenities of nature boardwalk preserve, card/billiard rooms, sewing, woodworking & art studios, fitness center/gym & spa services, 3 pools (incl indoor pool w/exercises track), pickleball, tennis, sports fields, bocce, lawn bowling, bark parks, sandy beach & pier, poolside restaurant/bar, on-site indoor dining, movie theater, outdoor event pavillion, community center w/book swap, business center, meeting rooms, outdoor patio & daily coffee service too! Home is furnished, ready for SWFL lifestyle!

17. 2024-05-07
    soldstatus $324,000 Sold 1030-char remark

    Show marketing remark (1030 chars)

    A wonderful opportunity for a wide waterfront home & expansive views on 3rd floor of elevator access building for Santa Cruz split bedroom floor plan in Ravenna at Pelican Preserve! Ceramic tile & laminate hardwood floors thruout, open concept floor plan w/2-sided screened lanai & so much to do in this nationally ranked +55 community! Optional social & full golf memberships for 27-hole golf course complete w/workout room & 2 pubs/formal dining restaurant! Assn dues incl Town Center rich amenities of nature boardwalk preserve, card/billiard rooms, sewing, woodworking & art studios, fitness center/gym & spa services, 3 pools (incl indoor pool w/exercises track), pickleball, tennis, sports fields, bocce, lawn bowling, bark parks, sandy beach & pier, poolside restaurant/bar, on-site indoor dining, movie theater, outdoor event pavillion, community center w/book swap, business center, meeting rooms, outdoor patio & daily coffee service too! Home is furnished, ready for SWFL lifestyle!

18. 2024-03-11
    status Under Agreement 1030-char remark

    Show marketing remark (895 chars)

    An expansive rare waterfront "Santa Cruz" 2BR, 2BA condo convenient to Town Center and Golf Club at Pelican Preserve overlooking golf course and huge waterviews from 3rd floor! Exceptionally well maintained home in elevator access building with upgraded lighting, flooring & 2-sided large screened lanai with southerly exposure. Flexible split bedroom floor plan, open concept main living area and expansive front foyer entry! Amenity rich golf cart friendly community incl many pools, fitness center/spa, restaurants, outdoor ampitheater, movie theater, bocce, tennis/pickleball, 38-acre boardwalk preserve, lakeside beach & pier, craft woodworking/art/sewing studios & many clubs! Convenient to I-75, SWFL Reg Airport, Spring Training baseball, shopping, medical & so much more! Seasonally occupied thru April 30, 2024. A great opportunity for SWFL lifestyle!

19. 2024-03-11
    status Pending 895-char remark

    Show marketing remark (895 chars)

    An expansive rare waterfront "Santa Cruz" 2BR, 2BA condo convenient to Town Center and Golf Club at Pelican Preserve overlooking golf course and huge waterviews from 3rd floor! Exceptionally well maintained home in elevator access building with upgraded lighting, flooring & 2-sided large screened lanai with southerly exposure. Flexible split bedroom floor plan, open concept main living area and expansive front foyer entry! Amenity rich golf cart friendly community incl many pools, fitness center/spa, restaurants, outdoor ampitheater, movie theater, bocce, tennis/pickleball, 38-acre boardwalk preserve, lakeside beach & pier, craft woodworking/art/sewing studios & many clubs! Convenient to I-75, SWFL Reg Airport, Spring Training baseball, shopping, medical & so much more! Seasonally occupied thru April 30, 2024. A great opportunity for SWFL lifestyle!

20. 2024-02-06
    listed $339,900 New 1030-char remark

    Show marketing remark (1030 chars)

    A wonderful opportunity for a wide waterfront home & expansive views on 3rd floor of elevator access building for Santa Cruz split bedroom floor plan in Ravenna at Pelican Preserve! Ceramic tile & laminate hardwood floors thruout, open concept floor plan w/2-sided screened lanai & so much to do in this nationally ranked +55 community! Optional social & full golf memberships for 27-hole golf course complete w/workout room & 2 pubs/formal dining restaurant! Assn dues incl Town Center rich amenities of nature boardwalk preserve, card/billiard rooms, sewing, woodworking & art studios, fitness center/gym & spa services, 3 pools (incl indoor pool w/exercises track), pickleball, tennis, sports fields, bocce, lawn bowling, bark parks, sandy beach & pier, poolside restaurant/bar, on-site indoor dining, movie theater, outdoor event pavillion, community center w/book swap, business center, meeting rooms, outdoor patio & daily coffee service too! Home is furnished, ready for SWFL lifestyle!

21. 2024-01-30
    listed $339,900 Active 895-char remark

    Show marketing remark (895 chars)

    An expansive rare waterfront "Santa Cruz" 2BR, 2BA condo convenient to Town Center and Golf Club at Pelican Preserve overlooking golf course and huge waterviews from 3rd floor! Exceptionally well maintained home in elevator access building with upgraded lighting, flooring & 2-sided large screened lanai with southerly exposure. Flexible split bedroom floor plan, open concept main living area and expansive front foyer entry! Amenity rich golf cart friendly community incl many pools, fitness center/spa, restaurants, outdoor ampitheater, movie theater, bocce, tennis/pickleball, 38-acre boardwalk preserve, lakeside beach & pier, craft woodworking/art/sewing studios & many clubs! Convenient to I-75, SWFL Reg Airport, Spring Training baseball, shopping, medical & so much more! Seasonally occupied thru April 30, 2024. A great opportunity for SWFL lifestyle!

22. 2024-01-26
    historical
23. 2023-12-06
    historical $2,800
24. 2023-10-20
    price $329,000
25. 2023-10-20
    status Active
26. 2023-08-22
    historical
27. 2023-08-17
    listed $2,800
28. 2023-08-13
    historical $2,800
29. 2023-07-25
    price $2,800
30. 2023-06-30
    price $339,000
31. 2023-05-30
    listed $347,500 Active
32. 2022-03-24
    soldstatus $302,500 Closed
33. 2022-03-24
    soldstatus $302,500
34. 2022-03-15
    status Pending
35. 2022-03-15
    status Active
36. 2022-03-08
    status Pending
37. 2022-03-04
    listed $290,000 Active
38. 2009-09-28
    soldstatus $94,000
39. 2009-09-25
    soldstatus $94,000
40. 2009-08-04
    historical
41. 2009-08-04
    price $95,000
42. 2008-07-22
    listed $94,000
43. 2004-03-30
    soldstatus $165,038
44. 2004-01-30
    price $175,038

ⓘ 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: $5,455 · $455/mo
• Projected year-2 tax: $5,455 · $455/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 · 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: $52,453
• − Mortgage interest: −$15,348
• − Property taxes: −$5,455
• − Insurance: −$6,488
• − Repairs & maintenance: −$4,196
• − Management: −$4,196
• − HOA: −$11,892
• − Depreciation: −$7,971
• Taxable loss: −$3,094
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $1,102/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

+56.5% since first listed

34 events — show timeline

• 2026-05-22 Price Changed $274,000 FORTMLS
• 2026-03-27 Relisted — FORTMLS
• 2026-03-19 Pending — FORTMLS
• 2026-02-12 Price Changed $289,900 FORTMLS
• 2026-01-22 Listed $299,000 FORTMLS
• 2024-05-07 Sold (MLS) $324,000 MLS PIN
• 2024-05-07 Sold (MLS) $324,000 FORTMLS
• 2024-03-11 Pending — MLS PIN
• 2024-03-11 Pending — FORTMLS
• 2024-02-06 Listed $339,900 MLS PIN
• 2024-01-30 Listed $339,900 FORTMLS
• 2024-01-26 Listing Removed — NAPLESMLS
• 2023-12-06 Rental Removed $2,800 TURBOTENANT
• 2023-10-20 Price Changed $329,000 NAPLESMLS
• 2023-10-20 Relisted — NAPLESMLS
• 2023-08-22 Listing Removed — NAPLESMLS
• 2023-08-17 Listed for Rent $2,800 TURBOTENANT
• 2023-08-13 Rental Removed $2,800 TURBOTENANT
• 2023-07-25 Price Changed $2,800 TURBOTENANT
• 2023-06-30 Price Changed $339,000 NAPLESMLS
• 2023-05-30 Listed $347,500 NAPLESMLS
• 2022-03-24 Sold (Public Records) $302,500 Public Records
• 2022-03-24 Sold (MLS) $302,500 FORTMLS
• 2022-03-15 Pending — FORTMLS
• 2022-03-15 Relisted — FORTMLS
• 2022-03-08 Pending — FORTMLS
• 2022-03-04 Listed $290,000 FORTMLS
• 2009-09-28 Sold (Public Records) $94,000 Public Records
• 2009-09-25 Sold (MLS) $94,000 FORTMLS
• 2009-08-04 Price Changed $95,000 FORTMLS
• 2009-08-04 Listing Removed — FORTMLS
• 2008-07-22 Listed $94,000 FORTMLS
• 2004-03-30 Sold (MLS) $165,038 FORTMLS
• 2004-01-30 Price Changed $175,038 FORTMLS

Property tax history

+8.0%/yr

Latest (2025): $5,455 · -8.2% YoY. Source: county tax records.